HomeMy WebLinkAbout1. Aspen Times and Hotel JeromeA PLANNED DEVELOPMENT DETAILED REVIEW
APPLICATION FOR THE
ASPEN TIMES AND HOTEL JEROME
PROPERTIES
Submitted by:
Iconic Properties - Jerome, LLC
c/o Friedkin Companies, Inc.
1375 Enclave Parkway
Houston, TX 77077
(713) 580-3651
JULY 25, 2016
Prepared by:
VANN ASSOCIATES, LLC
Planning Consultants
P.O. Box 4827
Basalt, CO 81621
(970) 925-6958
PROJECT CONSULTANTS
OWNERS REPRESENTATIVE
Chris Penney
NV5
P.O. Box 1071
Vail, CO 81658
(979) 471-6773
ARCHITECT
Sarah Broughton, AIA
Rowland + Broughton
234 East Hopkins Avenue
Aspen, Co 81611
(970) 544-9006
LANDSCAPE ARCHITECT
Richard Shaw
Design Workshop
120 East Main Street
Aspen, CO 81611
(970) 925-8354
CIVIL ENGINEER
Roger Neal, P.E.
High Country Engineering, Inc.
1517 Blake Avenue, #101
Glenwood Springs, CO 81601
(970) 945-8676
I
»AL1111ix:1
Sunny Vann
Vann Associates, LLC
P.O. Box 4827
Basalt, CO 81621
(970) 925-6958
ATTORNEY
Gideon Kaufman, Esq.
Kaufman, Dishler & McAllister, P. C.
315 East Hyman Avenue, Suite 305
Aspen, CO 81611
(970) 925-8166
SURVEYOR
Mark Beckler, L.S.
Sopris Engineering, LLC
502 Main Street, Suite A3
Carbondale, CO 81623
(970) 704-0311
Jason Jones
Board Certified Master Arborist
Aspen Tree Service, Inc.
Carbondale, CO 81623
(970) 963-3070
TABLE OF CONTENTS
Section
I. INTRODUCTION
II. PROJECT REVISIONS
III. PROJECT REVIEW APPROVAL CONDITIONS
IV. REVIEW REQUIREMENTS
A. Planned Development - Detailed Review
B. Final Major Development Plan Review
C. Final Commercial Design Review
APPENDIX
A. Exhibit 1, Pre -Application Conference
Summary
Exhibit 2, Title Insurance Commitment
Exhibit 3, Permission to Represent
Exhibit 4, Land Use Application Form
Exhibit 5, Dimensional Requirements
Form
Exhibit 6, Application Fee Agreement
Exhibit 7, Homeowner Association. Compliance
Form
Exhibit 8, List of Adjacent Property
Owners
Exhibit 9, Improvement Survey
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2
5
10
10
17
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TABLE OF CONTENTS
Section
rivailialff� .
Page
B. Exhibit 1, Rowland + Broughton Memorandum
Re: Architectural Revisions
Exhibit 2, Aspen Times/Hotel Jerome
Subdivision/PD Plan Set
Exhibit 3, Floor Area Calculations
Exhibit 4, Lodge Suite Floor Plan
Exhibit 5, High Country Letter Re: Civil
Engineering Revisions
C. Exhibit 1, City Council Ordinance No.1,
Series of 2016
Exhibit 2, Aspen Times/Hotel Jerome Subdivision/
PD Development Agreement
Exhibit 3, Exterior Lighting Plan Cutsheets
Exhibit 4, Construction Management Plan
Exhibit 5, Transportation Impact Analysis
Exhibit 6, Right -of -Way Vacation Plat
Exhibit 7, Subdivision Plat
Exhibit 8, Drainage Report
D. Exhibit 1, Tree Survey Report
Exhibit 2, Engineering Report
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INTRODUCTION
The following application requests Planned Development - Detailed Review
approval for the redevelopment of the former Aspen Times property, and various changes
to the existing Hotel Jerome (see Pre -Application Conference Summary, Exhibit 1,
Appendix A, attached hereto). The Aspen Times property and the Hotel Jerome are
located at 310 and 330 East Main Street, respectively. Final Major Development Plan
approval, Final Commercial Design Review approval, and vested rights status for all
approvals granted pursuant to this application and the prior Planned Development -
Project Review application, are also requested.
The application is submitted pursuant to Sections 26.412, 26.415 and 26.445 of
the Aspen Land Use Regulations (the "Regulations") by the owner of the property,
Iconic Properties - Jerome, LLC (hereinafter "Applicant"), a Delaware limited liability
company (see Title Insurance Commitment, Exhibit 2, Appendix A). Permission for
Vann Associates, LLC, Planning Consultants, to represent the Applicant is attached as
Exhibit 3, Appendix A. A land use application form; dimensional requirements form;
application fee agreement; homeowner association compliance form; and a list of
property owners located within three hundred feet of the project site are attached as
Exhibits 4, 5, 6, 7 and 8, respectively. An updated improvement survey of the two
properties is attached as Exhibit 9, Appendix A.
The application is divided into four sections. Section I provides a brief
introduction to the application while Section 11 discusses various revisions to the project
that have occurred since the receipt of Planned Development - Project Review approval.
Section III of the application addresses the proposed development's compliance with the
conditions of Project Review approval. Section IV addresses the project's compliance
with the Regulations' Planned Development - Detailed Review, Final Major Development
1
Plan, and Final Commercial Design Review criteria. For the reviewer's convenience,
all pertinent documents relating to the project (e.g., architectural plans and elevations,
development agreement, engineering reports, etc.) are provided in the appendices to the
application.
While the application is intended to address all relevant provisions of the Regula-
tions, and to provide sufficient information to enable a thorough evaluation of the
proposed development, questions may arise which require further information and/or
clarification. The Applicant will provide such additional information as may be required
in the course of the application's review.
II. PROJECT REVISIONS
Various minor revisions to the proposed development's architecture, dimensional
requirements, site plan, landscaping and civil engineering plans have occurred since the
receipt of Planned Development - Project Review approval. In general, these revisions
can be attributed to the development of more detailed floor plans and elevations; the
requirements of various building codes; site plan and landscaping refinements; and
discussions with the City's Engineering Department. The proposed development,
however, is essentially identical to that which received Project Review approval. No
revisions to the project's basic development program (i.e., the number of lodge units,
keys and bedrooms and its commercial net leasable area) are proposed.
