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Home My WebLink AboutLand Use Case.312 S Hunter St.0062.2008.ASLU312 S. HUNTER ST 0062.2008 ASLU COMMERCIAL DESIGN REVIEW 273718220523 Ils <106 /CkED 031/0 1 External Media Located Here 3 : { M-006939 0: 23--F RMMI THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0062.2008.ASLU PARCEL ID NUMBER 2737 18 220 523 PROJECTS ADDRESS 312 S HUNTER ST PLANNER JENNIFER PHELAN CASE DESCRIPTION COMM DESIGN REVIEW REPRESENTATIVE LINDA WONG DATE OF FINAL ACTION 2.18.2009 CLOSED BY Angela Scorey on 07/30/2009 r , C~â‚¬_ 4 22 +1 f ~ Ars. 15 -00 2112(09 DEVELOPMENT ORDER ofthe City of Aspen Community Development Department This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070, "Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen Municipal Code. This Order allows development of a site specific development plan pursuant to the provisions of the land use approvals, described herein. The effective date of this Order shall also be the initiation date of a three-year vested property right. The vested property right shall expire on the day after the third anniversary of the effective date of this Order, unless a building permit is approved pursuant to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this Order shall remain in full force and effect. excluding any growth management allotments granted pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code adopted since the effective date of this Order. This Development Order is associated with the property noted below for the site specific development plan as described below. Revolution Partners, LLC, P.O, Box 1247, Aspen, Colorado, 81612 Property Owner's Name, Mailing Address and telephone number Part of Lots K, L, & M. Block 100, City and Townsite of Aspen, Colorado. more commonly known as 312 S. Hunter Street Legal Description and Street Address of Subject Property The Applicant received approval to remodel the failade ofthe building and add an access ramp through Commercial Design Review subject to the approved conditions. See attached elevation drawing. Written Description of the Site Specific Plan and/or Attachment Describing Plan Grant of a an approval of Commercial Design Review by the Planning and Zoning Commission and associated approvals via Resolution No. 5, Series of 2009, February 17, 2009. Land Use Approval(s) Received and Dates (Attach Final Ordinances or Resolutions) March 1,2009 Effective Date of Development Order (Same as date of publication of notice of approval.) March 1,2012 Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.) Issued this 2nd day of March, 2009, by the City of Aspen Community Deve nent Director. Chris Bendon, Community Development Director LI,Im 006.1.2000Â·ASLL/1 Pwtal =+ 2-7371822)1-2 5 -'8101 1 P 9 fll] 1 L; # File Edit Record Navigate FQrm Reports Format Iab Help 9 I '/ 47, 09 JU- N 1 , 4 0 21 06 2 giG el ~ 63 M * a.1 .. a [b J 9 * 4 ]GR-~ Valuation |Custom Fields |actions |Fees |Parcels |Fee Summari |Sub termits |Attachments |Routing Status |Routing 4 4 Permit Type las'u LJAspen Land Use Permit # ~0062.2008.ASLU Address ~312 5 HUNTER ST L~| Apt/Suite ~ City |A5PEN State ~CO _:1| Zip |81611 21 Permit Information - , Master Permit | 21 Routing Queue ~aslu07 Applied ~12/18/2008 -~ Project ~ 2| Status ~pending Approved | Description ~ COMMERCIAL DESIGN REVIEW - PROPOSED REMODEL OF WE5T AND NORTH Issued | FACADES OF BUILDING AND ACCESSIBILITY RAMP TO MAIN ENTERANCE, Final | ~ Submitted ~LINDA WONG 310 826 6222 Clock |Running Days |~ Expires |12/13/2009 -3 f Owner - Last Name ~REVOLUTION PARTNERS ~ First Name ~LOWELL MEYER 321 5 HUNTER STREER A5PEN CO 81611 Phone ~ Â¢ F Owner Is Applicant? t Applicant Last Name PERSE ~| First Name |JAME5 8401 MELROSE PL LOS ANGELES CA 90069 Phone ~(323) 213-4250 Cust # |28491 #: Lender rÂ¢ Last Name ~ Â£| First Name | 1 r phone ~ .1 AspenGold[b} ./.r Record: 1 01 1 Ck* 79/(8 GIL A-Â»40 44410 .00 CAL ~Q-talf\r * 1- 4+15122 ~ xoqlooll [ sdnoig qe4 &1 @ I RECEPTION#: 556913, 03/05/2009 at 02:40:59 PM, 1 OF 3, R $16.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO Resolution No. 5 (SERIES OF 2009) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING COMMERCIAL DESIGN REVIEW FOR THE PURPOSED OF REMODELLING THE FACADE OF THE BUILDING LOCATED AT 312 SOUTH HUNTER STREET, CITY OF ASPEN, PITKIN COUNTY, COLORADO AND LEGALLY KNOWN AS PART OF LOTS K, L AND M, BLOCK 100, TOWNSITE AND CITY OF ASPEN. Parcel Identification Number - 2737-182-25-023 WHEREAS, the Community Development Department received an application from Marmol Radziner and Associates, 12201 Nebraska Avenue, Los Angeles, CA, 90025, on behalf of James Perse Enterprises, 3311 East Slauson Avenue, Los Angeles, CA with permission from the building owner, Revolution Partners, LLC of Box 1247, Aspen, Colorado, requesting Commercial Design Review approval to remode[ the favade of the building located at 312 South Hunter Street; and, WHEREAS, as part of land use review, the Applicant is requesting Commercial Design Review approval for the proposed remodel of the fa~ade of the building; and, WHEREAS, upon review of the application and the applicable code standards, the Community Development Department recommended approval of the application as presented because it does meet the policies of the Commercial, Lodging, and Historic District Objectives and Guidelines; and, WHEREAS, Planning and Zoning Commission reviewed the application considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a duly noticed public hearing; and, WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval and recommendation of approval of the land use requests is consistent with the goals and objectives of the Aspen Area Community Plan; and, WHEREAS, the Planning and Zoning Commission grants approval of the Commercial Design Review request; and, WHEREAS, the City of Aspen Planning and Zoning Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION AS FOLLOWS: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves Commercial Design Review to permit the remodel of the faQade of the building located at 312 S I Iunter Street conditioned on retaining the existing service door along the alley. Section 2: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as i f fully set forth herein, unless amended by an authorized entity. Section 3: This resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repeated or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereo f. APPROVED BY the Planning and Zoning Commission of the City of Aspen on this +54'/ 7*1 day of Ae#61:-2006 by a 6 to 0 vote. Ubruint D-(Decl ~t' A4241, (444.-~ Â«Â»-Â« ~&1<ie Lothian, Aeputy City Clerk Stan Gibbs. VicÂ¢thair APPROVED AS TO FORM james R. True, Special Counsel Exhibits Exhibit 1: Approved West and North Elevations (with conditions) il j 21 9 2 STOREFRONT GLAZ}NG AREA 403 SF TOTAL ELEVATION AREA 622 SF STORE FRONT GLAZING WITH j GLAZING % OF STOREFRONT 54.8% = WOOD LOUVER SHUTTERS ~ 9'.0. SIGNAGE - STAND --. Y.. _____f_1.--_.-__.-~ < EXISTING BUILDING OFF LETTERING 4 CEMENT PLASTER 01-11-3 1 1 11 11 ~ 1 ACCESSIBLE FUMP WITH METAL HANDRAll PROPOSED WEST ELEVATION EXISTING SLOPE OF ROOF l < EXISTING BUILDING ~ CEMENT PLASTER T&G WOOD SIDING 1 i 1 21-+ PROPOSED NORTH ELEVATION 631-VIOOSSÂ¥ + bGNIZC!Â¥8 -10*VMVIN ~ NEIdSV'13381S WELL-NAH 'S 26Â£ - SNOLLÂ¥/gla CEISC)dOWd 'Bllu A"."logiUS MARP )L RADZINER RECENED AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax DEC 1 7 2008 landscape mail@marmol-radziner.com St : Y OF ASPEN www.marmol-radziner.com IOMMUNiTY DEVELOPMENT December 15,2008 CITY OF ASPEN - COMMERCIAL DESIGN REVIEW APPLICATION Project James Perse Store - Facade Remodel at 312 S. Hunter Street, Aspen Address and Legal Information Physical Address: 312 S. Hunter Street, Aspen, CO 81611 Assessor Parcel #: 273718225023 Legal Description: Subdivision of the City and Townsite of Aspen, Block 100, Part of Lots K, L and M. Lot Area: 2,205 sf Building Department: Building Division, Department of Community Development, City of Aspen. Existing Building Description Height: Single storey commercial building Year Built: 1954 /1985 (as per Assessor's records) Existing Floor: Elevated concrete slab and foundation Existing Cladding: Metal siding Existing Roof: Metal standing seam roofing Zoning Summary zone: C-1 (Commercial) Land Use: Retail Store Street Front Setback: O'-O" Street Side Setback: O'-O" Maximu m Height: 28'-0" Allowable Floor Area Ratio: 1.5: 1 1 MARI )L RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles Caljfornia 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com Description of Proposal 1. Existing Building and Use The property is located on the corner of Hunter Street and Alley Block 100, in the commercial zone of the City of Aspen. The existing building is a single storey commercial unit currently operating as a retail store. The existing building footprint abuts to the alley on the North. Access into the building is via a set of stairs and a single entry door facing Hunter Street. The building does not currently provide a wheelchair accessible entrance, and it is not located in the Historical Overlay District. 2. Description of Proiect The scope of the proposed project is to remodel and upgrade the Hunter Street and Alley elevations, and renovate the Hunter Street elevation in order to accommodate wheelchair accessibility. The mercantile occupancy use for the building will be maintained as a retail clothing store for the designer James Perse. 3. Compliance with Review Standards As per Section 26.710.150 of Title 26, the purpose of the Commercial (C-1) Zone District is to provide for the establishments of mixed-use buildings with commercial uses on the ground floor with the opportunity for residential units to be developed above ground level. We have addressed the section 26.412.060 Commercial Design Standards as follows: â€¢ Public Amenitv Space Per Section 26.575.03OB, this property is exempt from being required to provide public amenity space, as the proposed project is an upgrade of the exjsting building within existing building footprint. As the existing building occupies the maximum lot area, there is no available opportunity to create public amenity space. The flexibility of the interior space as a retail store will be maintained in the proposed remodel. 2 MARI )L RADZINER AND ASSOCIATES A1A architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marinot-radziner.com However, the proposal improves the public amenity of the building in several ways. Firstly, the proposed remodel helps to engage the public street by improving access into the building by installing a wheelchair accessible ramp. The current building does not provide wheelchair access to the interior, and the existing floor level is approximately 30" above the sidewalk level at its highest point, making access into the building virtually impossible for wheelchair bound visitors. Secondly, the proposed design will be a significant upgrade to the existing condition of the building. The current metal cladding, plaster finish, trim and awnings are in need of repair/replacement due to age and condition. The proposed design includes an integral plaster finish on the Hunter Street elevation with an area of display windows and operable shutters. This is intended to increase visual interest from street level, improve the existing streetscape and encourage pedestrian traffic and interaction. The design also includes the replacement of the existing metal cladding on the North elevation (alley side) with painted tongue and groove wood siding to match the plaster finish. The color palette is designed to both complement and reflect the existing landscape and adjacent structures. The single storey proportional and height of building will be maintained. o Trash and Utilitv Space As the existing building footprint encompasses the entire lot, there is no opportunity to provide an onsite trash / utility / recycling area. Currently the incoming utilities are located on the North elevation of the building (facing the alley), and there is no plan to move these utilities from their current location. To address this design standard, we note that the operations of the business that this proposal relates to will not require a large trash recycling area, and the existing retail space in the building also does not have a dedicated trash and recycling area. The trash / recycling functions will therefore be maintained under the existing conditions. The proposed mechanical system will be located on the roof of the existing building, where the current mechanical system is located. This location has the least visual impact from the street. If required a screen 3 MARI )L RADZINER AND ASSOCIATES A 1A architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com can be built around the new unit to minimize visibility from street level. However, there is currently no screening provided around the existing unit. Â® Design Elements In keeping with the Section 26.510.13OD, the proposed signage has been designed in compliance with the requirements for signage in a Commercial Zone. As shown in the proposed elevations, the Hunter St. elevation signage will consist of a single wall sign, approximately 1'-0" by 9'-0" in dimension. The area of the sign is less than both the 10sf maximum area for a wall sign and the 12sf maximum aggregate area for this facade length. Illumination of the building and the signage will be architecturally sensitive and in keeping with the objectives of the Commercial Design Standards. No additional exterior lighting is proposed apart from lighting required for exiting on the ramp. Additional architectural design elements in this proposal are detailed in the 'Public Amenity' description above. e Parking Per Section 26.515.010B, the existing property does not have the facility for off-street parking, and this proposal is exempt from providing additional parking, being a redevelopment of an existing building. 