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HomeMy WebLinkAboutagenda.hpc.20181212 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING December 12, 2018 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. 4:30 SITE VISIT- PLEASE MEET IN CITY HALL ALLEY FOR A VAN TO/FROM THE ASPEN MEADOWS RECEPTION CENTER II. 5:00 INTRODUCTION A. Roll call B. Draft minutes from November 14th & 28th C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring Aspen Meadows Reception Center G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS A. None IV. 5:30 NEW BUSINESS A. 517 E. Hopkins- Substantial Amendment to Final Major Development Review and Final Commercial Design Review, and Amendment of a Growth Management Development Order, PUBLIC HEARING V. 6:30 WORK SESSION A. End of year review VI. 7:00 ADJOURN Next Resolution Number: 19 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 1 Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Nora Berko, Roger Moyer, Willis Pember, Bob Blaich, Richard Lai, Sheri Sanzone and Scott Kendrick. Staff present: Nicole Henning, Deputy City Clerk Andrea Bryan, Assistant City Attorney Amy Simon, Historic Preservation Officer Sarah Yoon, Historic Preservation Planner APPROVAL OF MINUTES: Ms. Greenwood said the minutes are very thorough. Mr. Kendrick motioned to approve, Mr. Blaich seconded to approve the minutes for October 10th, 24th and 30th. PUBLIC COMMENT: Patrick Rawley of Stan Clauson Assoc. here on behalf of Dan Sadowski and Alex Halperin Mr. Rawley said he wanted to make a statement regarding the HPC code amendments and TDR’s. He pointed out that section D has an amendment which speaks about mixed use zone district and the limitations of the available floor area. This is currently being applied to the creation of TDR’s. The code amendment would remove this and say that, if you are only creating TDR’s, you don’t take the 80% reduction. We strongly support this because it allows someone who doesn’t want to do full development, to get the full benefit of TDR’s and it limits physical development and not the development of TDR’s. Please consider this. COMMISSIONER COMMENTS: Mr. Blaich had a copy of the Wall Street Journal with the story featuring Aspen and HPC and asked what the back story is since Ms. Simon is quoted. Ms. Simon said she is sorry the story wasn’t sent out to everyone. The Wall Street Journal contacted us out of the blue and said they wanted to do a story about historic preservation in Aspen. She took a reporter around and showed her different projects and locations, as well as, already being connected with Don and Anne Short. It is a nice article and puts the types of additions we have here, in a good light. She drove home the drama of property values and there were a couple of incorrect items, but it’s been nice exposure and really exciting. Mr. Rawley said he has a WSJ subscription and will send the PDF to the board. Ms. Berko said the article is a real opportunity for HPC to have a discussion. Mr. Blaich said he has gotten a lot of feedback from outside of Aspen and a variety of comments, but all positive. Mr. Pember said he was in San Francisco last week in between fires and stumbled into a celebration for Anna Halperin who is in her mid-90’s at the Young museum, which was designed by Herzog and de Meuron. It’s a wonderful museum and encourages everyone to go. Ms. Greenwood said she was also just there last week for the Muslim fashion exhibit. They both agreed that it’s a very cool museum. Mr. Halferty asked about Main St. Bakery and said it looks like the scaffolding has been pulled down. Ms. Simon said the permit was mostly about stabilization and in the midst of the project, the developer passed away. She believes the property is going to be sold. There is currently an HPC approval to P1 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 2 demolish the non-historic piece. Someone will either go forward or with a different approach, but in the meantime, it has been stabilized and cared for. It’s certainly getting a lot of attention for being inactive. DISCLOSURES OF CONFLICT: Ms. Berko said she will recuse herself for the project monitoring item at 223 E Hallam. PROJECT MONITORING: Motherlode and Crystal Palace redevelopment: 312/314 E Hyman Amy Simon Ms. Simon said they have discovered a conflict between 312 and 314 E Hyman that needs to be resolved before the lodge can be built. APPLICANT PRESENTATION: Chris Bendon of Bendon Adams representing Mark Hunt who owns the Crystal Palace development. The Crystal Palace development is in for building permit currently. On the property line, there is a roof overhang which extends from the Motherlode building and crosses the property line by 4 inches or so and sheds water. The Motherlode was recently redeveloped. On the east side, is a similar condition where the parapet from the Motherlode is into the right of way by two feet or so. This addition onto the Motherlode, has the parapet extending beyond the property line. The feature existed in its original construction and it’s not clear whether it’s new material or not. We’ve been discussing