The specific architectural revisions are summarized in the attached memorandum
from Rowland + Broughton (see Exhibit 1, Appendix B). The revisions referenced
therein are depicted on the Sheets A2.0 through A4.3 and Sheets A4.1 through A4.3 of
the Aspen Times/Hotel Jerome Subdivision/PD Plan Set (the "Subdivision/PD Plan Set")
which is attached Exhibit 2, Appendix B. The principal architectural changes include the
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provision of skylights on the western portion of the Aspen Times building's roof; a
folding wall system on the building's east elevation; and a green roof on the one-story
structural link between the Aspen Times building and the proposed addition. The
skylights and folding wall system are intended to enhance the functionality of the Aspen
Times building's internal commercial space. The green roof will improve the view from
the addition's upper level lodge suites.
Revisions to the dimensional requirements are limited to a minor increase in the
project's Gross Lot Area; minor revisions to the project's floor areas; and to an increase
in its Net Livable Area. Further analysis of the portion of the alley in Block 79 to be
vacated indicates that it contains 1,137 square feet as opposed to 1,120 square feet as
originally stated in the Project Review application. As a result, the proposed develop-
ment's corrected Gross Lot Area is 54,372 square feet as opposed to 54,355 square feet.
This change, however, has no effect on the project's floor area calculations as vacated
right-of-ways are excluded from the calculation of Net Lot Area for floor area purposes.
Updated floor area diagrams for the proposed development are provided on Sheets
AO. 3a and AO. 3b of the Subdivision/PD Plan Set. The associated floor area calculations,
including the pro -rata allocation of the buildings non -unit space, are attached as Exhibit
3, Appendix B. As Exhibit 2 indicates, the project's cumulative floor area has decreased
slightly from 123,149 square feet to 123,088 square feet. Its commercial floor area has
also decreased slightly and now totals 22,649 square feet as opposed to 22,833 square
feet. The project's lodge floor area has increased slightly from 100,316 square feet to
100,439 square feet. The revised floor areas are summarized in Table 1 on the following
page. No changes to the project's existing floor area calculations are proposed.
The proposed development's Net Livable Area has increased from 57,915 square
feet to 58,367 square feet. This increase is attributable to a recalculation of the Net
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Table 1
REVISED FLOOR AREAS
Aspen Times and Hotel Jerome
Project Review Detailed Review Floor Area Ratio'
Lodge 100,316 100,439 2.04:1
Aspen Times 94,807 94,807
Hotel Jerome 5,508 5,632
Commercial 22,833 22,649 0.46:1
Aspen Times 18,950 18,950
Hotel Jerome 3,883 3,699
Cumulative 123,149 123,088 2.50:1
Based on a Net Lot Area of 49,304 square feet which excludes the vacated alley
in Block 79.
Livable Area of the Aspen Times addition's two lodge suites. Further review of Section
26.710.140. D. 13. of the Regulations indicates that when units are comprised of lock -off
units, the Maximum Lodge Unit Size consists of the "... largest possible combination"
of units. As the attached floor plans illustrate (see Exhibit 4, Appendix B), each suite's
three bedrooms and living/kitchen/dining areas can be combined so as to permit its rental
as a single lodge unit. The suites internal circulation, however, was inadvertently
omitted from the calculation of their maximum size. As a result, the project's Maximum
Lodge Unit Size and Average Lodge Unit Size have also increased. The corrected
Maximum Lodge Units Size for the two suites is 2,090 square feet per suite as opposed
to 1,864 square feet. The corrected Average Lodge Unit Size is 572 square feet as
opposed to 568 square feet (58,367 Sq. Ft. - 102 Keys). No increase in the actual
physical size of the two suites, however, is proposed.
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Revisions to the proposed development's site plan and landscaping are limited to
minor revisions to the courtyard's landscaping and further refinement of the project's
Main Street and Mill Street streetscapes. These changes are depicted on the Site
Illustrative Plan and the Site Landscape Plan which are contained in the attached
Subdivision/PD Plan Set as Sheets Ll and L2. Please note that the Mill Street
streetscape incorporates the City's proposed Mill Street improvements which include a
widening of the sidewalk. The installation of additional street trees is also proposed on
both streetscapes. Revisions to the project's civil engineering plans are summarized in
the attached letter from High Country Engineering (see Exhibit 5, Appendix B), and are
depicted on Sheets C1 through C7 in the Subdivision/PD Plan Set.
Ill. PROJECT REVIEW APPROVAL CONDITIONS
Planned Development - Project Review approval for the proposed development
was granted subject to conditions by the City Council on June 8, 2016 pursuant to
Ordinance No. 1, Series of 2016 (see Exhibit 1, Appendix Q. The specific approval
conditions, and the Detailed Review application's compliance therewith, are summarized
as follows.
1. Section 1: Approvals
In addition to Planned Development - Project Review approval, Ordinance
No. 1 granted Subdivision; Conceptual Major Development, Conceptual Commercial
Design Review, Growth Management, and Demolition approvals for the proposed
development, and approved the partial vacation of the remaining alley in Block 79.
2. Section 3: Subsequent Reviews
This condition requires the submission of a Planned Development -
Detailed Review, Final Major Development Plan Review and Final Commercial Design
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Review application within one year of the receipt of Project Review approval. This
application complies with this requirement.
3. Section 3: Growth Management Allotments
The proposed development's commercial reconstruction credit and the
growth management allotment referenced in Section 3 of the Ordinance are memorialized
in Article III, Sections 3.2(a) and 3.2(b) of the draft Aspen Times/Hotel Jerome
Subdivision/PD Development Agreement (the "Agreement") which is attached as Exhibit
2, Appendix C.
4. Section 4: Affordable Housing Mitigation
As Section 4 of Ordinance No. 1 indicates, the proposed development does
not require the provision of affordable housing mitigation. This finding is memorialized
in Article III, Section 3.3 of the Agreement.
5. Section 5: Planned Development - Detailed Review
An Exterior Lighting Plan, Tree Protection and Removal Plan, and a Site
Landscape Plan are contained in the Subdivision/PD Plan Set as Sheets EL2.1, LO and
L2, respectively. Cutsheets for the Lighting Plan are attached hereto as Exhibit 3,
Appendix C. A draft Construction Management Plan and an updated Transportation
Impact Analysis reflecting the project's current development program are attached as
Exhibits 4 and 5, Appendix C, respectively.
6. Section 6: Right -of -Way Vacation Plat
A draft Right -of -Way Vacation Plat for the portion of the alley in Block
79 vacated pursuant to Ordinance No. 1 is attached as Exhibit 6, Appendix C. As noted
in Section II of this application, the area of the vacated alley has increased slightly from
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1,120 square feet, as originally stated in the Project Review application, to 1,137 square
feet. The Vacation Plat will be recorded concurrently with the Subdivision/PD Plan Set
and the Development Agreement within one hundred and eighty days of the Applicant's
receipt of Planned Development - Detailed Review, Final Major Development, and Final
Commercial Design Review approval.