4 MARI )L RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com 4. Summary As detailed above, this proposed development will be a remodel to an existing building that will greatly improve the building appearance, streetscape and the building's handicapped accessibility. We also feel that the aesthetic of the remodel are in accordance with the goals and objectives of the developed review standards set out in the Land Use Regulations of the City of Aspen. Please feel free to contact me if you have any questions or comments regarding this application. Yours sinc#rely, 1\' il f .J Linda Wong i LEED AP, Project Manager [p] 310.826.6222 [e] linda@marmol-radziner.com 5 12/05/2008 18:41 13236539021 JAMES PERSE INC PAGE 02/02 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT Agreement for Pavment of Citv of Asven Development AnÂ»lication Fees CITY OF ASPEN (hereinafter CITY) and *r~&11425 {2.rce.. E,4-Â£4+~ri'SCS, ble . (hereinafter APPLICANT) AGREE AS FOLLOWS: 1. APPLICANT has submitted to CITY an application for FAC.*DE AE,%10*al,- 3/2 5.+ft/NTEA ST, ASPEN 60 064 (hereinafter, THE PROJECT). 2. APPLICANT understands and agrees that the City of Aspen has an adopted 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 acct-ue 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 Historic Preservation Commission, Planning and Zoning Commission and/or City Council to enable the Historic Preservation Commission, Planning and Zoning 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 $ 4 Â¥70 which is for 6 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 $235.00 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 APPLICANT By: By.. ~'lv Chris Bendon Community Development Director Date: 2 itbd 10055 Billing Address and Telephone Number: %40 C Mdrost FL. 1-05 +106-8:1.29. : c.,4 90Â¢)45 ATTACHMENT 2-LAND USE APPLICATION PROJECT: Nanne: PA-4,-DE R.Emo DED. -Â·39:Â·MES P.E-12-3.E 1-ropic Location: 3%1Â· gotrT H 'HV lu-TER %1 KEÂ¥51 , 494>E-N: LO %1618 (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # (REQUIRED) 1 737 1 821 5 012, APPLICANT: Name: JAMÂ¢-1 PE-R-LE ENTE:-A,-P A.,14 EL , iNG . - A 9 "06 0 Address: 9' 40 1 nl El..20.2 14.-AtÂ·E ; L 01, AWE L-#- r C-17 'v ' Phone #: (3 i-4 1 2/3 4250 REPRESENTATIVE: Name: MA A Mo L. 2*1020â‚¬ Lf>A f REE; 0 c.. i #41-8.- 4 Â·kl r A l . :t A+ fu vÂ·JO U G- 0 . I. I 4 Address: N 6,6 2*E Ky:- Â«/EÂ· -4 -, a ' -Â·e.~ .e .9 6 k- 7 + M 9 1 ~ C + 4-* i_ L s 5 ' . Phone #: 3 ! 0 1 .6 3.6 6 1211, TYPE OF APPLICATION: (please check all that apply): GMQS Exemption E Conceptual PUD D Temporary Use GMQS Allotment E Final PUD (& PUD Amendment) U Text/Map Amendment Special Review U Subdivision H Conceptual SPA ESA - 8040 Greenline, Stream U Subdivision Exemption (includes U Final SPA (& SPA Margin, Hallam Lake Bluff, condominiumization) Amendment) Mountain View Plane U Commercial Design Review E Lot Split U Small Lodge Conversion/ Expansion U Residential Design Variance L Lot Line Adjustment U Other: Â£ Conditional Use EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) fic T Cri *1 691 LE,v i t )6- Â£ i w '5 c..E Pro R,E v <5089 *t N,-*.2- < A- l.- bt. C ia- C k-t A~- p.-2:77 4-i L- PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) PR_0 00-4&:Â© 2-8-- rvÂ«isCEL.-. opÂ· eve~CT A#,8 NOFftâ‚¬ Pt,1-*184 0 2- tutifit f<ki Atmbki- Havt you attached the following? FEES DUE: $ i U,-1 0 0 g.*01 Z T <5*42â‚¬p'll- E Pre-Application Conference Summary 5-14,0 L . 2 Attachment #1, Signed Fee Agreement B Response to Attachment #3, Dimensional Requirements Form Â£3 Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards D 3-D Model for large project All plans that are larger than 8.5" Xll" must be folded. A disk with an electric copy ofall written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model. m El El El ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM project: F+E-Â·to E ALYMO D,fi L - 3"*M PE Â·PeRâ‚¬ m i.-ro u.-e. Applicant: 56-*1 E-$ ABASE E-KITER.*ALLIES , Wc. Location: 362 50(,/Tfl 0,Â·f UN-F'8#- S Tg,re -T , *SP E-N Co &16 11 Zone District: 60--l Lot Size: 2 , 105, 3 i: Lot Area: 11 (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: 1, D Eâ‚¬ 43Â·Proposed: 1110 52, ' 'I Number of residential units: Existing: ' NfA' ' Proposed: W 104 Number of bedrooms: Existing: N 1 6, Proposed: NIA Proposed % of demolition (Historic properties only): DIMENSIONS: Floor Area: Existing: 21; 2154 Allowable: 31 30%.Sfproposed: 297.9 4. 1/i .fi Â¢ Yle), =B Principal bldg. height: Existing: 16 -%' Allowable: Uu v Proposed: 'd--or. Access.bldg. height Existing: 9 ItÂ¥ Allowable: 14* Proposed: W i fr On-Site parking: Existing. O Required: -"' Proposed: 0 % Site coverage: Existing: 100 % Required: - Proposed: 1 00 No 90 Open Space: Existing: O h Required: 4 Â·Â·- Proposed: 0 .2 0 Front Setback: Existing: 0 Required: 0 Proposed: 0 Rear Setback: Existing: O Required: 0 Proposed. O Combined F/R: Existing: Required: 3 Proposed- '1 Side Setback: Existing: U Required: O Proposed: 0 Side Setback: Existing: 0 Required: 9 Proposed: u Combined Sides: Existing: 0 Required: I Proposed: O Distance Between Existing O Required: 0 Proposed: CD Buildings Existing non-conformities orencroachments: 5 (//2_VEÂ¥ 4+10(/v' 1 ff-* (371 #14-* Built'-,h|(.*f YAJ(*Of<r/t.tet oN kulte 'ON 100 Rrre: to lytÂ·436*81 I $ 6 Variations requested: p // 71Â¥RJ MT[ciA,;r -70 3-Â·x (05[ 6/3,0 (46#li' Tio ,/9- - Â£ Pâ‚¬7+T.>8/ 4.19 70,oraille, 7b UE>Of fÂ·+Al NOR*Te :-1- t,!34*-Tto tj tr CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Errin Evans, 429-2745 DATE: 11.24.08 PROJECT: 312 S. Hunter, Fagade Remodel REPRESENTATIVE: Jackie Goldklang, Chris Shanley Marmol Radziner Tel: 310.826.6222 DESCRIPTION: The applicant is proposing the following: demolition of a portion of the front of the building, an exterior face lift including new windows, a new door, and exterior materials and remodeling the interior. The demolition will not result in an increase of net leasable area. The applicant will be required to apply for Consolidated Commercial Design Review to achieve this request. The applicant will also be required to apply for a building permit after the Commercial Design Review is approved. Relevant Land Use Code Section(s): 26.412 Commercial Design Review 26.304 Common Development Review Procedures Commercial, Lodging, and Historic District Design Objectives and Guidelines http://www.aspenpitkin.com/pdfs/depts/41/Low Res Aspen.pdf http://www.aspenpitkin.com/depts/38/citvcode.cfm Review by: - Staff for complete application - Referral agencies for technical considerations - Planning and Zoning Commission Public Hearing: Yes, aU)&2 For all public hearings, the Community Development Department is responsible for publishing the legal notice in the newspaper. The Applicant is responsible for posting the property and for the mailing of legal notices, at least 15 days prior to the hearing, to property owners within 300 feet of the subjed property. The GIS department can provide this list on mailing labels for a fee. The applicants are responsible for filing an affidavit of mailing and posting with the Community Development Department 15 days prior to the public hearing. (Include a copy of your mailing labels before using to submit with your affidavit.) Planning Fees: $1,470 Deposit for 6 hours of staff time (additional staff time required is billed at $245 per hour) Total Deposit: $1,470 Total number of application copies: 10 Copies To apply, submit the following information: 1. Total Deposit for review of application. 2. Applicant's name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. 3. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. 4. Completed Land Use Application. 5. Signed fee agreement 6. Pre-application Conference Summary. 7. An 8 1/2" x 11" vicinity map locating the subject parcel within the City of Aspen. 8. Proof of ownership. 9. Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. (This requirement, or any part thereof, may be waived by the Community Development Department if the project is determined not to warrant a survey document.) 10. A site improvement survey that includes all existing natural and man-made site features. 11. A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application. Please include existing conditions as well as proposed. 12. List of adjacent property owners within 300' for public hearing 13. Copies of prior approvals. 14. All other materials required pursuant to the specific submittal requirements. 15. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional information. 16. Applications shall be provided in paper format (number of copies noted above) as well as the text only on either of the following digital formats. Compact Disk (CD)-preferred, Zip Disk or Floppy Disk. Microsoft Word format is preferred. Text format easily convertible to Word is acceptable. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. ... â€¢~m~11 : LOWELL FAX NO. : 9709259094 Dec. 11 2008 03:13PM Pl ... .. ... ..... .. REVOLUTION PARTNERS Lowell Meyer, Manager Post Office Box 1247 Aspen, Colorado 81612 Decemberll, 2008 Marmol Radzner & Associates Peter Mavridis, Vice President 12201 Nebraska Avenue James Perse Los Angeles Los Angeles, CA 90025 8401 Melrose Place, 2nd Floor Los Angeles, CA 90069 Gentlemen: This letter shall authorize you to submit the attached plans to the City of Aspen for a building permit- As owner and landiord of 312 South Hunter Street, I hereby authorize this submittal. In the event there are significant changes made to these plans, I would need to approve those as well. If you need additional information or the City of Aspen has any questions, please feel free to contact me. Yours very truly, REVOLUTION PARTNERS, LLC By: ~1_9 - Lowell Meyer, Its Manager 12/05/2008 14:32 13236539021 JAMES PERSE INC PAGE 02/02 Corporate Office ' 3311 East Slauson Avenue Vernon CA 90058 Telephone 323 588 2226 Fax 323 588 2227 JamesPerse.com 11*;111 14 1 211251 LE Los ANGE[LES To whom it may concern: B authorize Marmo[ Radziner and ,>.ssocisies to act on behalf of James Parse Enterprises; inc. ("Tena:nt") in obtaining planning and building g.pprovals for the Tenant Improvement project locsted at 312 S. Hunter Street, Aspen; CO 81611. The chsign and modIc tic:*ts to the existing condmons have been presented to me and meet with my E pprovan. Sincerely, 4 A , id n 4 1 R 1/111 Pi.teÂ·r Ma Â¥'Adit- V.P. Rc--4 Estate D, ve lopme nt 1 1 r.2.1 11/yvuifuv Insumnce Grnoration 41 11 A LihM>839=A eC &!Nsr ALTA Commitment For Title Insurance American Land Title Association (1966) AUTHORIZED AGENT: PITKIN COUNTY TITLE, INC. 601 E. HOPKINS AVE. 3mFLOOR ASPENv COLORADO 81611 970=925-1766-PHONE 970=925-6527-FAX 877-217-3158-TOLL FREE E-MAIL ADDRESS: TITLE MATTERS: CLOSING MATTERS: TJ Davis-tjd@sopris.net Tom Twitchell=tomt@sopris.net Joy Higens-joy@sopris.net Brandi Jepson-brandi@sopris.net (Closing & Title Assistance) Samantha Sweeney-sams@sopris.net (general office assistance) Issued By ImuyÂ«FtleInsurance (Erppmt[QU Home Office: 5600 Cox Road Glen Allen, Va. 23060 B 1004-268 raÂ¥*, ni FT { COMMITMENT FOR TITLE INSURANCE SCHEDULEA 1. Effective Date: October 8,2008 at 8:00 AM Case No. PCT22272L 2. Policy or Policies to be issued: (a) ALTA Owners Policy-(6/17/06) Amount$ 3:568,840.00 Premium$ 3,107.00 Proposed Insured: Rate: Re-Issue JAMES PERSE ENTERPRISES, INC. (b) ALTA Loan Policy-(6/17/06) Amount$ 0.00 Premium$ 0.00 Proposed Insured: Rate: (c) ALTA Loan Policy-(6/17/06) Amount$ Premium$ Proposed Insured: Rate: 3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: REVOLUTION PARTNERS, LLC 4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is described as follows: See Attached Exhibit "A" PiTKIN COUNTY TITLE, INC. Schedule A-PG.1 601 E. HOPKINS, ASPEN, CO. 81611 This Commitment is Invalid 970-925-1766 Phone/970-925-6527 Fax unless the Insuring 877-217-3168 Toll Free Provisions and Schedules A and B are attached. AUTHORIZED AGENT Countersigned: ....7 1 Â¥2,1 ( EXHIBIT "A" LEGAL DESCRIPTION A LEASEHOLD INTEREST IN AND TO: Part of Lots K, L, and M, Block 100, City and Townsite of Aspen Described as follows: Beginning at the Northwest corner of said Lot K; thence S 75Â°09'11" E, 62.44 feet along the North line of Lots K, L, and M to the center of a masonly wall; thence S 14Â°50'49" W, 32.24 feet along the center of said wall; thence N 75Â°09'11" W, 16.30 feet along the center of said masonry wall; thence S 14'50'49" W, 4.16 feet along the center of said wall; thence N 75Â°09'11" W, 46.14 feet along the center of said wall to a point on the Westerly line of said Lot K; thence N 14Â°50'49" E, 36.40 feet to the point of beginning. As set forth In the Lease and the Memorandum of Lease recorded , 2008 as Reception No. { SCHEDULES -SECTION 1 REQUIREMENTS The following are the requirements to be complied with: ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or Interest to be Insured. ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record to-wit: 1. Copy of the Registration duly stamped by the Secretary of State of the State of Colorado evidencing registration of Revolution Partners, LLC and Statement of Authority and a copy of the Operating Agreement of Revolution Partners, LLC evidencing the names and addresses of the Members and/or Managers authorized to act on behalf of said Limited Liability Company. 2. Evidence satisfactory to the Company that James Perse Enterprises, Inc. is a duly existing and valid corporation existing pursuant to the laws of the State of , must be delivered to and approved by the Company. 3. Duly acknowledged Lease from REVOLUTION PARTNERS, LLC TO JAMES PERSE ENTERPRISES, INC. C C SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, If any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded In Book 59 at Page 236 providing as follows: "That no title shall be hereby acquired to any mine of gold; silver, cinnabar or copper or to any valid mining claim or possession held under existing laws:'. 8. Minerals and mineral rights as contained in Deeds recorded June 13, 1899 in Book 98 at Page 520 and October 15,1891 in Book 105 at Page 216. 9, Terms, conditions, provisions and obligations as set forth in Party Wall Agreement recorded April 13,1983 In Book 443 at Page 332. 10. Terms, conditions, provisions and obligations as set forth in Memorandum of Lease recorded , 2008 as Reception No. 11. Deed of Trust from : REVOLUTION PARTNERS, LLC To the Public Trustee of the County of PITKIN For the use of : FIRST COLORADO NATIONAL BANK Original Amount $2,429,077.61 Dated : April 2,2008 Recorded : April 3,2008 Reception No. : 548052 Assignment Rents given in connection with the above Deed of Trust recorded April 3, 2008 as Reception - No. 548053. C C ADDITIONAL INFORMATION AND DISCLOSURES The Owner's Policy to be issued, if any shall contain the following items in addition to the ones set forth above: (1) The Deed of Trust, if any, required under Schedule B-Section 1. (2) Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND MORTGAGE POLICY TO BE ISSUED HEREUNDER) Pursuant to [nsurance Regulation 89-2 NOTE: Each title entity shall notify In writing every prospective insured in an owner's title Insurance policy for a single family residence (Including a condominium or townhouse unit) (1) of that title entity's general - requirements for the deletion of an exception or exclusion to coverage relating to unfiled mechanics or materialmens liens, except when said coverage or insurance is extended to the insured under the terms of the policy. A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanics' and/or Materialmen's Liens executed by the persons Indicated in the attached copy of said affidavit must be furnished to the Company. Upon receipt of these items and any others requirements to be spedfied by the Company upon request, Pre-printed Item Number 4 may be deleted from the Ownefs policy when issued. Please contact the Company for further Information. Notwithstanding the foregoing, nothing contained in this Paragraph shall be deemed to impose any requirement upon any title Insurer to provide mechanics or materialmens lien coverage. NOTE: If the Company conducts the owners or loan closing under circumstances where it is responsible for the recording or filing of legal documents from said transaction, the Company will be deemed to have provided "Gap Coverage". Pursuantto Senate Bill 91-14 (CRS 10-11-122) (a) The Subject Real Property may be located in a Special Taxing District; (b) A Certificate of Taxes Due listing each taxing jurisdiction may be obtained form the County treasurer of the County Treasurefs Authorized Agent; (c) Information regarding Special Districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and Recorder, or the County Assessor. NOTE: A tax Certificate or other appropriate research will be ordered from the County Treasurer/Assessor by the Company and the costs thereof charged to the proposed insured unless written Instruction to the contrary are received by the company prior to the issuance of the Title Policy anticipated by this Commitment. Pursuant to House Bill 01-1088 (CRS 10-11-123) If Schedule B of your commitment for an Owner's Title Policy reflects an exception for mineral interests or leases, pursuant to CRS 10-11-123 (HB 01-1088), this is to advise: (a) There is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the surface estate and that there is a substantial likelihood that a third party holds some or all interest in oil, gas, other minerals or geothermal energy in the property and (b) That such mineral estate may Include the right to enter and use the property without the surface owners' permission. NOTE: The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either the Insured or the Company. Upon request, the Company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction. NOTICE REGARDING CONSTRUCTION FINANCING: If it is not disclosed to the company that the loan to be insured hereunder Is In fact a construction loan, any coverage given under the final policy regarding mechanic or materialmen's liens shall be deemed void and of no effect. 4 SKIERS LP 517 EAST HYMAN HOLDINGS LLC 520 EAST COOPER PTNRS LLC 1108 NORFLEET DR 517 E HYMAN AVE 402 MIDLAND PARK NASHVILLE, TN 37220 ASPEN, CO 81611 ASPEN, CO 81611 521 EAST HYMAN HOLDINGS LLC 610 EAST HYMAN LLC 633 SPRING 11 LLC C/O EDWARD DINGILIAN C/O CHARLES CUNNIFFE PO BOX 1709 160 W 225TH ST 610 E HYMAN AVE ASPEN, CO 81611 BRONX, NY 10463 ASPEN, CO 81611 633 SPRING LLC ABRAMSON JEFFREY W & HEIDI A B ADAM P T C/O GARFIELD & HECHT PC C/O PACIFIC UNION HOMES PO BOX 9066 601 E HYMAN AVE 675 HARTZ AVE ASPEN, CO 81612 ASPEN, CO 81611 DANVILLE, CA 94526 ANDERSON COMMERCIAL PROP LLC ADESSO LLC 6.31% AJAX MOUNTAIN ASSOCIATES LLC 74.34% 614 E DURANT AVE 520 E DURANT ST #207 614 E DURANT AVE ASPEN, CO 81611 ASPEN, CO 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WEST ULLA CHRISTINA WHITE WINDOWS LLC 7.01% WHITMAN WAYNE & FRAN UND 1/2 INT 3042 TOLKIEN LN 614 E DURANT AVE PO BOX 457 LAKE OSWEGO, OR 97034 ASPEN, CO 81611 CLEARWATER, FL 33757-0457 WILLIAMS CRAIG & LEE FAMILY WILSHIRE COMPANY WINE RICHARD A PTNRSHP PO BOX 828 2233 MYRTLE POINT WAY 8990 HEMPSTEAD HWY #200 ORINDA, CA 94563 HENDERSON, NV 89052-7153 HOUSTON, TX 77008 WISE JOSEPH WOLF LAWRENCE G TRUSTEE WOODS FRANK J 111 1320 HODGES ST 22750 WOODWARD AVE #204 205 S MILL ST #301A RALEIGH, NC 27604-1414 FERNDALE, MI 48220 ASPEN, CO 81611 WRIGHT CHRISTOPHER N YERAMIAN CHARLES ZENSEN ROGER 13 BRAMLEY RD PO BOX 12347 313 FRANCES THACKER LONDON W10 6SP, UK ASPEN, CO 81612 WILLIAMSBURG, VA 23185 1 f 'Ir .ri 67 I. 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LOS ANGELES, CA 90025 PROJECT #: 28082 PROJECT: JP ASPEN TEL 310-826-6222, FAX 310-826-6226 - 133hI1S >331NAH 'S ZLE 103r L L91.8 OCIVB l ....â€¢4 -....1~/4-Ul W Wb".X~gy*kiA.* ..';' ..mrpwAMMÂ»$~*;~~~p~:fteÂ»$> 1~.I'- HUNTER STREET PROPERTY BOUNDARY /. --- ---1-- 1.- - - R \ 11 L 1 01 I I 1 - -O 1 1 30 , 1 O m : 0 1 1 C Z 0 1 -4 010 TITLE: EXISTING FLOOR PLAN - 312 S. HUNTER STREET, ASPEN MARMOL RADZINER + ASSOCIATES SCALE: 1 /8" = 1'-0" DATE: 12.10.08 12210 NEBRASKA AVE. LOS ANGELES, CA 90025 E.01 PROJECT #: 28082 PROJECT NAME: JP ASPEN TEL 310-826-6222, FAX 310-826-6226 ALLEY . 101.1. LM@Mt .=5 0)19: CONC ..1 Doc oc ,173 .1. r~ I.. rn,/F. 177 eoc cc POST 6 LEGEND AND NOTES 4 170 WALL 1 A 5.157 . 180 FOUND OR SET SURVEY MONUMENT AS DESCRIBED 1--10' 0 '4~~1~~~~~111- O UnLITIES 0 10 20 Â· ~K PLAmÂ®EY CONTROL .= FLOWER SUKE~!;grmt%WY*lr'm.SY A I NO. PCT2014*F DATED= OCTOBER 24.2003 POSTED ADDRESS 312= LS 9184 AT THE NW CORNER LOT D. 01_OCK 100= N 75.09'11Â°W. 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CrrY AMD Nom,snE oF #SPEM DESCRIBED AS FOLLOWS: BEGIN,mG AT T ~ NORTHWEST CORNER OF SAID LOT 12 11SS ~ 3 %10.0%, %11 Bm aM IM ~mUp ~~~KI AND M To THE CENTER oF A MASONRY WALL; E ~ ii %3 2 @ 1%%#Z&*Ct~1 THE WESTErf LINE OF LOT K; COUNTY OF Pin(IN. STATE OF COLORADO. AREA: 2,205 S F.+/- COOPER AVENUE 470' I ReoRD Rolly. 210 SOUâ„¢ GALE}44 STREET - PREPARED BY j ASPEN SURVEY ENGINEERS, INC. ASPEN, COLORADO 81611 PHONE/FAX (970) 925-3816 ,Ue INA, 1.2 ./. IF THE ......10- .RED,L /â‚¬ .'I.'I-/ m vol l NOT Â¥O 5.-ED ./.1 111 2AL OF M im JOB 91,179 1 ; d d 1 SITE BOUNDARY I I - I - m 0 0 1-1 - Z - 0 % m 7 0 0 - m 3 m > i 22] -1 0 Z t SITE BOUNDARY i -3 L= ----- - SITE BOUNDARY 1 ----Ii-Ii--- ' E.02 TITLE: EXISTING ELEVATIONS - 312 S. HUNTER STREET, ASPEN MARMOL RADZINER + ASSOCIATES SCALE: 1/8" = 1 '-0" DATE: 12.10.08 12210 NEBRASKA AVE. LOS ANGELES, CA 90025 PROJECT #: 28082 PROJECT NAME: JP ASPEN TEL 310-826-6222, FAX 310-826-6226 NOi1VA313 HlhION ONUSIXEl 0 > O O 0 00 m CO & om m C> m 5 2 0 Z 17 -lCD ie /0 X 6 -1 I 1'-0" ,.1 I m M SITE BOUNDARY 0 #. 1 I t-/. al 1 1 1. 0 0 -0 Ij 6 : ! COCE] - O 0 f t. j 0 1 '-- Ii../1. -m 1 iii 1 0 , --- 1 I 1 5 m 1 1 4 + 1 1-- =:=r 1 1 1 1 i i m i -- 1 + < 3, 1 I riom Fmx 0. 0 & 8 â‚¬ S d O 8 4 5 Z 1.1 ----'- O 1 0 r L f I % zmm - O 7 0 Ill I.I.'Ii,1 r-. 1-1 ...11 SITE BOUNDARY L â€ž l 8 m m p . X -1 4 - Z 0 1 0 g r 1 - 0 44 - 0 _~_ SITE BOUNDARY TITLE: PROPOSED ELEVATIONS - 312 S. HUNTER STREET, ASPEN MARMOL RADZINER + ASSOCIATES SCALE: 1/8" = 1'-0" DATE: 12.15.08 12210 NEBRASKA AVE. LOS ANGELES, CA 90025 A2.02 PROJECT #: 28082 PROJECT NAME: JP ASPEN TEL 310-826-6222, FAX 310-826-6226 ALL AND HANDRAIL E-STAND WITH WOOD LOUVER SHUTTERS BEHIND~ DISPLAY GLAZING IN STEEL FRAME NOI1VA313 Hlk:ION 0390dOk:Id I CD 7 -4 >O >6 Zr K = 08 -00 HUNTER STREET PROPERTY BOUNDARY .O Â«9101 I L.WJ 1 up eÂ» 1 ~ 11 TTI 11,1 lili lili i lid 0 1 11- I I 1 E. i U m A 1 - I I 1 1 1 1 1 1 TITLE: PROPOSED PLAN - 312 S. HUNTER STREET, ASPEN MARMOL RADZINER + ASSOCIATES SCALE: 1/8" = 1'-0" DATE: 12.15.08 12210 NEBRASKA AVE. LOS ANGELES, CA 90025 A2.01 PROJECT #: 28082 PROJECT NAME: JP ASPEN TEL 310-826-6222, FAX 310-826-6226 WALL WITH SN[Aln-100 ONIC]llnE] DNI1SIX3 HANDRAILS BOTH SIDES WIDTH ACCESSIBLE ALLEY AMVONA08 A.183dOMd SITE BOUNDARY ----Ill m X - -1 l---i- Z - G) m 0 Il m r m 27 > -1 0 Z SITE BOUNDARY SITE BOUNDARY TITLE: EXISTING ELEVATIONS - 312 S. HUNTER STREET, ASPEN MARMOL RADZINER + ASSOCIATES SCALE: 1/8" = 1'-0" DATE: 12.10.08 12210 NEBRASKA AVE. LOS ANGELES, CA 90025 E.02 PROJECT #: 28082 PROJECT NAME: JP ASPEN TEL 310-826-6222, FAX 310-826-6226 NOI1VA313 HlhION 9NllSIX3 Ex k{\ 051 -r C MAR- .OL RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com January 5th, 2009 CITY OF ASPEN - COMMERCIAL DESIGN REVIEW APPLICATION Project James Perse Store - Facade Remodel at 312 S. Hunter Street, Aspen Addendum - Commercial Character Area In addition to the Commercial Design Review Application Document dated Decernber 15,2008 for the above named project, the review of the proposed design with respect to the Commercial Character Area requirements as set forth in the Commercial, Lodging and Historic District Design Objectives and Guidelines (Final Draft June 2007) is as follows: â€¢ Street &_Alley System With respect to the Street and Alley infrastructure in place in the Commercial Area, the proposed project fulfills these criteria by orienting the public access to the building towards Hunter Street per requirement 1.1. As the project is located within the existing footprint of the building, there is no change to the public access available along Hunter Street or the alley way per requirement 1.2. The existing facade of the building facing the alley is metal cladding, in average condition. Per requirement 1.4, the proposed project will greatly enhance the aesthetic appeal of the corner of the building visible from Hunter Street and the alley way, by conceptually wrapping the solid plaster clad form of the street facade around the corner of the building. The balance of the alley facade cladding is proposed to be wide vertical tongue and groove wood boards, a material which recalls the traditional use of large wood members in alpine lodges. . parking Due to the existing building being located on the property lines, there is no existing or proposed on-site parking as part of this project. â€¢ Public Amenity. Space As the existing building occupies the maximum lot area, and the lot area being small in square footage, there is no available opportunity to create