with Patrick Rawley and Sara Broughton, who are representing the Motherlode and their proposal is to cut off a piece of the eave and to create a new parapet and roof cricket to redirect the drainage. You would still see a piece of eave coming out proud from the building and similar to what we see on the photograph. Ms. Berko asked who the monitor is. Ms. Simon said that Mr. Blaich and Ms. Greenwood are monitors and since it affects two projects, so she felt it should come to the board. Ms. Greenwood thinks that’s a reasonable solution. Ms. Berko asked Mr. Rawley if he had anything to add and he said they’ve had SGM review and verify the size of the drains, so it’s pretty cut and dry. Everyone agrees this is the most reasonable compromise. Mr. Pember asked about how the eastern side performs and Ms. Broughton said that’s a little different because the false front does not return. There is a drain there and takes the water internally. The parapet would come to the backside of the false front piece unlike the other side. We’ll make the cricket as minimal as it needs to be. Mr. Bendon said the engineering department would still need to review this. The civil engineer of the property reviewed the size of the drain system and has approved it. Ms. Greenwood asked if they are putting in a parapet wall all the way to the false front. Mr. Rawley said they still need to have the parapet wall, but we can bring the parapet down, so you can still see the gable. Mr. Lai clarified that they want to give the impression that the false front would not be free standing and Ms. Broughton said yes, we will make the cricket as shallow as possible. Mr. Lai said his concern would be that the false front would not appear as a false front. P2 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 3 Mr. Bendon said putting a new drainage system in the whole building is really not on the table and he doesn’t know the extent of complications. Ms. Greenwood said that amendments can be made for historic preservation. Ms. Simon clarified the direction they are going is that the west side will look like the east side. Ms. Greenwood said, yes, that you see the parapet wall as a false front. Mr. Pember said the gap should be two feet so it meets the new building construction. PROJECT MONITORING: 223 E. Hallam Amy Simon Ms. Berko exited the room. Ms. Simon said Mr. Moyer is the monitor on this project and she has shown him a number of little tweaks already. The applicant has recently proposed a skylight, which Mr. Moyer and I felt the board needed to see. It is back towards the back end of the Victorian house. Our concern is with the light wells being as close to grade as possible, so they do not become obtrusive. The skylights are in contrast to that effort because they have a sloping lid on them. Ms. Raymond has some ideas to address this, but we are concerned with the visual impact. APPLICANT PRESENTATION: Kim Raymond of Kim Raymond Architects Ms. Raymond said the owners of this house saw the effects of the lightwell in another building and they were very excited because it adds natural light and makes the space feel so much nicer. Ms. Raymond showed on screen where they’d like to put the skylight, which would be six inches off the grass. From the street, they could do some plantings to hide it. The kid’s playroom is downstairs in the basement, which is why they would like to have the natural light. She showed a photo on screen of another building that has a skylight and showed the amount of natural light coming in, which makes such a huge difference. She showed the plans on screen and described where the location would be. Mr. Kendrick said it will save on energy. He doesn’t think it intrudes on the integrity of the historic structure at all and he’s ok with it. Mr. Halferty asked about grade and Ms. Raymond said they could take it down to six inches. Ms. Greenwood asked for the exterior dimension and Ms. Raymond said it is 6 ft 5” long. Ms. Greenwood asked how she will prevent snow from getting in there and Ms. Raymond said she will create a drain inside the skylight. She said she can bring the details back to the board if they wish. Ms. Simon said the curb height is really important and we don’t want it to be obnoxious. She said 6 inches is ok. Ms. Greenwood said everyone is ok with it. Ms. Simon said Ms. Raymond will follow up with some sort of drawing showing a six inch maximum curb and come up with a way to deal with the glass and the drainage. STAFF COMMENTS: Ms. Simon apologized for canceling last night’s work session. Ms. Greenwood said she was relieved. We have two possible dates, which are November 27th or December 4th. Either are P3 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 4 ok with Ms. Greenwood, Mr. Halferty and Mr. Kendrick. They decided the 4th is best for everyone. She will confirm with Ms. Sanzone. We will send out the same packet. Ms. Simon said that Ms. Yoon sent email about work at the Wheeler. Repair work is underway as the city is getting ahead of the deterioration. Ms. Simon said the dates for HPC in December will be the 4th and the 12th and nothing