7. Section 7: Subdivision/PD Plat and Agreement
A draft Subdivision Plat depicting the approved merger of the Aspen
Times and Hotel Jerome properties and the vacated alley is attached as Exhibit 7,
Appendix C. The various plans referenced in Section 7a. of Ordinance No. 1 are
contained in the attached Subdivision/PD Plan Set. As noted previously, a draft
Development Agreement is attached as Exhibit 2, Appendix C. The required Site
Protection and Site Enhancement Guarantees referenced in Section 7c. of the Ordinance
are addressed in Article V, Sections 5.1(a) and 5.1(b) of the Agreement. The
Performance Guarantees required pursuant to Section 7d. are addressed in Article V,
Section 5.2 of the Agreement.
8. Section 8: Engineering Department
The requirement that the proposed development comply with Title 21 of
the Municipal Code is addressed in Article III, Section 3.6 of the Agreement.
a) Section 8: Drainage. This condition is addressed in Article III,
Section 3.6(a) of the Agreement. A Grading and Drainage Plan is provided as Sheet C3
in the Subdivision/PD Plan Set, and a Drainage Report is attached hereto as Exhibit 8,
Appendix C. The required replacement of an existing stormwater drainage pipe at the
intersection of Mill Street and Bleeker Street is depicted on Sheet C3 of the Subdivi-
sion/PD Plan Set.
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b) Section 8: Snow Storage. This condition is addressed in Article
III, Section 3.6(b) of the Agreement. The proposed snow storage area is depicted on
Sheet C2 in the Subdivision/PD Plan Set.
c) Section 8: Sidewalk, Curb and Gutter. This condition is
addressed in Article III, Section 3.6(c) of the Agreement.
d) Section 8: Construction Management Plan. This condition is
addressed in Article III, Section 3.6(d) of the Agreement. As noted previously, a draft
Construction Management Plan is attached as Exhibit 4, Appendix C.
9. Section 9: Fire Mitigation
The requirement that the proposed development comply with all codes
adopted by the Aspen Fire Protection District is addressed in Article III, Section 3.12 of
the Agreement.
10. Section 10: Parks Department
The requirement that tree removal permits be obtained prior to issuance
of a building permit is addressed in Section 3.11(a) of the Agreement.
11. Section 11: Aspen Consolidated Sanitation District Requirements
The Aspen Consolidated Sanitation District's requirements are addressed
in Article III, Section 3.8 of the Agreement.
12. Section 12: Environmental Health Department
The requirement that the Applicant receive Special Review approval to
eliminate the required trash/recycle area for the proposed development Aspen Times
component prior to issuance of a building permit is addressed in Article III, Section 3.9
F
of the Agreement. Rowland + Broughton has met with Liz O'Connell at the City's
Environmental Health Department and has agreed to the following as a condition to the
elimination of the trash/recycle area.
i) The provision of a dedicated area for a compost/waste diversion
program in the Hotel Jerome's garage containing, at a minimum, a two cubic yard
dumpster;
ii) The provision of an interior pathway (to the extent site constraints
permit) to the compost/waste diversion area. This pathway is depicted on Sheet A1.3
in the Subdivision/PD Plan Set; and
iii) A commitment to the continuation of the voluntary compost/waste
diversion program previously implemented by the Hotel.
13. Section 13: Water/Utilities Department
The requirements of this condition are addressed in Article III, Section 3.7
of the Agreement. A Master Utility Plan is provided in the Subdivision/PD Plan Set as
Sheet C6.
14. Section 14: Outdoor Lighting and Signage
This condition is addressed in Article III, Section 3.13 of the Agreement.
An Exterior Lighting Plan is provided as Sheet EL2.1 in the Subdivision/PD Plan Set.
15. Section 15: Building Department
This condition is addressed in Article III, Section 3.5 of the Agreement.
16. Section 16: Commercial Uses
This condition is addressed in Article III, Section 3.4 of the Agreement.
The purpose of this condition is to allow all permitted commercial uses in the CC,
0
Commercial Core, Zone District to be considered "associated commercial uses" that may
be located within the basement and ground floors of the restored Aspen Times building
and the addition thereto.
20. Section 20: Material Representations
This condition is addressed in Section 3.15 of the Agreement.
IV. REVIEW REQUIREMENTS
A. Planned Development - Detailed Review
The Planned Development - Detailed Review standards, which are
contained in Section 26.445.070 of the Regulations, and the proposed development's
compliance therewith, are summarized below.
1. Compliance with Project Review Approval. The proposed
development, including all dimensions and uses, is consistent with the Project Review
approval and adequately addresses conditions on the approval and direction received
during the Project Review.
The proposed development is consistent with that which received Planned
Development - Project Review approval. No changes to the previously approved
development program are proposed. Minor revisions to its architecture, dimensional
requirements, site plan, landscaping and civil engineering drawings, however, have
occurred as a result of the development of more detailed floor plans and elevations, the
requirements of various building codes, site plan and landscaping refinements, and
further discussions with the City's Engineering Department. The various revisions and
the proposed development's compliance with the conditions of Project Review approval
are addressed in Sections II and III of this application, respectively.
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2. Growth Management. The proposed development has received
all required GMQS allotments or is currently seeking allotments.
All required growth management allotments were granted in connection
with the Planned Development - Project Review approval.
3. Site Planning and Landscape Architecture. The site plan is
compatible with the context and visual character of the area. In meeting this standard,
the following criteria shall be used:
a) The landscape plan exhibits a well-designed treatment of
exterior spaces, preserves existing significant vegetation, and provides and ample
quantity and variety of ornamental plant species suitable for the Aspen area
climate. Vegetation removal, protection, and restoration plan shall be acceptable
to the Director of Parks and Open Space.
As the proposed Site Illustrative Plan illustrates (see Sheet Lt of the
Subdivision/PD Plan Set), the existing Hotel courtyard's basic components (i.e,
entry/lawn area, outdoor dining patio, and pool) have been retained but significantly
enhanced. The courtyard's internal circulation has been simplified and designed to meet
applicable ADA requirements. The outdoor dining patio has been enlarged to enhance
its flexibility and now engages the ground floor spaces of both the Aspen Times building
and the addition thereto. A large specimen tree and a portable fire pit with associated
seating are intended to encourage informal gathering. The pool and spa area have also
been enlarged, and the pool deck has been reconfigured. The deck's elevation will be
raised above the outdoor dining area to coincide with the floor elevation of the existing
Hotel gallery. The new deck elevation will significantly improve pedestrian access from
the Hotel, and its expanded area will greatly enhance the Hotel's guest experience.