on-site or communal space. However, the proposed remodel will add to public amenity and better engage the public street by improving access into the building with the installation of a wheelchair 1 MAI~|OL RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com accessible ramp. The existing building does not provide wheelchair access to the interior, and the existing floor level is approximately 30" above the sidewalk level at its highest point, making access into the building virtually impossible for wheelchair bound visitors. The accessible ramp is aesthetically integrated into the street facade of the proposed remodel. â€¢ Building_Placement The project is located on a corner lot at Hunter Street and an alley way. The definition and aesthetic appeal of the corner view of the building will be enhanced, as per the description for the Street & Alley system requirements above. The building will have a unified design concept, rather than a store front facade being visually incongruous with the alley way facade. In keeping with requirements 1.18 and 1.20, the street facing facade of the building, inclusive of the roof soffit and the side of the accessible ramp is located on the sidewalk property line. This is to maintain the alignment of facades at the sidewalk, oriented parallel to the street and the alley way. â€¢ Building-Height,_Mass_allgi Scale The existing building is bordered by double storey buildings on both south and east boundaries. As the proposal aims to retain the existing structure, the single storey building will be in scale with the pedestrian environment and will maintain the diversity of heights and scales of buildings encouraged in the Height Variation guidelines 1.22 through 1.24. Additionally, the proposed remodel maintains the existing height and scale of the building, and is respectful to the scale of historic structures in the adjacent vicinity. â€¢ Building Design & Articulation As per the proposed elevations, the combination of a well proportioned facade form and innovative use of a traditional material addresses Key Design Objective No. 3 for the Commercial Character Area by promoting creative, contemporary design. With respect to guidelines 1.32 and 1.37, the single storey street facade is conceptually divided into 3 levels - the top of the ramp wall located at the property line, the glazed store front set back from the street, and then the roof soffit extending out to the property line. This simple manipulation of the mass of the facade is aesthetic but also functional, as it provides space for the accessible wheelchair ramp and a protective roof 2 r MAF_ OL RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com overhang for the ramp on the exterior of the building and the west facing store front glazing. The ramp addresses the accessibility issues with the existing retail entrance as per requirement 1.38, and the full wall of store front windows facing the street maintains transparency and addresses requirement 1.40. Requirement 1.42 is addressed through the combination of a well proportioned, yet simple treatment of the facade detailing. As the proposed project is a refurbishment of an existing commercial single storey structure, the facade articulation is restrained and contemporary. Along the alley way facade, the existing butterfly roof of the building will be maintained, accentuating the elevation and complementing the choice of cladding materials. As shown in the proposed elevations, the Hunter St. elevation signage will consist of a single wall sign. The area of the sign is less than both the 10sf maximum area for a wall sign and the 12sf maximum aggregate area for this facade length, in keeping with the requirements of the Land Use Code Section 26.510.13OD. The aesthetic intent of the signage is in keeping with the proposed facade remodel and the Commercial Character Area design objectives. With respect to Roofscape design, the existing building has a visible package mechanical unit located on the roof. To address the requirement 1.45, the proposed remodel will improve the existing condition by replacing the existing unit with a new roof top package unit, and locate the unit in a visually unobtrusive location. A rooftop mechanical enclosure/ screen will be designed around the mechanical unit. â€¢ Architectural Materials As per requirements 1.46 through 1.49, the selection of the exterior materials and colors palette has be carefully considered in relation to the traditional materials used in Aspen construction, and selected for their climate suitability and durability. As described in the Street & Alley System section above, the exterior cladding material palette includes cement plaster and wide vertical tongue and groove wood boards. The dark neutral colors and materials proposed for the remodel are taken from the surrounding character of the natural and built environment, complimenting rather than contrasting the existing streetscape. 3 MAF-- -OL RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com Paving & Landscaping As the existing building is built to the property boundaries, there is no opportunity to provide additional paving or landscaped areas in the scope of this project. Summarv As detailed above, this proposed development will be a remodel to an existing building that will greatly improve the building appearance, streetscape and the building's handicapped accessibility. We also feel that the aesthetic of the remodel are in accordance with the Key Design Objectives for the Commercial Character Area requirements. Please feel free to contact me if you have any questions or comments regarding this application. Yours sincerely, Linda Wong LEED AP, Project Manager [p] 310.826.6222 [e] linda@marmol-radziner.com 4 Â»14(6[ -T 10/ MAL..1OL RADZINER AND ASSOCIATES AIA archjtecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com January 29th,2009 CITY OF ASPEN - COMMERCIAL DESIGN REVIEW APPLICATION Project James Perse Store - Facade Remodel at 312 S. Hunter Street, Aspen Addendum 2 - Response to Development Review Committee Comments In response to the DRC Comments received in our meeting at the City of Aspen on January 21Â· 2009, we emphasize that this proposal is a remodel of an existing 1950s commercial building, not a ground up construction-project. There are significant existing structural and building constraints which our proposal is responding to, while also fulfilling the requirements of the Commercial Design Standards and Commercial Character Guidelines. The Land Use Code Section 26.412.050 Review Criteria, paragraph A states that unique site constraints can justify a deviation from the standards. Paragraph B states that for a proposed development converting an existing structure to commercial use, the development shall meet the commercial design standards to the greatest extent practical. In the context of the project being an existing building remodel, making significant changes to the existing building structure or floor slab would be cost prohibitive for a retail space remodel. The objective of this addendum and the subsequent changes made to the proposed design of the Hunter Street facade is to balance the Building Code accessibility requirements and the Commercial Character Guidelines set forth by the City of Aspen. We strongly believe that our proposal satisfies both of these criteria. With respect to specific comments made by the Planning and Zoning Department at the DRC Meeting, please find our responses below: â€¢ First Floor Character - Commercial Character Guidelines 1.37 Section 1.37 states that the first floor facade should be designed to concentrate interest at the street level. We have included a 3D rendering and revised colored elevations to demonstrate that the focus of the facade is at the street level, and that though the accessibility ramp is located exterior to the store, it has been designed to be as visually unobtrusive as possible. The current design shows a ramp side wall that is only as high as required to meet the existing floor level, with a simple metal handrail attached above. The design of the handrail is simple and open, so as to allow as much visibility and transparency to the glazed store front and merchandise displays inside the store. 1 MAk,MOL RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com â€¢ Retail Entrance Guideline 1.38 - Entrance at Sidewalk Level Guideline 1.38 states the retail entrance should be at sidewalk level and that on a sloping site the retail frontage should be as close to a level entrance as possible. The guideline also states that the entrance shall be ADA compliant. In order to satisfy the wheelchair accessibility requirements, we believe that locating the ramp on the exterior of the building is the appropriate design solution, given that we are dealing with an existing structure. The existing floor level is approximately 30" above the adjacent sidewalk at the highest point, in the north corner of the property. Given the constraints of the existing building, the difference in the level of the sidewalk and the existing interior floor level, it would be a disruptive and expensive exercise to locate the retail entrance at the sidewalk level, and interiorize the accessibility ramp. We have included a supplementary exhibit showing three different plan locations for the accessibility ramp - our preferred option running north-south on the Hunter Street boundary, and two other interior locations that would both entail significant additional cost, demolition and construction to achieve in the existing building. There is also the concern that changes required to the existing structure and slab to interiorize the ramp would potentially affect the neighboring building's foundations. In addition to our design studies into the location of the ramp, we have consulted with Denis Murray at the Building Department on the preferred location of the ramp. We understand from the Building Department that this property has been remodeled several times before, but the incorporation of the accessibility ramp was not able to be achieved in previous projects. We strongly believe that the added amenity of the ramp is very valuable and will provide equal access to the store, previously inaccessible by wheelchair bound visitors. â€¢ Retail Entrance Guideline 1.39 - Airlock Entry Our interpretation of the Commercial Character Guidelines is that including an airlock in the design was a requirement for new buildings only. It is challenging to incorporate an accessible airlock entry in the proposed design without taking away a significant amount of floor area for the retail interior space. 2 MAk,MOL RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com To address the airlock guideline, we propose either providing an air curtain over the entry door, which blows warm air down over the doorway when it is opened keeping the interior space isolated from the exterior environment, or positively pressurizing the interior space with warm air. Typically a mechanically ventilated space is neutral (same amount of air supplied as returned), but if there is more warm supply air than return air, the excess air will be push out of the space as the door is opened and that will prevent infiltration of cold air. We have reviewed both of these systems with our Mechanical Engineer and either system would provide a similar air separation to an airlock entry without taking up valuable interior floor space. â€¢ Transparency Guidelines 1.40 and 1.41 - Window Area and Street Level Retail Frontage Per guideline 1.40 and the revised colored elevations, our proposal provides approximately 65% window area facing Hunter Street. Guideline 1.41 states a building shall be designed to maintain the character and transparency of the traditional street level retail frontage, where appropriate. To best explain our proposal, we have included an image of the existing building and the street level frontage, plus a 3-D rendering of the proposed design. From these before and after images, it is clear the proposed design provides a significant amount more glazed storefront than the existing building, plus the alignment of the storefront sill with the adjacent building storefront glazing is maintained. Taking into account the constraints of the existing building floor level, the proposed design maximizes the available height and area of the facade for storefront glazing, and significantly increases the area of the storefront from the existing building storefront area. The proposal achieves the objective of creating an immediate relationship between the public realm and the internal display, which provides the interest and attraction desired in the Commercial Character Guidelines. The other comments received from other city departments at the DRC Meeting related to Engineering and City Parks. We understand from City Engineering that there is a change in level in the sidewalk directly outside of the property that will need to be corrected for accessibility. This remedial work will be carried out by the Building Owner. The comments by City Parks pertained to planting additional street trees in the sidewalk. In the DRC meeting, it was confirmed by City Parks that the requirement for the additional street trees would only be triggered if a significant demolition of the sidewalk was required by the Engineering Department. We believe that the remedial work to the sidewalk can be complete in a localized area, without the need for significant replacement of the sidewalk, curb or gutter. 