for the rest of the month. CERTIFICATES OF NO NEGATIVE EFFECT: None. CALL UPS: None. OLD BUSINESS: 211. W. Main MOTION: Ms. Berko motioned to continue, Mr. Kendrick seconded. All in favor, motion carried. NEW BUSINESS: 419 E Hyman Ave: Paragon building Amy Simon Ms. Simon said this is the smallest addition HPC will ever be asked to review. This building is a designated landmark and in the historic district. There are three storefronts on the ground level. One of them is being finished out for Chase Bank. There is a new awning and signage and a new button for ADA access. The only thing that needs HPC approval is a request for a security device for the ATM lobby. Because most of the store front is glass, it’s hard to find an appropriate spot for the card reader. They would like to attach it to a historic window frame. Staff is not comfortable with placing it on the historic window. Staff is recommending denial of the application and they don’t have a good alternative to propose. There has been some discussion of a bollard, but there is no real place to put it. We put a resolution in the packet to approve and we are recommending you don’t pass it. APPLICANT PRESENTATION: Chris Bendon of Bendon Adams representing Chase Bank Mr. Bendon said the bank should be opening soon and everyone is invited, but will need the card swiper to get in. He showed the existing condition on screen in a mock up. The doors are new, the wood along the bottom plate is new. The windows and columns are original. He showed a photo of the card reader they want to mount. The new models are smaller. The card reader has a wire that goes through the wall, so they would have to drill a hole, so a 3/16th hole would be going into the historic wood window. We started having the discussion in July, so they have looked at many options. He showed a potential location for a structure to mount it on as well and showed numerous swipers around town. All of them are mounted to historic materials. They want to lock the doors, but allow access for their customers to use the ATM. Mr. Pember said there are other technologies. He said the Aspen Elks is looking into this where they would wave a card over a surface. There may be more options here. Mr. Bendon said they did explore that option, but didn’t have much success with it because they have to keep conformity in the corporation. Ms. Berko asked Mr. Moyer about putting an adhesive on historic fabric. Mr. Moyer said most adhesives are harmless and can be released with heat. P4 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 5 Mr. Kendrick asked how much they have explored using the ADA button in conjunction with the swiper and Mr. Bendon said they can probably put them right up close together, but it would require a bigger hole. Ms. Greenwood asked if there will be special signage since it’s very concealed. Mr. Bendon said there could be, but he’s not sure. Mr. Lai asked if the historic material, which is a dark color, is pierced already and Mr. Bendon said yes. Mr. Lai asked if there is any way you can have it mounted on the non-historic space and Mr. Bendon said things get to a point where it’s so low, people would be stooping down onto knees to swipe the card. Mr. Pember said he is not sure how you reconcile this. We don’t want to deface the historic window. Ms. Greenwood said it’s too bad they didn’t figure out a better entry on the inside because it’s a big space. She said she doesn’t see a better solution. Ms. Berko sympathizes with the problem. It’s not our charge. It’s our charge to preserve the building and who knows how long Chase will be there. They need to figure something else out or find another technology. Mr. Kendrick said if they can use the existing hole for the ADA, that is acceptable, but not to drill another hole. He would also like to see the bumper go away as a side note. Ms. Greenwood said they should wire it on the outside somehow so it’s removable when Chase leaves. There should be a way to attach it without drilling. She also suggested making the door smaller and have a non-historic frame to attached it to. There aren’t a lot of solutions here. Ms. Berko said her daughter, Mirta, has a card that changes its code twice a day, speaking of technology. Mr. Kendrick said they would have to employ the same technology throughout the entire company since it’s a corporation. Mr. Pember said he feels the same way. None of them want to see another penetration, but you can use the existing hole. Mr. Lai agreed and said if you can use the existing hole, go for it. PUBLIC COMMENT: None. Ms. Greenwood said we need to add a condition to allow this as long as they use the currently existing hole for the ADA access button with no new holes in the historic window façade. They should also work with staff and monitor incase the hole is not big enough. Mr. Kendrick volunteered to be a monitor on this project. Mr. Pember said they should get rid of the door bumper too. Mr. Bendon said he will remove it. MOTION: Mr. Halferty motioned to approve resolution #17 with the conditions as stated, Mr. Kendrick seconded. P5 