The courtyards' proposed tree plantings will maintain its historic character,
welcoming visitors at the courtyard entry and maintaining views and openness within the
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space for all to enjoy. As the proposed Site Landscape Plan illustrates (see Sheet L2 of
the Subdivision/PD Plan Set), an ample quantity and variety of ornamental plant species
suitable for the Aspen area climate will be planted. As the Tree Protection and Removal
Plan illustrates (see Sheet LO), all existing trees to remain will be protected in accordance
with the City's Parks Department's requirement.
The proposed reconfiguration of the Hotel's existing pool and spa, and the
expansion of its pool deck, will require the removal of the Aspen trees located in the
northwest corner of the existing courtyard. The redevelopment of the Aspen Times
building will also require the removal of the large spruce trees located within the
courtyard and abutting the existing building. As the attached Updated Tree Survey
Report prepared by Jason Jones of Aspen Tree Service, Inc., a Board Certified Master
Arborist, indicates (see Exhibit 1, Appendix D), the project site contains eighty
significant trees, fifty-six of which will be removed. Only twenty-two, however, require
mitigation. Of these, the evergreen trees are the most significant. The report states,
however, that these trees have grown together tightly, and thus function much like one
tree as a whole. As a result, and due to the various factors discussed in the report (e.g.,
prior damage, tree health, canopy deformation, etc.), Mr. Jones concludes that removal
of the trees is appropriate. The remainder of the project site's existing trees, including
those located at the entrance to the courtyard, will be retained.
Given the limited ability to replace the removed trees within the
reconfigured courtyard, the Applicant will make a cash -in -lieu payment in an amount
equal to the comparable value of the trees removed as provided for in Section 13.20.020
of the Municipal Code. As the Tree Survey Report indicates, a reduction in the amount
of the fee may be possible given the health of some of the trees. A tree removal permit
will be applied for and the required cash -in -lieu payment made prior to issuance of a
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building permit. As presently envisioned, a limited number of replacement trees will be
planted in the courtyard which will further reduce the amount of the cash -in -lieu
payment.
b) Buildings and site grading provide simple, at -grade entrances
and minimize extensive grade changes along building exteriors. The project meets
or exceeds the requirements of the Americans with Disabilities Act and applicable
requirements for emergency, maintenance, and service vehicle access, Adequate
snow storage is accommodated.
Simple, at -grade entrances will be provided from the courtyard to the
Aspen Times building and its addition. As the attached Accessibility Plan illustrates (see
Sheet A1.2 in the Subdivision/PD Plan Set), the main courtyard and pool deck area are
ADA accessible from the Main Street sidewalk, from the Aspen Times addition and from
the Hotel Jerome. Maintenance and service vehicle access will be provided from the
remaining alley in Block 77 and/or from the Hotel's parking garage. Snow storage areas
depicted on Sheet C2 in the Subdivision/PD Plan Set.
c) Energy efficiency or production features are integrated into the
landscape in a manner than enhances the site.
Energy efficient features within the Hotel's courtyard will be limited to
exterior lighting fixtures.
d) All site lighting is proposed so as to prevent direct glare or
hazardous interference of any kind to adjoining streets or lands. All exterior
lighting shall comply with the City's outdoor lighting standards.
All site lighting is proposed in a fashion to prevent glare or hazardous
interference of any kind to adjoining streets or properties. Exterior lighting is
strategically designed to integrate cohesively with site and architectural features such as
steps, stairs, ramps, benches, handrails, planters and walls. The approach supports the
long-term integrity of the fixtures, keeping them clear of snow removal zones or other
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areas that may threaten their function. Exterior lighting is limited to key areas of
pedestrian access, circulation and use; building entrances; and the pool area. All exterior
lighting will comply with the City's outdoor lighting standards. An Exterior Lighting
Plan is provided as Sheet EL2.1 in the Subdivision/PD Plan Set.
e► Site drainage is accommodated for the proposed development
in compliance with Title 29 - Engineering Design Standards and shall not negatively
impact surrounding properties.
As discussed in the attached Drainage Report (see Exhibit 8, Appendix C),
the proposed development's drainage plan has been designed to comply with applicable
City requirements and to avoid adverse impacts to neighboring properties.
4. Design Standards and Architecture. The proposed architectural
details emphasize quality construction and design characteristics. In meeting this
standard, the following criteria shall be used:
a) The project architecture provides for visual interest and
incorporates present-day details and use of materials respectful of the community's
past without attempting to mimic history.
The Aspen Times addition will incorporate wood siding and a wood clad
rain screen application. Wood cladding will be respectful of the hierarchy of the brick
veneer at the Hotel Jerome. Window proportions and exterior detailing will draw
inspiration from the Hotel and yet introduce a modern application.
b) Exterior materials are of a high quality, durability, and comply
with applicable design standards, including those outlined in Chapter 26.410,
Residential Design Standards, Chapter 26.412, Commercial Design Standards, and
Chapter 26.415, Historic Preservation.
All building material are high quality, durable and appropriate for the
budget and scale of the project. Their compliance with the applicable Major Develop -
14
ment Plan and Commercial Design Review standards is discuss in Section IV. B. of this
application.
c) Building Entrances are sited or designed to minimize icing and
snow shedding effects.
All building entrances have been sited and designed to minimize icing and
snow shedding.
d) Energy efficiency or production features are integrated into
structures in a manner that enhances the architecture.
The proposed development's Aspen Times component has been designed
and will be constructed with environmentally sustainable materials. The building's
support systems (i.e., mechanical, HVAC, plumbing, electrical, lighting and technology)
will comply with local and national energy efficiency codes and standards.
e) All structure lighting is proposed so as to prevent direct glare
or hazardous interference of any kind to adjoining streets or lands. All exterior
lighting shall comply with the City's outdoor lighting standards.
All exterior lighting has been designed to prevent direct glare and avoid
adverse impacts to adjoining streets and neighboring properties.
5. Common Parks, Open Space, Recreation Areas or Facilities.
This review standard does not apply as the proposed development does not
contain common parks, open space, recreation areas or facilities.