3 MAk,MOL RADZINER AND ASSOCIATES AIA architecture 12210 Nebraska Avenue 310 826 6222 phone construction Los Angeles California 90025 310 826 6226 fax landscape mail@marmol-radziner.com www.marmol-radziner.com Signage Illumination We are also clarifying that the exterior signage in this proposal will be illuminated according to the requirements set out in Section 26.510.070 of the Land Use Code, with the source being shielded so as not be visible from the public right-of-way. Summary The intent of this Addendum is to address specific City of Aspen comments on the proposed design, and clarify how the intent of the Commercial Character Guidelines have been met with the proposed remodel. To support this case, we've provided additional drawings and renderings to highlight the existing condition and the changes that are being proposed. In response to City comments, the design team has revisited key aspects of the design to demonstrate the commitment we have to satisfying the requirements of the Commercial Design Review. Bearing in mind the physical constraints of the existing building, this proposal provides significant added amenity by providing a wheelchair accessible ramp as the main access into the building. The remodel also aims to significantly improve the visual appearance and thermal efficiency of an older commercial building. Please feel free to contact me if you have any questions or comments regarding this application. Yours sincerely, 14Â« Linda Wong LEED AP, Project Man6ger [p] 310.826.6222 [e] linda@marmol-radziner.com 4 . 1 1 STOREFRONT GLAZING AREA 403 SF TOTAL ELEVATION AREA 622 SF STORE FRONT GLAZING WITH ~ GLAZING % OF STOREFRONT 64.8% WOOD LOUVER SHUTTERS SIGNAGE-STAND ~ 11 91-0,1 f~ 1 OFF LETTERING < - EXISTING BUILDING 2 *itiÂ¥,1~6*586".8 . E Ki LU UJ M 9 F 11=1-1-1-1-----RTIE 5 CD 9 2 Z ip 1-1-'Il-1-1-1-- ,- 0 0 U O - CEMENT PLASTER 1/ U < -.1 % 2 LL 1. " E % 81 ACCESSIBLE RAMP WITH Â· N U) cv METAL HANDRAIL 47.8//666/di/~a."46/lul o < 9 -Imap Ozo <ALLI 6,-1- PROPOSED WEST ELEVATION Z co EXISTING SLOPE OF ROOF < EXISTING BUILDING / CEMENT PLASTER n- T&G WOOD SIDING 1 1. - *,913 1 .4 k ; . 4 I ..1.7 i 4 .- ' -* .:.21 , Itt . 4 0 1 0 , f~ .0 El ': i *f L .41- 06,# e I - @4 2 " 21, - 1 1.2Â» 44 - 61 >11- , r 11//1-4.ia-- O ;- 0= ac E 0- r PROPOSED NORTH ELEVATION U.i J J< tz O 1- 0 SITE BOUNDARY AEIVGNAOB 31IS VEO. EV 91006 VO 'S 8 ~ -EL N3d V '133bllS 831NAH S ZLE - SNOI1VA313 NEIdS': df :3INVN 103~Nd 18081 #133rOZId .. 4 - - 1.- .92Â· r . .<*im- 1/ 4.H./5 ,) . - 'L 4 - n. 93Â¥ --147 -- 67-1 .fL .-"' W1 1 40 4 Kâ€¢ I Â£ 005 A~RE~ ~ ~~.1~ t~.2.'u.1 U' ' 1 0 1 2 '2 9 - A - I - -4. 2ZE~.El 3 L . -t P 4.: 9 9 4 4 .t . 8 4 & .. f - MARMOL RADZINER James Perse Aspen - Proposed Storefront Design AND ASSOCIATES AIA January 28,2009 .. -. ig-â‚¬ g . Â·zÂ·*.mi,Ua. Ammil,4 POLARREVOtttlION . R i. b . 1 .02 1 1 .M , P K.. bib \. . r ill -11 a. j i i -,6 9 4 4. .. ./.. L 1 A *Il/Â© , Â· k.. 8~4 ..2:. . . ... 9...A .... .. ... 4'-0' 7921 01-~ 4- ---1 +e - -1 13 1 -- - *- +I 1 UNEOF EXIST,-) FACADE 9 1~ " ENTRY 0- 1 LINE OF PROPOSED ~~~~~~ ~~ 1 - FACADE ' l /21 1 :1 *7923 8 4 7 11 1 lili r EXISTING FLOOR LEVEL E SC ~ 1/ * 111 - 1 11 1 1 1 11 111 /1 â€¢ 4'-0"ACCESSIBILITY RAMP PROVIDED 1 11 1 F ALONG EXTERIOR FACE OF HUNTER PROPERTY -~ 11 1 ~ STREET FACADE 0 - =--- la fill LINE 1 1 i 111 1 .1 \ EXISTING i 6 213 11 -0 -11 â€¢ MINIMAL DEMO AND EXCAVATION COLUMN 1 N , i WORK REQUIRED (TYP) 17921 54 2/1 CONFINED TO EXTERIOR â€¢ ALL DEMO AND EXCAVATION EXISTING STRUCTURAL SLAB â€¢ NO SIGNIFICANTALTERATIONS TO ENCRGA='10 - n COLUMN PREFERRED RAMP LOCATION 7921 01* 1 1 LINEOF EXIST-) FACADE PROPERTY ~ P LINE - 1/1 7>- L 1 â€¢ 4'-0"ACCESSIBILITY RAMP PROVIDED LINE OF ~~ ~ 1= ALONG INTERIOR FACE OF SOUTH WALL PROPOSED i , 0 NEW STRUCTURAL COLUMNSAND FACADE ~~i~ ~ FOOTING REQUIRED z Ul 13< H *7923 8 - 1 â€¢ SIGNIFICANT DEMO OF EXISTING I r T EXISTING FLOOR LEVEL Eli ! STRUCTURAL SLAB, SIGNIFICANT - EXCAVATION AND REQUIRED RETAINING 0 WALL P - ~ ~ â€¢ POTENTIAL STRUCTRUAL FOUNDATION 1 11 71.-1 ISSUES DUE TO PROXIMITY OF RAMP RELOCATION OF- ~1 1 ~ 1 +0 =0. BUILDING'S FOUNDATION EXCAVATIONAND NEIGHBORING EXISTING ~ \'l COLUMN ~ \14+1 1 1 Int â€¢ POOR ENTRY VISIBILITY DUE TO LOCATION OF NEIGHBORING BUILDING'S 1792154~..y 1 1 - ---- ----- ----- STRUCTURAL COLUMN 0 SIGNIFICANT LOSS OF USABLE SQUARE ON GRADE > 1lNI / -------- \ 4 ENTRY . / FOOTAGE EXISTING - 71 > 25'-0' -- > ENCROACHING COLUMN OPTION 2 - RAMP ON SOUTH WALL 33'-0' / 7921 01* L__-_ 1 -7-tÂ·.1 L V:-1 --------- . ON GRADE ----Ll) ENTRY : 10, I PROPERTY -~ Il 1 -- I LINE I U - LINE OF EXIST 41 FACADE -0>- LINE OF -~ C==- PROPOSED FACADE I ~ \4 2// H â€¢ 4'-0"ACCESSIBILITY RAMP PROVIDED *7923 8 Cl r EXISTING ALONG INTERIOR FACE OF NORTH WALL 1 FLOOR LEVEL E Ul 1 â€¢ SIGNIFICANT DEMO OF EXISTING C= STRUCTURAL SLAB, SIGNIFICANT EXCAVATIONAND REQUIRED RETAINING WALL -~i= i~~Â», e INCREASED F.A.R. . INCREASED RAMP LEGNTH DUE TO EXISTING i; U COLUMN il ~ ED [ INCREASED HEIGHT DIFFERENCE 1 BETWEEN SIDEWALKAND EXISTING 4 H 01---- ~ ~~ ~ - ~~~ INTERIOR FLOOR LEVEL FOOTAGE â€¢ SIGNIFICANT LOSS OF USABLE SQUARE EXISTING-Â»12-1 - I ENCROACHING COLUMN OPTION 3 - RAMP ON NORTH WALL 0' 2' 6' 14' MARMOL RADZINER January 29,2009 AND ASSOCIATES AIA HUNTERSTREET HUNTERSTREET HUNTERSTREET SIDEWALK DECK ' Bel Regular Meeting Aspen Planning and Zoning February 17,2009 Comments...............................................................................2 Declarations of Conflicts of interest.................................................2 ~12.S.Hunter- Commercial Design Review/......................................2 1490 Ute Avenue, Jewish Community Center, SPA Amendment...............3 ---T 1 Regular Meeting Aspen Planning and Zoning Feuruarv 17, 2009 Stan Gibbs opened the regular meeting at 4:30 pm in Sister Cities Meeting Room. LJ Erspamer and Brian Speck were excused. Commissioners present were Bert Myrin, Mike Wampler, Cliff Weiss, Dina Bloom, Jim DeFrancia and Stan Gibbs. Staff in attendance were Jim True, Special Counsel; Jennifer Phelan, Errin Evans, Jason Lasser, Community Development; Jackie Lothian, Deputy City Clerk. Comments Stan Gibbs noted there was a special meeting on February 24th; he asked if an AACP Draft will be distributed. Jennifer Phelan responded that she would get back to the commission after Jessica Garrow provides City Council with the work session. Declarations of Conflict of Interest Cliff Weiss noted that he skied with Mendal Mintz's nephew. Public Hearing: 312 South Hunter - Commercial Design Review Stan Gibbs opened the public hearing for 312 South Hunter, Commercial Design Review. Errin Evans, Community Development, stated that before the commission was an application for commercial design review. Evans said that currently the building located at 312 South Hunter is occupied by Polar Revolution, a retail sports and clothing store. Evans said the applicant was James Perse Enterprises Inc represented by Linda Wong. They want to remodel the faQade to allow better access to the front entrance. The applicants are required to meet the requirements of the commercial lodging and historic district design; in this case the building has some existing features that don't meet the policies; however staff feels that the remodel would create improvements to the existing building and provide access for IBC Standards. Staff recommends approval of this application. Denis Murray is present from the building department to answer questions. Evans proposed a revision to the 3rd whereas in the resolution to read "upon review of the application and the applicable code standards, the community development department recommend approval o f the application as presented because it meets the policies o f the international building code in regards to access and existing non- conforming elements that do not meet the commercial lodging and historic district objectives and guidelines are not required to be amended at this time". 2 Regular Meeting Aspen Planning and Zoning February 17,2009 Bert Myrin asked about the airlock for new structures not being met. Jennifer Phelan responded that they were remodeling and were proposing the airlock; she stated that guideline did not have to be applied. Mike Wampler asked Denis Murray if he approved of everything that was proposed. Denis Murray replied yes and they worked with engineering as well but might have to adjust the grade o f the sidewalk and that would help them gain the elevation to make the ramp work out. Gideon Kaufman provided the affidavits for posting and mailing to Mr. True. Kaufman said that they have worked together with staff and took suggestions and modified the plan to meet with the approval. Linda Wong explained the airlock and how it worked. Stan Gibbs noted that the drawing of the remodeled building doesn't really show the delivery access on the side; does that move. Linda Wong replied the current building had delivery access and she said that she believed that would be retained. Gibbs said that he just wanted to make sure that alley access was retained because it was required for deliveries. Jim DeFrancia asked if this commission was the final authority on the application. Phelan replied that they were. Public Comments: Jeffrey Halferty, public, said that he worked on that building when it was Ozzie's and thought that this was a great proposal. MOTION: Jim DeFrancia moved to approve Resolution itt series 2009, approving the request for commercial design review for 312 South Hunter conditioned on retaining the existing delivery door along the alley and delete the word "not"; Cliff Weiss seconded. Roll call vote: Wampler, yes; Bloom, yes; Myrin, yes; Weiss, yes; DeFrancia, yes: Gibbs, yes. APPROVED 6-0. Continued Public Hearing: 1490 Ute Avenue - Jewish Community Center, SPA Amendment Stan Gibbs opened the continued public hearing for 1490 Ute Avenue, Jewish Community Center, SPA Amendment. Jennifer Phelan asked Jim True to speak on covenants; she asked for clarification on the role of covenants with regard to public 3 Regular Meeting Aspen Planning and Zoning Feurunly 17,2009 hearing and the criteria that the planning and zoning commission uses in reviewing an application. Jim True stated that it was really very simple and had explained this before. The City of Aspen is not in a position to enforce private covenants. What the P&Z must do is consider this pursuant to the City's Landuse Code and the terms and conditions of the Landuse Code. Private covenants are a separate issue that are individually enforced; the history in this situation is (as he understands it) the covenants were in place and there was a lot of discussion at the last meeting about the covenants. I f the applicant wishes to request to have time to address covenant issues that' s up to them but it is not P&Z' s place to review, interrupt, make determinations as to what the covenants do or do not say. True recommended that P&Z simply address what's in the Landuse Code and not address representations regarding what the covenants say this; it is not P&Z' s position to make determinations for what private covenants do or do not say. Jim DeFrancia said that he appreciated that advice and should we ignore covenants that have to do with building restrictions. True said that it is not P&Z's position to make determinations as to whether it does or doesn't comply with private covenants. True noted that was a whole array of legal issues for a judge to determine and not P&Z. True said that there are certainly issues that the homeowners can bring up that are related to your consideration; he did not say not to consider homeowner's concerns but keep it in the context o f the Landuse Code and not enforcing private covenants. Jason Lasser, special project planner with the City of Aspen, said this was a continuation for the Aspen Jewish Community Center at Silver Lining Ranch, consolidated SPA amendment application and growth management review. Lasser sated questions from the last P&Z meeting were who runs the crosstown shuttle, is the fire hydrant placement okay with the fire department, how does the city treat private gates and additional information for the avalanche study. Some answers to those questions were provided in the packet as well as new additional information, exhibit M (letters from homeowners, neighbors and interested public). That was handed out today. Staff recommends approval of this application. Bert Myrin asked about the employee housing mitigation from the January 20th memo page 6 says that the employee housing mitigation was 60% of the 9 employees; P&Z is just determining the number of employees. Lasser replied that was included because the applicant was now requesting a waiver and they were 4 MEMORANDUM TO: Planning and Zoning Commission FROM: Errin Evans, Current Planner THRU: Jennifer Phelan, Deputy Community Development DirectoRCI~~223 DATE OF MEMO: January 211 2009 MEETING DATE: February 178,2009 RE: 312 S Hunter Street - Commercial Design Review APPLICANT /OWNER: STAFF RECOMMENDATION: James Perse Enterprises Inc / Staff recommends that the Planning and Zoning Revolution Partners Commission approve the application for Commercial Design review as submitted. REPRESENTATIVE: Linda Wong, Marmol Radziner SUMMARY: and Associates The Applicant requests of the Planning and Zoning Commission to approve to Council the application for LOCATION: Commercial Design Review for the fagade remodel of the Civic Address - 312 S Hunter existing building located on 312 S Hunter Street. Street; Legal Description - Part of Lots K, L and M, Block 100, City and Townsite of Aspen; Parcel Identification Number - 2737- . f : .....fÂ·.. 