6. Pedestrian, Bicycle and Transit Facilities. The development
improves pedestrian, bicycle and transit facilities. These facilities and improvements
shall be prioritized over vehicular facilities and improvements. Any new vehicular
access points minimize impacts on existing pedestrian, bicycle and transit facilities.
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A new vehicular dropoff area will be provided adjacent to the Hotel's
Main Street entrance. In addition, an improved sidewalk will be installed on Bleeker
Street at the entrance to the Hotel's parking garage, and an ADA compliant ramp will
be installed in the Monarch Street sidewalk adjacent to Carl's Pharmacy and the alley.
These improvements will allow for a safer arrival/departure experience for Hotel guests
and employees, and enhance the public's use of the surrounding sidewalk system.
7. Engineering Design Standards. There has been accurate
identification of engineering design and mitigation techniques necessary for development
of the proposed subdivision to comply with the applicable requirements of Municipal
Code Title 29 - Engineering Design Standards and the City of Aspen Urban Runoff
Management plan (URMP).
As discussed in the attached Engineering and Drainage Reports (see
Exhibit 2, Appendix D and Exhibit 8, Appendix C, respectively), the proposed
development has been designed in compliance with the applicable requirements of the
City's engineering standards and its Urban Runoff Management Plan.
8. Public Infrastructure and Facilities. The proposed Planned
Development shall upgrade public infrastructure and facilities necessary to serve the
project. Improvements shall be at the sole cost of the developer.
All costs associated with the installation of the proposed development's
public infrastructure requirements will be borne by the Applicant.
proposed.
9. Phasing of Development Plan.
This review standard does not apply as phasing of the project is not
Sl
B. Final Major Development Plan
Conceptual Major Development Plan approval was granted to the proposed
development in connection with the approval of the Applicant's Planned Development -
Project Review application. The receipt of Final Major Development Plan approval is
subject to compliance with the applicable guidelines contained in the City's Commercial,
Lodging and Historic District Objectives and Guidelines (the "Guidelines"). The
applicable Guidelines, and the proposed development's compliance therewith, are
summarized below.
1. Building Design and Articulation
a) Expression of Lot Widths
Section 6.35: A new building shall reflect the traditional lot
width (30 feet) as expressed by two or more of the following:
• Variation in height at internal lot lines
• Variation in the plane of the front facade
• Street facade composition
• Variation in architectural detailing ad materials to
emphasize the building module
The portion of the existing Aspen Times building to be retained will
be restored to its original width of approximately twenty-eight feet as a result of the
removal of the prior additions to the east side of the building. The east side of the
restored Aspen Times building will abut the Hotel's courtyard, while its west side is
located adjacent to the slightly higher Carl's Pharmacy building. The proposed three-
story addition is higher than the one-story Aspen Time building. The Carl's Pharmacy
facade is distinctly sloped while the Aspen Times building's storefront is vertical. There
is also a material change from wood shingles on the Carl's Pharmacy facade to wood
siding on the Aspen Times storefront.
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Section 6.36: The detailed design of the building facade
should reflect the traditional scale and rhythm of the block. This should be
achieved using all of the following:
• The fenestration grouping
• The modeling of the facade
• The design framework for the first floor storefront
• Variation in architectural detail and/or the palette of
facade materials
The Aspen Times building's existing facade and win-
dow/fenestration grouping will be retained and restored. Its wood siding will also be
retained, the color of which will match the windows in the Hotel Jerome. The windows
in the proposed addition reflect the rhythm of those in the Hotel. The addition will have
wood siding with a natural stain, a wood rain screen, and detailing similar to the Hotel.
b) Facade Articulation
Section 6.37: Divide a larger building into "modules" that are
similar in width to buildings seen historically.
The Aspen Times building does not exceed one lot in width. The
proposed addition's south facade is broken up into three smaller vertical sections which
results in different facade depths.
Section 6.38: Buildings should be designed to reflect the
architectural hierarchy and articulation inherent in the composition of the street
facade. All of the following should be addressed:
• The design and definition of the traditionally tall first
floor
• The proportions of the upper level fenestration pattern
• The completion of the sheer street facades with
capping cornice or other horizontal modeling
1E
The Aspen Times building is one-story in height. It is a traditional
storefront building with an approximately eleven foot first floor. The proposed addition
has a taller first floor than its upper two floors. The addition's upper level windows are
narrower and shorter in proportion to the first floor. The original Aspen Times building
has an existing capping cornice that is to be retained. There is also a strong horizontal
band detail directly above its storefront windows.
Section 6.39: A building should reflect the three-dimensional
characteristics of the street facade in the strength and depth of modeling,
fenestration and architectural detail.
The Aspen Times building has three-dimensional characteristics in
its recessed entry, strong deep corbels, and cornice with associated depth. There are
additional details within the depth of the front facade's window mullions and the panels
below its windows.
C) Repetition of Facade Elements
Section 6.40: Maintain the repetition of similar shapes and
details along the block.
• Upper story windows should have a vertical emphasis.
In general, they should be twice as tall as they are
wide.
• Headers and sills of widows on new buildings should
maintain the traditional placement relative to cornices
and belt courses.
The Aspen Times building does not have upper floors and
windows. The proposed addition will have windows that are approximately twice as tall
as they are wide, and incorporate headers and sills in traditional placement relative to
cornices and belt courses.
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d) Rhythm of Entries
Section 6.41: Maintain the pattern created by recessed entry
ways that are repeated along a block.
• Set the door back from the front facade approximately
4 feet.
• Where entries are recessed, the building line at side-
walk edge should be maintained by the upper floors.
• Use transoms over doorways to maintain the full
vertical height of the storefront.
The Aspen Times building's existing entry, which is to be retained,
is recessed approximately four and one-half feet behind its front facade. The existing
transom above the entry door will also be retained. The two upper floors of the
proposed addition will align with the base of the lower level on its south and east sides.
e) Alignment of Horizontal Elements
Section 6.42: The general alignment of horizontal features on
building fronts should be maintained.
• Typical elements that align include window moldings,
tops of display windows, cornices, codings and para-
pets at the tops of buildings.
• When large buildings are designed to appear as several
buildings, there should be some slight variation in align-
ments between the facade elements.
There is a slight horizontal alignment between the Aspen Times
building and Carl's Pharmacy. There are no upper floors on the Aspen Times building
so there is no alignment with Carl's Pharmacy's upper level windows. The storefront
windows on the Aspen Times building are slightly taller than those on Carl's Pharmacy.
The Carl's Pharmacy building doesn't have a cornice and its roof is slightly taller than
the Aspen Times.
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f) Floor Stature
Section 6.43: Any new building shall be designed to maintain
a minimum of 9 feet from floor to ceilings on all floors.