182-25-023 CURRENT ZONING & USE The existing building is located in ,: < 0:-n, ray-1 the Commercial (C- 1) zone /2.' Â· district. Currently there is a retail * use on site. 1 11 lt-i -1'It i PROPOSED LAND USE: The Applicant is requesting to 1 continue the retail use. They plan '- -- '' to operate a retail clothing store and would like to give the fagade . 4.'.Ly. and the wall facing the alley a Photo of the subject property remodel. P1 BACKGROUND: The existing building located at 312 S Hunter Street is currently occupied by Polar Revolution, a retail sports and clothing store. James Perse Enterprises, Inc would like to move into that location and remodel the fa~ade to allow better access to the front entrance. Currently, the building is accessible only by stairs and the remodel of the fÂ®ade includes a ramp to bring the building up to International Building Code (IBC) compliance. To construct a remodel to the faQade, applicants shall meet the policies of the Commercial, Lodging and Historic District Design Objectives and Guidelines. In this application, the applicant proposes to remodel an existing building that does not currently meet the design guidelines. In their proposal, they have not proposed to amend the non-conformity in design but have created an accessible entrance. To meet the guidelines, the applicant would need to do a more extensive remodel than the one that they have proposed. LAND USE REQUEST AND REVIEW PROCEDURES: The applicant is requesting the following land use approvals from the Planning and Zoning Commission: â€¢ Commercial Design Review - Commercial Character Area pursuant to Land Use Code Section 26.412.050. An application for Commercial Design Review requires the Planning and Zoning Commission, at a public hearing, to approve, approve with conditions or disapprove of the Commercial Design Review. COMMERCIAL DESIGN REVIEW: This application is required to undergo review under Commercial Design Review because it is located in the Commercial Character Area of the Commercial, Lodging and Historic District Design Objectives and Guidelines. It can be difficult for an applicant to incorporate all of the guidelines and objectives when working with a building with existing non-conforming conditions. The Planning and Zoning Commission should apply the guidelines as appropriate. The Code states that "Although these standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In this case, the City must determine that the intent of the guideline is still met, albeit through alternative means." Existing Conditions The entrance to the existing building consists of a set of five (5) stairs and does not meet the IBC standards for accessibility. The building also does not conform to some of the design policies adopted in the design guidelines such as not having an airlock entry or having an entry that is elevated. Both of these existing conditions contradict guidelines in the First Floor Character section of the Design Objectives and Guidelines document that state that storefronts should be level with the sidewalk and use an airlock. The Proposed Remodel In the applicant's proposed remodel, a new exterior finish along the primary street fagade and the alley fagade will be installed. This change will entail removal of the existing bay windows and the stairway. The Applicant intends to include an air curtain as an alternative to an airlock. New large windows will replace the bay windows and a ramp will run the length of the street frontage P2 on the building. The exterior finish consists of tongue and groove, vertical wood siding along the alley and concrete with a stucco finish along the street fagade. When the application was first submitted (Exhibit C), the ramp was enclosed with a solid concrete wall. Staff felt that this created a visual barrier between the building and the sidewalk and detracted from the faGade. The applicant has since altered the application, as shown in Figure 1 and Exhibit D, so that the ramp is now bordered by an open railing and reduced the overall rise of the ramp. As a result the concrete is now 30 inches high next to the sidewalk, reduced from 72 inches. This will provide more transparency between the storefront and the sidewalk than the original proposal. Er-**219<~5~11-9~--TigHAWMW 1 31/1.4-- .r l#-11=. =C.14-"UF--J-"1.11 -- 1- 1.1'.:Â·iFI--1*1164-1-,i_* 41 'h'r -L 1 - 1 -4.t -- 2 T., I Z - .. , - - 42*. I '21 - 1. --,11 441-,IE' .~_*2~k T.-..- MARMOL RADZINER AND ASSOCIATES Al# Figure 1: Proposed Elevations Although Staff would prefer that the ramp be located inside the building so that the front fa~ade of the building is adjacent to the sidewalk and property line, it is recognized that this is an existing building that is being renovated and that the store will be accessible. The Code states that "The purpose of the Commercial Design Review is to preserve and foster proper commercial scale and character, and to ensure that Aspen' s commercial and streetscapes are public spaces conducive to walking." The applicant has indicated that relocating the ramp inside the building is a larger project than intended for the'scope of this remodel. P3 Staff Comments The proposed remodel will create an improvement to the existing building. The proposed materials of wood create diversity along that street frontage and complement the surrounding brick structures. Currently, the building is only accessible by a set of five stairs. The applicant intends to add a ramp and make the building comply with IBC standards. The location of the ramp however, does not comply with the policies of the Commercial, Lodging, and Historic District Objectives and Guidelines. The First Floor Character section in the Commercial Character area states that a building should avoid the use of elevated or sunken floors; however, the finished floor of the building is quite a bit above grade and the Applicant has worked hard to achieve the best possible design with the site constraints. The following guidelines indicate where the remodel does or does not meet certain guidelines. Guidelines that are met: Guideline 1.1 Orient a primary entrance toward the street. Guideline 1.20 Building facades shall be parallel to the facing street(s) and primary entrances shall be oriented toward the street. Guideline 1.40 Window area along the first floor shall be a minimum of 60% of exterior street fa~ade area when facing a principal(s) street. Guidelines that are not met: Guideline 1.18 Maintain the alignment of facades at the sidewalk' s edge Guideline 1.38 The retail entrance should be at the sidewalk level (all entrances shall be ADA compliant) Guideline 1.39 Incorporate an airlock entry into the plan for all new structures. RECOMMENDATION: Community Development Department staff recommends that the Planning and Zoning Commission approve the request for Commercial Design Review. RECOMMENDED MOTION: If the Planning and Zoning Commission chooses to recommend approval for the request, they may use this motion "I move to make a recommendation to approve the request for the commercial design review for 312 S. Hunter Street." ATTACHMENTS: Exhibit A - Staff findings Exhibit B - Application dated December 15,2008 Exhibit C - Addendum to the application dated January 5,2009 Exhibit D - Addendum to the application dated January 29,2009 P4 Resolution No. (SERIES OF 2009) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING COMMERCIAL DESIGN REVIEW FOR THE PURPOSED OF REMODELLING THE FACADE OF THE BUILDING LOCATED AT 312 SOUTH HUNTER STREET, CITY OF ASPEN, PITKIN COUNTY, COLORADO AND LEGALLY KNOWN AS PART OF LOTS K, L, AND M, BLOCK 100, TOWNSITE AND CITY OF ASPEN. Parcel Identification Number - 2737-182-25-023 WHEREAS, the Community Development Department received an application from Marmol Radziner and Associates, 12201 Nebraska Avenue, Los Angeles, CA, 90025, on behalf of James Perse Enterprises, 3311 East Slauson Avenue, Los Angeles, CA with permission from the building owner, Revolution Partners, LLC of Box 1247, Aspen, Colorado, requesting Commercial Design Review approval to remodel the faGade of the building located at 312 South Hunter Street; and, WHEREAS, as part of land use review, the Applicant is requesting Commercial Design Review approval for the proposed remodel of the fa~ade of the building; and, WHEREAS, upon review of the application and the applicable code standards, the Community Development Department recommended approval of the application as presented because it does.not meet the policies of the Commercial, Lodging, and Historic District Objectives and Guidelines; and, WHEREAS, Planning and Zoning Commission reviewed the application considered the development proposal under the applicable provisions ofthe Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a duly noticed public hearing; and, WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval and recommendation of approval of the land use requests is consistent with the goals and objectives of the Aspen Area Community Plan; and, WHEREAS, the Planning and Zoning Commission grants approval of the Commercial Design Review request; and, WHEREAS, the City of Aspen Planning and Zoning Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ASPEN PLANNING AND ZONING COMMISSION AS FOLLOWS: P5 Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves Commercial Design Review to permit the remodel of the fagade of the building located at 312 S Hunter Street. Section 2: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 3: This resolution shall not effect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY the Planning and Zoning Commission of the City of Aspen on this 1501 day of August, 2006 by a to vote. Attest: Jackie Lothian, Deputy City Clerk LJ Erspamer, Chairperson APPROVED AS TO FORM James R. True, Special Counsel Exhibits Exhibit 1: Approved West and North Elevations P6 EXHIBIT A 26.412.050 Review Criteria for Commercial Design Review An application for submitted for Commercial Design Review may be approved, approved with conditions, or denied by to the Planning and Zoning Commission, based on the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial Design Standards or any deviation from the Standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. Staff Comments Section 26.412.060 - Commercial Design Standards Public Amenity Space - This does not apply in this case. The applicant intends to update and remodel the fagade of the building only. No new public amenity space is required at this time. The applicant will be required to upgrade the curb, gutter and sidewalk to City Engineering standards. This is required regardless of this application. The property owner was sent a notification regarding updates to the public right-of-way prior to the submittal of this application. Sta#finds this criterion to be met. Utility, Delivery and Trash Service Provision - This does not apply in this case. The existing services are adequate and will not be altered as a result of this application. The applicant intends to improve the visual impacts of the mechanical roof equipment. Staff finds this criterion to be met. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the fa~ade of the building may be required to comply with this Section. Staff Comments Please see the section above. This building is not being converted to a commercial use. It is currently a commercial use. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. P7 Staff Comments Guidelines that are met: Guideline 1.1 Orient a primary entrance toward the street. Guideline 1.20 Building facades shall be parallel to the facing street(s) and primary entrances shall be oriented toward the street. Guideline 1.40 Window area along the first floor shall be a minimum of 60% of exterior street fa~ade area when facing a principal(s) street. The storefront design incorporates large windows and depth. The first floor meets the objectives for street level design with regard to height and transparency. The height of the ramp enclosure has been reduced from 72 inches to 30" using the railing creating more transparency. Guidelines that are not met: Guideline 1.18 Maintain the alignment of facades at the sidewalk' s edge Guideline 1.38 The retail entrance should be at the sidewalk level (all entrances shall be ADA compliant) Guideline 1.39 Incorporate an airlock entry into the plan for all new structures. The applicant intends to install an airlock curtain in the entry way to meet the airlock requirements. The curtain consists of a mechanical device that blows hot air straight do-wn in the doorway. The proposal does not meet the objectives for level retail entrances in terms of height The storefront design incorporates large windows and depth. P8 I - â‚¬14*; 11'. . 2..1-~ j.,1 4 - y *4: it-:'//ill'll-lial,- g -2 -12.//.././6& 1 L........7 ...7.M r.=t L- ..&3,1 P *Â¥5 =9 litt< /63"11'F/Tti 1 1 2 1 \. 4 . . M pir ..-- . -.--" -.--* - . 4 7'FT --,4 .Gra . @ i r i W STOREFRONT GLAZING AREA 403 SF 0 0 TOTAL ELEVATION AREA 622 SF STORE FRONT GLAZING WITH GLAZING % OF STOREFRONT 64.8% WOOD LOUVER SHUTTERS SIGNAGE - STAND | f 940 1~\ OFF LETTERING - +~~ 1 < EXISTING BUILDING k /MES PERSE 1~mimiliI,FIMIMII~.mâ€ž~I,~ - r Â£ , $ 1 1 It 11 11 1 11 32 a i 11 CEMENT BLASTER METAL HANDRAIL %%: ACCESSIBLE RAMP WITH =29 PROPOSED WEST ELEVATION m : : EXISTING SLOPE OF ROOF 2,- EXISTING BUILDING ~ CEMENT PLASTER LU \ 23 f T&0 WOOD SIDING 61 1 m..9 0 o a 1 0 1 6 5 1. 371- 91 1 -9 4-- 10 1- 81 4 E" PROPOSED NORTH ELEVATION W Ug 1.- 0 0- Â¥10.ZÂ¥ | | 92006 VO 'SiEossv I NO #133rOH C . '. 1 x *rl 4 - .:i i f j te . f , 1 1 4.. . 2 1 4/#- -- --- =111 --- +1 . 1, ' - I.I.. 7 2"l e .... .2 4 4 f../.-11" I.- 1- ill< -a//4.0 . - .0'.'*il".1,0. -I".... -/.I ./ --~ 4 4 ,-91. 0. t.,t - * 1 jill -4 1 r 9 2 j. , - .4. - ,:41, r ..4 1 1- - - 414 <0"JAN',2. . Cl-'-/ 08/0/ * 2S~ I 4/ -. 9.22*~06,r. . W - 1â€¢. 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J DJ THE CITY oF ASPEN Land Use Application Determination of Completeness Date: December 22,2008 Dear City o f Aspen Land Use Review Applicant, We have received your land use application and reviewed it for completeness. The case number and name assigned to this property is 0062.2008.ASLU. 312 S. Hunter. ~212 Your Land Use Application is incomplete: We found that the application needs additional items to be submitted for it to be deemed complete and for us to begin reviewing it. We need the following additional submission contents for you application: 1. _The application does not address the Commercial, Lodging. and Historic District Design Objectives and Guidelines available online at: http://www.aspenpitkin.com/pdfs/depts/41/Low_Res_Aspen.pdf 2. 3. Please submit the aforementioned missing submission items so that we may begin reviewing your application. No review hearings will be scheduled until all o f the submission contents listed above have been submitted and are to the satisfaction of the City o f Aspen Planner reviewing the land use application. 61 Your Land Use Application is complete: If there are not missing items listed above, theq your application has been deemed complete to begin the land use review process. Other submission items may be requested throughout the review process as deemed necessary by the Community Development Department. Please contact me at 429-2759 if you have any questions. Thank You, r-Le<- 3-Efinifer Pfldhn, Deputy Director City of Aspen, Community Development Department C:\Documents and Settings\jennifep\My Documents\organized\G Drive\Templates\Land Use Cases\Completeness Letter Land Use.doc THE CITY OF ASPEN Land Use Application Determination of Completeness Date: January 12,2009 Dear City of Aspen Land Use Review Applicant, We have received your land use application and reviewed it for completeness. The case number and name assigned to this property is 00062.2008.ASLU, 312 Hunter-Commercial Design Review). The planner assigned to this case is Errin Evans. She will be in contact with you shortly to verify whether the variance can be granted administratively. 61 Your Land Use Application is incomplete: We found that the application needs additional items to be submitted for it to be deemed complete and for us to begin reviewing it. We need the following additional submission contents for you application: 1. 2. 3. Please submit the aforementioned missing submission items so that we may begin reviewing your application. No review hearings will be scheduled until all o f the submission contents listed above have been submitted and are to the satisfaction o f the City o f Aspen Planner reviewing the land use application. ~Â£.your Land Use Application is complete: / If there are not missing items listed above, then your application has been deemed complete to begin the land use review process. Other submission items may be requested throughout the review process as deemed necessary by the Community Development Department. Please contact me at 429-2759 if you have any questions. Tignk'You, fJO C \~Â»1 4 )efikifer Ph*nk Deputy Director City of Aspkn,-dommunity Development Department C:\Documents and Settings\jennifep\My Documents\organized\G Drive\Templates\Land Use Cases\Completeness Letter Land Use.doc MEMORANDUM TO: Plans were routed to those departments checked-off below: .....X... City Engineer ......... Community Development Engineer .......... Police Department .....X....Zoning Officer ...... .... Housing Director .....X... Parks Department .....X... Aspen Fire Marshal '41' ........... City Water ~, .....X... Aspen Consolidated Sanitation District .....X... Building Department ........... Environmental Health ........... Electric Department Holy Cross Electric ........... City Attorney ..,........ Streets Department ........... Historic Preservation Officer ......... City Parking Manager ........... Pitkin County Planning FROM: Errin Evans, Current Planner Community Development Department 130 S. Galena St., Aspen, CO 81611 Phone: 429-2745 Fax: 920-5439 RE: Commercial Building - Fa<a(le Remodel (312 S. Hunter Street) - Commercial Design Review ::. Parcel ID #2737-182-25-023 DATE: Monday January 12,2009 COMMENTS: Please review the attached application for a fa~ade remodel on a commercial building on 312 S Hunter Street. The applicant intends to change the front of the building. The remodel would consist of removing the existing stairway and creating an ADA ramp. A DRC meeting will be held on January 21St, 2009. Please have your comments returned by January 30,2009. Please return your application if you do not want to hold onto it once the review is finished. DRC Meeting: January 21,2009 Thank You, Errin Evans / % 1 . :.1 / ' 0'i'. * Date: January 21St 2008 Projkket:~Flikade Remodel (312 S. Hunter Street) City of Aspen Engineering Department DRC Comments 21.12.370 Excavation under existing curb and gutter and sidewalk "If any excavation occurs under existing curb, gutter or sidewalk, that curb gutter and sidewalk shall be removed and replaced. The replacement shall be from the nearest concrete joint." o The applicant will need to replace any concrete sidewalk 'stones' adjacent to the property that are disturbed by construction of these improvements. From the nature o f the improvements sidewalk replacement would occur across the entire front o f the applicants building. 21.16.080 Responsibility to repair sidewalks, driveways, and gutters "When notified that any sidewalk, driveway, curb, gutter or and combination thereof, in front of or abutting upon or servicing any premises shall be in need of repair the city engineer shall cause â€¢ notice to be served upon the~owner or other person in charge of or having the control and supÂ¢pvision of the premises, to repair such sidewalk, driveway, curb or -gutter within thirty (30) days. It shall be unlawful for any person to fail or refuse to comply with such notice to repair." o Sidewalk and Curb and Gutter adjacent to this applicants building is deficient due to a vertical displacement of greater than 34" and spalling and crumbling concrete. The applicant is required to replace the deficient Curb, Gutter and Sidewalk. 21.16.90 Definition of sidewalk in need of repair - "For the purpose o f this chapter, a 'sidewalk in need o f repair' shall mean a sidewalk in any of the following conditions: a) concrete that is spalling or crumbling b) vertical displacement of the adjoining sidewalk section is in excess of three-quarters (3/4)inch, or c) Lateral Displacement of adjoining sidewalk sections is in excess of one (1) inch, or d) The sidewalk has a transverse slope in excess of one (1) f 1 - inch per fbot ?r the combination of transverse or longitudintl grihle is insufficient for adequate drainage i of the sidewalk causing accumulation of water and ice. Miscellaneous Permanent Encroachment License - A permanent encroachment license will be required if any permanent infrastructure such as a awning, extents past the property boundary. This license can be obtained from the Engineering department for a one time fee of $1000.00. Construction Management - A construction management plan must be submitted in conjunction with the building permit application. The plan must include a planned sequence of construction that minimizes construction impacts to the public. The plan shall describe mitigation for: parking, staging/encroachments, truck traffic, noise, dust. and erosion/sediment pollution. Detailed plans are required prior to council - please see engineering department for , specific details. , r.' .*fic. 1. >i . . Â¥..' r 1 1 . 1 . DRC January 20,2009 City Parks Department Requirements Property: 312 S Hunter Street Sidewalk landscaped area Landscaping in the public right of way will be subject to landscaping in the ROW requirements. There shall be no plantings with the City ROW which are not approved first by the city parks department. Sidewalks shall be designed and build in a manner that reduces the impact to existing trees and roots systems. All sidewalks located within the drip line of trees to be saved shall be built on grade in a manner that allows for the sub-grade prep and sidewalk to float over the roots preventing any excavation in to the soil. All work in protection zone is to be accomplished without machines, handwork only. ROW requirements require adequate irrigation pressure and coverage, if a system is not in place one will need to be added. New street trees are required; species, location and tree trench preparation are subject to approval from the City Forester, 920-5120. A plan is required for review and approval. The plan should detail spacing, species and irrigation. RIG]=IT OF WAY PLANTING SCENARIOS SCENARIO 2: ALL WARDSCAPE FOR MULTIPLE PLANTING SPACES .1 SECTION TREE SIZE ~ SOIL VOLUME NEEDED TO GROW CAMOF'r TRJhK DIAMETER DIAMETER mIG URBAN TREES 44' 25' TREES AT MATURIrr IN ASPEN, CO SIZE CATEGORY CANOPY TRLNK REGUIRED 4 SPECIES DIAMETER DIAMETER SOIL VOLUTIE 40' 20' 4 (FEET) (INCHES) (CUBIC FEET) /MALL -CRABAPPLE 1 -14AWTWO,e,1 15' - 20' 4.-10' 240 FT 3 34' 15. -11TN.ASW -JUNIFER LILAC 2 4 MELZIUM 21' 10. . -BIRCW 8'- 12' 600 FT 3 , 20' - 30' -BOXELDER 0, 16 -CWOKECWERRY LAR/2 20' 5â€¢ -COTTONWOOD -ASM 30' - 60' 12' - 50' 1200 FT 3 -MAPLE 200 400 600 800 1000 1200 SOIL VOLULIE (FT') 1 -BUILDING FACE 3' TWICI< BARK MULCH TREE aRATE AT GRADE h ~~.*7 -1 POURED-IN-PLACE I CONCRETE CU-STRUCTURAL SOIL - AMEREQ INC/CU-Boilâ„¢ Divielon \ VARIES IN WIDTH 19 equadron Boulevard Naut City, New Â·rork 10956 CURB AND GUTTER Contact: Brian Kalter Toll Fras: (800) 832-8-lea --ASPWALT Fax: (845) 634-8143 E-mall: ~~1:EEOmâ€¢[04=m ROADWAY WISHED GRADE I .. . I:. . ... 8 8 RAVEL BASE i. ./ .. r-PREPARED 1 / SUBGRADE o Â° ,MiT[*1112111211 le i 137 1 1-11 lili 1-1,1-1 ~ in / 1 a 3 I 1*11 El l El i 1211124.. RANAGE PIPE CONNECTS TO 8 STOR-1 SYSTEM 5 00, O =111-11=111-1 1- 1 -1 =11 =111-1 1-111=1 1 1-111=111=Ii I , 1 Eli leil'Ell'Ell IE ALL ABOVE THE CITY OF ASPEN 11 1-| 1 1-| 1 |E| 1 1-1 I lEil lei I leil lei I IE IlEillei l lEi I lEi Ilei , I l-i i E l 1-11 1-11 El i lEi 1 PER COA i :. Ell 1-111-111-111-111-111*111-111-111-111-111-111-1112111- lei 11*111*111211121 11*1113 ENGINEERING I l l,111-111-111-111-111-111-111-111*111,111-111-111-111-111,11 El i 1-111-111*111-I l l-11 El REQUIRMENTS ~6 ~CD:N -11 lei I lEi I El I lEi I E 119111211121112111211 El l lal I Ial 1.19 11-111-11 lei I lEi 11211121 I lEil[ ' RIGAT OF WAY PL44TINO SCENARIOS SCENARIO 2: ALL WARDSCAPE MULTIPLE PLANTING SPACES - PLAN VIEW ADJACENT TO STREET, AND BUILDING ' BUILDING STRUCTURE 4. . 4 4 4 6 4 6 POURED-IN-PLACE AA . 4 4Â· 4 &'41 4 - Â· 4.4 4/1 0 CONCRETE VARIES 4- Â·6 4 A 4 44 4 IN WIDâ„¢. . ~4 -4 4 A. 4 4 49 4 UJITW CU-STRUCTURAL SOIL 4\24. . 4 4 4. 4 4 4 . 4. LOCATED BELOW 4 4 . .4 1 ~4'4 4 4 4 4 4 4 4 44 4 4 4 4 4 4 4 . 4. 1 1 7 4 DRIP L INF OF TREE ~ 4 A 4 4 4 4 4 8 ~A 4 4 444 4 1 4 TRUNK OF TREE 4 . 4 .A j 4 . ca 34 4 4 . .4 1 6 4 4 01 PÂ» KEEP MULCW ITO 2 INCNES 1 4 * ~ ~ 3. 4 4. . 4 A. 4 4 g.~+rr,~ 4 4 ~4 1 CLEAR FROM TNE TRUNK 4 *4 .2 7. . 4 . 