The proposed addition will have a nine foot floor to ceiling height
on its upper two floors. The addition's first floor to floor height is ten feet seven inches.
and upper floors.
Section 6.44: Maintain the distinction between the street level
• No upper floor shall be taller than the first floor.
• Floor -to -floor heights should appear to be similar to
those seen historically. In particular, the windows in
new construction should be similar in height to those
seen traditionally.
• The first floor of the primary facade should be predomi-
nantly transparent glass.
• Highly reflective or darkly tinted glass is inappropriate.
• Express the traditional distinction in floor heights
between street levels and upper levels through detail-
ing, materials and fenestration. The presence of a belt
course is an important feature in this relationship.
The proposed addition's first floor will be taller than its upper
floors, and its windows, which are traditionally proportioned, will be approximately
twice as tall as they are wide. The addition will incorporate primarily transparent glass.
Highly reflective or darkly tinted glass is not proposed. The addition will also have a
belt course above the first floor which will help to distinguish the upper two floors.
Section 6.45: A new building should be designed to maintain
the stature of tradition street level retail frontage.
• This should be 13-15 feet in floor to floor height on the
first floor.
• The minimum first floor height must be maintained for
at least the first 50 foot depth of the lot, and may only
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be dropped to a lower height beyond that point for
areas that are devoted to storage, circulation, offices,
restaurant kitchens, alley commercial spaces, or similar
secondary uses.
The Aspen Times building is a traditional storefront building with
an approximately eleven foot floor to ceiling height which will be maintained for the full
depth of the building. The building's ceiling, however, may be removed to expose the
roof's structural trusses. The floor to floor height of the proposed addition is ten feet
seven inches which will also be maintained for the full depth of the building. Minor
soffit drops, however, may be required to accommodate mechanical ductwork.
Section 6.46: Minimize the appearance of a tall third floor.
• Where a third floor height is in excess of 12 feet, it
should be set back a minimum of 15 feet from the
street facade to reduce the apparent height.
• Increase the parapet height to screen the visual impact
of a tall top floor.
• The design of a set back third floor shall be simpler in
form, more subdued in modeling, detail and color than
the primary facade.
The proposed three-story addition is setback significantly from the
street and the one-story Aspen Times building.
g) First Floor Character
Section 6.47: The first floor facade and retail frontage should
be designed to concentrate interest at the street level, using the highest quality of
design, detailing and materials.
• The framework for the first floor of the facade, as
identified in architectural tradition as characteristic first
floor design.
• An entryway, door and transom light designed to use
the full storefront height.
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configured.
• The depth and strength of the modeling of elements
and details.
The Aspen Times building's storefront will be retained as currently
Section: 6.48: The retail entrance should be at the sidewalk.
• All entrances shall be ADA compliant.
• On sloping sites the retail frontage should be designed
to maintain as close to a level entrance as possible.
The Aspen Times building's storefront will be retained as currently
configured. There is currently a minimal step up from the sidewalk to the first floor.
ADA access will be provided via additional at grade doors on the building's east side.
The proposed addition will be fully ADA accessible.
new structures.
Section 6.49: Incorporate an airlock entry into the plan for all
• An airlock entry that projects forward of the primary
facade at the sidewalk edge is inappropriate.
• Adding temporary entries during the winter season
detracts from the character of the historic district.
• Using a temporary vinyl or fabric "airlock" to provide
protection from winter weather is not permitted.
No airlock is proposed at the Main Street entrance to the Aspen
Times building. The proposed addition will have an airlock at its east courtyard
entrance. Temporary airlocks are not proposed.
Section 6.50: Window area along the first floor shall be a
minimum of 60% of exterior street facade area when facing principal streets.
exceeds 60 percent.
The Aspen Times building's Main Street facade's window area
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Section 6.51: A building shall be designed to maintain or
create the character and transparency of the traditional street level retail frontage.
This shall be achieved using one or more of the following:
• A traditional recessed retail entrance
• Retail display cases
• Appropriately designed signage and lighting
The Aspen Times building's existing recessed entry will be
retained. Signage and lighting will be appropriately designed in compliance with
applicable regulations and will reflect the building's uses. The building's original Aspen
Times signage on its Main Street facade will be retained.
Section 6.52: Design of the first floor storefront should
include particular attention to the following:
• The basic elements and proportions of storefront
design
• Depth and strength of modeling
® The palette of materials and finishes used in both the
structural framework and the storefront window
• The concentration of architectural detail to ensure a
rich visual appearance
• The careful and contemporary use of signage and
lettering to enhance the retail and downtown character
• The careful use of lighting to accentuate visual pres-
ence
The existing Aspen Times building storefront is to be retained. The
proposed addition will incorporate basic elements and proportions of storefront design
including depth and strength of modeling. The color of the Aspen Times building's
facades will match the window color of the Hotel Jerome. The existing signage on the
building's front face will also be retained. No signage or lettering is currently envisioned
on the proposed addition. Down lighting will be installed in the recessed entry to the
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Aspen Times building. The addition will incorporate the careful use of lighting to
accentuate its visual presence.
h) Side and Rear Facades
Section 6.53: Side and rear building facades should be
designed and articulated to reduce the apparent scale of the building and create
visual interest.
The Aspen Times building's west wall will be invisible. Its north
wall will incorporate the same simple detailing of a wood storefront building from this
time period. The east wall will retain the original windows, a new double door, and a
new bi-fold door to permit connection to the Hotel's courtyard. This door will appear
solid and be clad with the building's siding. It will fold, however, to reveal glass
windows and a door. The addition's east and north walls will incorporate wood siding
and window and door details similar to those on its south wall.
Section 6.54: Side and rear facades providing retail frontage
shall include a distinct definition of first floor, fenestration, design articulation,
and/or display cases.
The Aspen Times building's east and north facades will not
incorporate retail frontage. The addition's facades will reflect retail space proportions
but will not incorporate retail frontage.
Section 6.55: Retail frontage facing onto side courts or rear
alleys should follow similar design principles to street frontage, adjusted for the
scale of the space.
The Aspen Times building's east and north facades will not incorporate
retail frontage. The addition's facades will reflect retail space proportions but will not
incorporate retail frontage.
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i) Corner Lots
Section 6.56: Special features that highlight buildings on
corner lots may be considered.
corner lot.
• Develop both street elevations to provide visual interest
to pedestrians.
• Corner entrances, bay windows and towers are exam-
ples of elements that may be considered to emphasize
corner locations.