4 1 /111, At.1=k 4- 4 /1 -11+-lili K I 1 11 4 42 4 42, 4 4 4 4 4 4 t, 9 e.iÂ«. i MULCW RING 1 TO 2 FOOT - Â· 4 J . 0 .. 4 4 2 4 RADIUS AROUND TI-IE - 1 4 0 \JÂ«Li;27 24 1 - d 4 . " *- V TRUNK OF TNE TREE. I'l ' 4 Â·Â· a .4 4 4- 4 4 14 1 4 4,/16 1 18' - 20'SPACING.BETWEEN TREES t 4 4 I ED 4 6 4 2 4 B hi 4 4 4 4. 41 4 - CEMENT CURB 4 4 4 4 4 Â· 4,1 .-4 4 Â·Â· 4 Â· 41 - 4 AND GUTTER : ~ 21 4. -4 4 i 4 4 A 4 4 4 A + 4 Â· 4 Â· ~ ASPHALT ROADWAY 4 4 4 44 4 4 4 1 A 4 . 4 1111111111 1 THE CITY OF ASPEN *A#PEN' Errin Evans From: Errin Evans ent: Friday, January 16, 2009 11:12 AM .O: 'Linda Wong' Subject: 312 S Hunter Attachments: image003.jpg Hello Linda: I will give you a paper copy of the sign when you arrive next week. So far no one from the Development Review Committee has had any major concerns; however I took your case to the Community Development staff meeting today and there were some issues with the Commercial Design Standards for the Commercial Character Area. For the most part they like the design and think it will be a great project. I have outlined the commercial design criteria that they didn't feel your design met: In the Fagade Articulation section on page 29, the guidelines refer to human scale and continuity. The staff feel that the large amount of concrete that encloses the ramp is not appropriate for human scale. The concrete is too high next to the sidewalk. On page 30, street level character guidelines refer to glass and that the front fagade at street level should be predominantly glass. Your design meets the minimum required amount of 60%; however, it is supposed to be designed to use glass for the full height of the storefront. There should be a close relationship between the level of the shop frontage and the entrance with the public. The location of the ramp makes this a challenge. astly, in reference to first floor character on page 32, elevated or sunken entrances shall be avoided. The entrance iould be at ground level. Also I am not sure by looking at the floor plans, an airlock should be incorporated. There should be a transparency with the public and the storefront window area and the immediate relationship. We realize the stairs are an existing condition, but we wondered if it would be possible to locate the ramp on the interior of the building to allow the windows to go full length. It seems that the concrete is very high on the lower level of the ramp from the pedestrian perspective. We have some other examples around town, where the ramp is located just within the building so that the front appearance seems to be at street level. Call me if you would like to further discuss this, Thanks, Errin Evans Current Planner Community Development .., 1,11' City of Aspen I, .al 2 1- 130 S Galena Street Aspen, Colorado 81611 hone: 970-429-2745 ix: 970-920-5439 1 rJ b; s (j? i i. ANT k www.aspenpitkin.com 4 ' :t I 2 r i .Ff SIDEWALK REPAIR NOTICE NO ks A- 4(1 46 v.y- 0-*Â«c-6 E CITY OF ASPEN To the owners of the property located at From: The City of Aspen Engineering Department. Dated: One or more areas of sidewalk adjoining the above property have been determined to be a public tripping hazard, in accordance with City Municipal Code, ordinance number 21.16.090, the sidewalk in front of or abutting upon the premises of the above address has been declared in need of repair. The following notice is served upon the owner or person in charge of said property is per City Municipal Code, ordinance number 21.16.1080. Deficient sidewalk stones are to be repaired within 90 days of the issuance of this notice. Unsafe stones have one or more of the following features. (a) Vertical Displacement of the adjoining sidewalk section is in excess of three-quarters (3/4) inch, or (b) Lateral displacement of adjoining sidewalk section is in excess of one (1) inch, or (c) The sidewalk has a transverse slope in excess of one (1) inch per foot, or the combination of transverse or longitudinal grade is insufficient for adequate drainage of the sidewalk causing accumulation of water and ice. Please be aware that Ordinance number 21.16.010 states, that any construction of new sidewalk must be in accordance with the Engineering Department's Construction Standards and Design Standards. A licensed, bonded contractor in your employ needs to complete the City of Aspen's Right of Way permit application available from the Engineering Department prior to commencement of work. The Right of Way permit application fee of $343.00 will be waived for this project. These documents can be found on the department website at www.aspenpitkin.corn or may be picked up at the Department office, 517 E. Hopkins Avenue, Aspen. If, after the period of 90 days, the repairs to sidewalk are incomplete, the City may construct the above improvements and owner shall reimburse the City for all costs of such construction. Reimbursement shall be made to the City within ninety (90) days after receipt of invoice. In the event of failure to pay, the cost shall be placed as a lien against the property to run with the land. 3 Should you have any questions or concerns regarding this notice, please contact the Engineering Department: 970-920-5080 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 312 S . 1-1,ARL-ov, St- , Aspen, co SCHEDULED PUBLIC HEARING DATE: 15-zod 7 feb \73â‚¬ 4-1 00 f )1, 200 9 STATE OF COLORADO ) ) SS. County of Pitkin ) I, (name, please print) Anhâ‚¬A being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code iii the following manner: t~ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting ofilotice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof , materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the day of , 200 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. .Mailing ofnotice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mil to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy ofthe owners and goverimental agencies so noticed is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions that create more than one lot, Planned Unit Developments, Specially Planned Areas, and COWAPs are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses o f owners of real property in the area o f the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. The foregoing "Affidavit of Notice" was acknowledged before me this 2- day of ftb , 2001 by -71-779 ek Scw 9 WITNESS MY HAND AND OFFICIAL SEAL 6 My commi#sion exoires:. 5 ~Ol ~ 101 & (4-1 46 Notary Public \ --<~=retÂ·._ '03*4* 82; f CORY J. 1 .. 1 GARSKE ; 0Â». ATTACHMENTS AS APPLICABLE: lh..........29 POF COLU â€¢ COPY OF THE PUBLICATION â€¢ PHOTOGRAPH OF THE POSTED NOTICE (SIGN) My Commigion Exoires 05/09/2012 â€¢ LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL â€¢ APPLICANT CERTIFICATION OF MINERAL ESTA-E OWNERS NOTICE AS REQUIRED BY C.R.S. Â§24-65.5-103.3 PUBLIC NOi-ICE iRE: 312 S. HUNTER STPEET, REQUEST FOR COMMERCIAL DESIGN REVIEW TO REMODEL THE FACADE OF THE EADING ALONG HUNT- WER STREET AND THE ACJACENT ALLEY NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, February 17, 2009, at a meeting to begin at 4:00 p.m. before the Aspen Planning and Zoning Commission, Sister Cities Meeting Room, City Hall, 130 S. Galena St., As- pen, to consider an application submitted by James Perse Enterprises, Inc, 8401 Melrose Place, Los Angeles, CA, 90069 who is the tenant of the subject property. The applicant is proposing to re- move the existing stair entrance, add an ADA ramp and change the fagade on the existing commercial building. The property is legally described as Part ' of Lots K, Land M. Block 100, City and Townsite of Aspen and more commonly known as 312 S. Hunt- er Street, Aspen, Colorado, 81611. The parcel , identification number is 2737-182-25-023. For further information, contact Errin Evans at the City of Aspen Community Development Depart- ment, 130 S. Gatena St. Aspen, CO, (970) 429,2745, errine@ci.aspen.co.us. W U Erspamer. Chair 1 Aspen Planning and Zoning Commission Published in the Aspen Times Weekly on February 1,2009. (2918978} ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 3 1 Z_ 5 0 Nu 4 1-- 20Â¥-Â· , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 2~/7/ , 200_â‚¬ 9 STATE OF COLORADO ) ) SS. County of Pitkin ) I, Â·64=e u.e 93 5 4,'c-~ (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (IE) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. C ~ Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15,)4ays prior to the public hearing and was continuously visible from the 29day of , 200 Â¥ to and including the date and time of the public hearing. A photograph ofthepostednotice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in-Section- 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part o f a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature The foregoing "Affidavit ofNotice" was acknowledged before me this,:,7~~ay Of 3-6.-AU.Cl /9 ,1001, by 44, ue Â£-eK /lick WITNESS MY HAND AND OFFICIAL SEAL LYNNE S CORDOVA My commission expires: (2 ---27-,20/A Stole of Colorado 341 â€ž,6. CACCUPÂ« Notafy *Alic ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL k>-1 41 1 t. . 2 -2.1 6 1 ' ~_ r_ 7 k. ? - 4,11'.Plit PUILIC NOTICE '' . 1 ..4 DATE 4,-- I. 9 . - f % .MI ...U: M./1 'Â· 1.2Â·'Â·iFÂ· 7 , 1- 1 1 1 . t =. 3,; t..Mt .' 1 ;. Its â€ž ....Ad,* ....* 4;;*lei, tÂ»:it,44Â».22*rÂ«'Â· ' 7%2 LOLL '44 t. -10 ' 1 â€¢ Â·t Â¥ ..1 PUBLIC NOTICE -1. /22* lit. f ia DATE FEBRUARY 17 2009 TIME 400 PM SISTER CITIES MEETING RM. PLACE CITY HALL 130 S- GALEiNA PURPOSE THE APPLICANT IS _ _ PROPOSING TO REMOVE THE EXISTING STAIR ENTRANCE, ADD AN ADA RAMP AND CHANGE THE _ 8 L UTIO N FACADE OF THE EXISTING 9â€¢4 COMMERCIAL BUILDING FOR MORE INFORMATION CONTACT ERRIN ' - EVANS AT THE CITY OF ASPEN - 970-429.2745 emne@ 1, co us * Mum mo*Â¥AFION C ONTaCT> THECITY OF AVEâ€¢Â¢ 41â€¢181â€¢6 91â€¢*illâ€¢tlrt 15, 6 8*LEN* ST, 8-8,4n CD I*TOIN*,6â€¢3 ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 3152 5- +Iv Ar[Ffl ere-,3,~-r , Aspen, CO SCHEDULED PUBLIC HEARING DATE: 17n1 Fe-g R VA,Q-1 , 200_1 STATE OF COLORADO ) ) SS. County of Pitkin ) r7 L 'Ronoack 402'Liner (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section ofan official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing and was continuously visible from the day of , 200 , to and including the date and time of the public hearing. A photograph Of the posted notice (sign) is attached hereto. V~~ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet ofthe property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the o-wners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all busingss hours for fifteen (15) days prior to the public hearing on such amendments. 1 sigh--~L ~ /-1- The foregoing "Affidavit ofNotice" was acknowledged before me this 3Oday of darn UO.../1.--~ , 200_, by -Ro loo-2 .7 -Ra D z. (toe,/7- WITNES~MY HAND AND OFFICIAL SEAL DEBRA LEE LANE ~ My comnl~ission expire . J-/71 1.20 \ 0 Commission # 1632047 44 0911 Notary Public - California ~ Los Angeles County ~ 11 -- My Comm. Expires Janl,2010â€¢ Notâ‚¬Z.Public aly/....Ill....pll.............1-# ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL mifi= AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.070, ASPEN LAND USE CODE ADDRESS OF PROPERTY: 3 1 2- 15Â· +FuntÂ« Stree,F Aspen, CO STATE OF COLORADO ) County of Pitkin ) I, ~A-rn A a Sc OI-e-"1 (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) or Section 26.306.010 (E) of the Aspen Land Use Code in the following manner: ~ Publication ofnotice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen no later than fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen no later than fifteen (15) days after an Interpretation has been rendered. A copy of the publication is attached hereto. ..9:410 1_ Sce---7 Signature The foregoing "Affidavit of Notice" was acknowledged before me this 2 day of Ma.ran , 2009_, by A-nne'lÂ« Sc CrvÂ·â‚¬.0~ , WITNESS MY HAND AND OFFICIAL SEAL t'UBLIC NOTICE 0, My ConliI~01~Il expilies: ~/j 2312 DEVELOPMENT APPROVAL Notice is hereby given to the general public of the approval of a site specific development plan, and Un /\ -j d:F\*f the creation of a vested property right pursuant to the Land Use Code of the City of Aspen and Title Notary Publict 1 24, Article 68, Colorado Revised Statutes, pertain ing to the following described property: 312 S. Hunter Street, also known as Part of Lots K, L, and M, Block 100. City and Townsite of Aspen, Colo I rado, 81611, by order of the Planning and Zoning Commission on February 17, 2009. The Applicant I received approval of Commercial Design Review to remodel the fagade and add an access ramp. The ATTACHMENTS: -30#.7.-79 approval is only permitted for the submitted eleva e>.. tion plan. For further information contact Errin Evans, at the City of Aspen Community Development Dept. 130 S. Galena St, Aspen, Colorado (970) 429-2745. COPY OF THE PUBLICATION # :" CORY J. ~ s/ City of Aspen jeR ~ i GARSKE i 8 Published in the Aspen Times Weekly on March 1, VA'&/&.- -IL&/ AV 2009.(3054961) - ,%49#i, My Commission Expireâ€¢ 05/09/2012