• Storefront windows, display cases and other elements
that provide visual interest to facades along side
streets are also appropriate.
The Aspen Times building and its addition are not located on a
j) Roofscape
Section 6.57: A larger building should reflect the traditional
lot width in the form and variation of its roof in order to maintain the scale of the
area. This should be achieved through the following:
• A setback of the top floor from the front facade
• Reflect the traditional lot width in the roof plane
The Aspen Times building does not have upper floors. The
addition is wider that a traditional lot but is setback from Main Street. Its upper floor
is aligned with its front facade.
Section 6.58: The roofscape should be designed with the
same design attention as the secondary elevations of the building.
• Group and screen mechanical units from view.
• Locate mechanical equipment to the rear of the roof.
• Position, articulate and design rooftop enclosures or
structures to reflect modulation and character of the
building.
I.:
• Use materials which complement the design of the
building facades.
• Use green roof design best practice where feasible.
All mechanical units will be located on the roof of the Aspen Times
addition, grouped towards the center of the roof to the extent feasible, and screened from
view. The screening will reflect the modulation of the addition and incorporate materials
that complement its design. A green roof is currently being considered above the one-
story structure between the Aspen Times building and the addition to improve the view
form the lodge units above.
k) Architectural Materials
Section 6.59: High quality durable materials should be
employed.
• The palette of materials proposed for all development
should be specified and approved as part of the general and detailed development
approval process, including samples of materials as required.
Proposed building materials are depicted on Sheets A0.7a and
A0.7b of the attached Subdivision/PD Plan Set. The Aspen Times building will
incorporate the existing wood siding on its storefront, north and east facades; black metal
clad windows; and corrugated metal for the roof. The addition will incorporate
composite wood siding in both a traditional application and in a rain screen application
for a durable, low maintenance material. Dark painted wood detailing and trim will be
incorporated on the addition's lower level with painted wood accents in blue and brown
on its upper levels. Black metal clad windows will also be used on the addition, and
wood planter boxes, a planted metal trellis at the ground- floor sliding doors, metal
balcony railings, and a dark painted cornice at the addition's roof cornice line and belt
course will be incorporated.
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Section 6.60: Building materials should have these features:
• Convey the quality and range of materials seen histori-
cally
• Reduce the scale and enhance visual interest
• Convey human scale
• Have proven durability and weathering characteristics
within this climate
The proposed building materials will convey the quality and range
of materials seen historically, reduce the Aspen Times addition's scale, and enhance its
visual interest. The proposed materials have proven durability and weathering
characteristics.
Section 6.61: The palette of materials used for new buildings
within the core should reflect the predominantly masonry (brickwork and natural
stonework) palette of this area.
The existing Aspen Times building does not incorporate masonry.
The proposed addition will incorporate the same palette of materials as the Aspen Times
building. Its wood siding, window and door detailing, and colors, however, will be
different.
Section 6.62: A building or an addition to a building should
reflect the quality and the variation traditionally found in these materials within the
central core.
The Aspen Times addition will incorporate the quality and variation
of materials traditionally found in similar wooden structures in the central core.
shall be:
Section 6.63: Where contemporary materials are used they
• High quality in durability and finish
0 Detailed to convey a human scale
• Compatible with a traditional masonry palette
Both the Aspen Times building and the proposed addition will
incorporate new metal clad windows that are high quality in both durability and finish.
The colors of the addition's wood components are compatible with a traditional masonry
palette.
Section 6.64: Materials used for third floor accommodation
set back from the street facade(s) should be more subdued than the primary fa-
cade(s).
The proposed addition's third floor will incorporate the same
materials as its two lower floors.
1) Paving and Landscaping
Section 6.65: Paving and landscaping should be designed to
complement and enhance the immediate setting of the building and area.
The project's proposed paving and landscaping will both
complement and enhance the immediate site area. Paving and hardscape materials to be
used in the courtyard and Main Street/Mill Street streetscapes will consist of brick
paving, stone to match the Hotel Jerome, enhanced concrete, and permeable paving. The
courtyard's landscaping will be anchored by an iconic tree of proportional scale to the
architecture and grounded through an enhanced native palette of shrubs, perennials, and
vines to provide color, seasonality and a charming mountain character to the public
spaces. The historic lawn area will be preserved but returned to a natural living grass
ecosystem. Revitalization of the Main Street/Mill Street streetscapes is also proposed and
will include the planting of additional street trees. Silva Cells will be installed to provide
sufficient soil volume for root growth.
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C. Commercial Design Review
Pursuant to Section 26.412.020 of the Regulations, all commercial, lodging
and mixed-use development with a commercial component within the City requiring a
building permit is subject to Commercial Design Review. Pursuant to Section
26.412.030, the Historic Preservation Commission is the designated review body as the
project site is located within the Commercial Core Historic District, and both the Aspen
Times building and Hotel Jerome are individually historically designated. Pursuant to
Section 26.412.050.C. of the Regulations, the HPC must determine that the proposed
development complies with the City's Commercial, Lodging and Historic District
Objectives and Guidelines. The proposed development's compliance with the
Guidelines' conceptual review requirements was determined in connection the City
Council's Planned Development - Project Review approval. The proposed development's
compliance with the Guidelines' final review requirements is addressed in Section IV.B.
of this application.
In addition, Section 26.412.060 of the Regulations requires compliance
with the following design standards.
1. Public Amenity Space
The proposed development's Compliance with the Regulations'
public amenity space requirements was determined in connection with conceptual
Commercial Design Review and Planned Development - Project Review approval. The
Applicant's prior responses to the various review criteria, however, are reprinted here
for the reviewer's convenience.
a) The dimensions of any proposed on-site public amenity
sufficiently allow for a variety of uses and activities to occur, considering any
expected tenant and future potential tenants and uses.
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The Hotel Jerome courtyard has historically been utilized for a variety
activities and will continue to be used for such activities in the future. The courtyard
will continue to contain the Hotel's outdoor dining area which the Applicant proposes to
expand and reconfigure. The dining area is open to the public. The proposed relocation
of the pool and spa, and the expansion of the pool deck area, will greatly enhance this
Hotel guest amenity. Expanded seating opportunities will also be provided. The existing
lawn area, which is to be retained, is routinely used for a variety of functions by both
hotel guests and the general public.
b) The public amenity contributes to an active street vitality. To
accomplish this characteristic, public seating, outdoor restaurant seating or similar
active uses, shade trees, solar access, view orientation and simple at -grade
relationships with adjacent rights-of-way are encouraged.
As discussed above, the Hotel's reconfigured and expanded courtyard will
provide outdoor dining and various seating areas which will contribute to an active street
vitality. The existing at -grade relationship of the lawn area to the street will be
maintained and the courtyard will be attractively landscaped. The exceptional views
from the courtyard and its solar access will be retained.
C) The public amenity and the design and operating characteris-
tics of adjacent structures, rights-of-way and uses contribute to an inviting
pedestrian environment.
The proposed public amenity space and the envisioned use thereof will
contribute to an inviting pedestrian environment.
d) The proposed amenity does.not duplicate existing pedestrian
space created by malls, sidewalks or adjacent property, or such duplication does
not detract from the pedestrian environment.
The proposed development's public amenity space does not duplicate
existing pedestrian space created by malls, sidewalks or adjacent property.
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e) Any variation to the design and operational standards for public
amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity
requirements.
No variations to the required public amenity design and operational
standards is required.
2. Utility, Delivery and Trash Service Provision
Compliance with the Regulations' Utility, Delivery and Trash
Service requirements was also determined in connection with conceptual Commercial
Design Review and Planned Development - Project Review approval. Approval,
however, was conditioned upon the Applicant's receipt of Special Review approval from
the Environmental Health Department for the elimination of the required trash/recycled
area in the addition to the Aspen Times building prior to building permit issuance (see
Section 12 of Ordinance No. 1). The Applicant has met with the Environmental Health
Department which has preliminarily agreed to the elimination subject to conditions and
their review of this Planned Development - Detailed Review application. The
Department's conditions are discussed in Section 111. 12. of this application.
The Applicant's prior responses to the various Utility, Delivery and Trash
Service review criteria are also reprinted here for the reviewer's convenience.
a) A trash and recycle service area shall be accommodated on all
projects and shall meet the minimum size and location standards established by
Title 12, So/id Waste, of the Municipal Code, unless otherwise established
according to said Chapter.
As discussed previously, Special Review approval is requested from the
Environmental Health Department to eliminate the Aspen Times building's trash/recycle
area. Trash/recycling operations for the building will be accommodated at the Hotel
Jerome.
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b) A utility area shall be accommodated on all projects and shall
meet the minimum size and location standards established by Title 25, Utilities, of
the Municipal Code, the City's Electric Distribution Standards, and the National
Electric Code, unless otherwise established according to said Chapter.
The existing electric transformers in the alley behind the Aspen Times
building will be replaced and relocated, the design for which will comply with applicable
regulatory requirements. An appropriately sized electric panel will be installed on the
rear wall of the Aspen Times building's proposed addition.
c) All utility, trash and recycle service areas shall be co -located
and combined to the greatest extent practical.
This criteria is not believed to apply to the proposed development.
d) If the property adjoins an alleyway, the utility, trash and
recycle service areas shall be along and accessed from the alleyway, unless
otherwise approved through Title 12, Solid Waste, of the Municipal Code, or
through Chapter 26.430, Special Review.
Special Review approval is requested to vary the Aspen Times building's
required trash and recycling area locational requirement
e) All utility, trash and recycle service areas shall be fenced so
as not to be visible from the street, unless they are entirely located on an alleyway
or otherwise approved through Title 12, Solid Waste, of the Municipal Code, or
through Chapter 26.430, Special Review. All fences shall be six (6) feet high from
grade, shall be of sound construction, and shall be no less than ninety percent
(90%) opaque, unless otherwise approved through Chapter 26.430, Special
Review.
No trash/recycle area is proposed within the expanded Aspen Times
building.
f) Wherever utility, trash and recycle service areas are required
to be provided abutting an alley, other portions of a building may extend to the rear
property line if otherwise allowed by this Title, provided that the utility, trash and
recycle area is located at grade and accessible to the alley.
33
Special Review approval is requested to vary the Aspen Times building's
required trash and recycling area locational requirement.
g) All utility service pedestals shall be located on private property.
Easements shall allow for service provider access. Encroachments into the
alleyway shall be minimized to the extent practical and should only be necessary
when existing site conditions, such as a historic resource, dictate such encroach-
ment. All encroachments shall be properly licensed.
All utility service pedestals will be located within the project site. In the
event required, easements for service provider access will be dedicated on the
Subdivision Plat to be recorded with the Development Agreement and Subdivision/PD
Plan Set.
h) All commercial and lodging buildings shall provide a delivery
area. The delivery area shall be located along the alley if an alley adjoins the
property. The delivery area shall be accessible to all tenant spaces of the building
in a manner that meets the requirements of the International Building Code
Chapters 10 and 11 as adopted and amended by the City of Aspen. All non -
ground floor commercial spaces shall have access to an elevator or dumbwaiter for
delivery access. Alleyways may not be utilized as pathways (pedestrian rights-of-
way) to meet the requirements of the International Building Code. Any truck
loading facility shall be an integral component of the building. Shared facilities are
highly encouraged.
The proposed addition to the Aspen Times does not contain a specific
delivery area. Deliveries for the addition's lodge uses will be accommodated at the Hotel
Jerome's existing Bleeker Street delivery area. Deliveries for the building's limited
commercial area will occur within the adjacent alley. Pedestrian access to the alley from
the proposed commercial space will be available from within the building's ground floor.
i) All commercial tenant spaces located on the ground floor in
excess of 1,500 square feet shall contain a vestibule (double set of doors)
developed internal to the structure to meet the requirements of the International
Energy Conservation Code as adopted and amended by the City of Aspen, or an
air curtain.
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The Aspen Times building's proposed commercial space contains less that
1,500 square feet of net leasable area.
P Mechanical exhaust, including parking garage ventilation, shall
be vented through the roof. The exhaust equipment shall be located as far away
from the street as practical.
All required mechanical exhausts will be vented through the addition to
the Aspen Times building's roof.
k) Mechanical ventilation equipment and ducting shall be
accommodated internally within the building and/or located on the roof, minimized
to the extent practical and recessed behind a parapet wall or other screening
device such that it shall not be visible from a public right-of-way at a pedestrian
level. New buildings shall reserve adequate space for future ventilation and
ducting needs.
All of the proposed development's rooftop mechanical equipment will be
screened to the extent required to preclude its visibility from adjacent public right-of-
ways.
1) The trash and recycling service area requirements may be
varied pursuant to Title 12, Solid Waste, of the Municipal Code. All other
requirements of this subsection may be varied by special review (see Chapter
26.430.040. E., Utility and delivery service area provisions).
Special Review approval pursuant to Title 12, Solid Waste is requested to
eliminate the Aspen Times building's required trash/recycle area.
35