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 14, 2018 6 Roll call vote: Mr. Blaich, yes; Ms. Greenwood, yes; Mr. Pember, yes; Mr. Moyer, yes; Ms. Berko, no; Mr. Kendrick, yes; Mr. Halferty, yes. 6-1, motion carried. Ms. Sanzone entered the meeting. WORK SESSION: HPC Benefits Mr. Halferty motioned to adjourn, Mr. Pember seconded. All in favor, motion carried. ________________________________ Nicole Henning, Deputy City Clerk P6 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 28, 2018 1 Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Nora Berko, Willis Pember, Roger Moyer, Richard Lai. Absent were: Bob Blaich, Scott Kendrick and Sheri Sanzone. Staff present: Nicole Henning, Deputy City Clerk Andrea Bryan, Assistant City Attorney Amy Simon, Historic Preservation Officer Sarah Yoon, Historic Preservation Planner Chairperson Greenwood brought the meeting to order at 4:30 p.m. APPROVAL OF MINUTES: None. PUBLIC COMMENT: None. COMMISSIONER COMMENTS: Mr. Halferty said it’s good to see some of the historic projects completed and buttoned up. Ms. Berko entered the meeting. DISCLOSURE OF CONFLICT: Ms. Greenwood is recusing herself on 211 W. Main, so Mr. Halferty will be closing the meeting. PROJECT MONITORING: 131 W. Bleeker Amy Simon Ms. Simon passed out some photos. This property is across from the Yellow Brick and a new owner purchased the property and did an interior renovation only. We will be having a brief conversation about gutters. The gutters that were put up are copper and we do not typically approve copper gutters on miner’s cottages. We want them to be very modest and neutral. We typically go for a painted metal or galvanized. We did discuss using an intense patina. The applicant would like for it to be approved as is. The guidelines say it should be a material compatible with the building. Mr. Pember entered the meeting. APPLICANT PRESENTATION: Ryan Doremus of Thunderbowl Architects Mr. Doremus said they’ve worked hard to keep the existing character of the home. The gutters were an afterthought to repair and replace because they were in a state of being inoperable. We also had some issues with the building settling. Regarding the copper gutters, we had a discussion about metal or light materials and applied them without getting final approval and hoping they were acceptable. The only photos of Victorian gutters we could find, were wood. We are hoping to keep these copper gutters as is since they have already darkened and patinaed to a point of a painted color. This wasn’t intended to be a highly reflective metallic material. Ms. Simon noted that there is no project monitor on this because it was an interior remodel. Ms. Berko asked what type of material the original gutters were. Mr. Doremus said they are unsure, but they appeared to be low quality. P7 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 28, 2018 2 Ms. Berko said she feels they are out of character for a miner’s cabin. Ms. Greenwood agreed and said it’s too rich for a miner’s cabin. Ms. Berko said she like to see them stay in line with the guidelines and the intent of the resource. Mr. Lai said he doesn’t have a problem with the way it appears. The question for him is if we should allow this to set a precedent, as it could be a dangerous one. He is really undecided between the two. Ms. Greenwood said they are all individual situations. She doesn’t want to have someone else come here in the future and then it snowballs. Mr. Doremus asked Ms. Simon to read the code on this so we are all on the same page and clear on what it states. Ms. Simon read two guidelines to the board regarding materials. Ms. Greenwood said it is pretty vague. Mr. Halferty said we have a little vagueness in the guidelines and it’s a little loosey goosey. He said he understands Mr. Lai’s comments about precedent. The material, if it can be patinaed, to make it seem unassuming in keeping with the historic resource, is ok with him. MOTION: Mr. Pember motioned to approve as is, Mr. Lai seconded. Roll call vote: Mr. Moyer, yes; Mr. Pember, yes; Mr. Halferty, yes; Ms. Berko, no; Ms. Greenwood, yes; Mr. Lai, yes. 5-1, motion carried. PROJECT MONITORING: Aspen Meadows Reception Center Amy Simon Ms. Simon said they want to replace an original door and to change an original window into a door. Ms. Berko is the project monitor and viewed this on a site visit. Ms. Simon feels this is a serious issue to be removing Herbert Byer features from an important structure. It’s an important building, so changes should be discussed by the board. APPLICANT PRESENTATION: Jim Curtis representing the Aspen Institute and Becky Ward, Facility Manager Mr. Curtis said he hopes everyone came out to see the center this summer. We were in operation for the summer season and everyone was pleased with it. We would be happy to take you through it at any time. It is equally important that Ms. Simon gets the acknowledgement she deserves. Everyone on the city staff were helpful and provided assistance when they could. We received the TCO on June 17th, had a soft break-in event on the 18th and the first event of the summer season on the 19th. Coming off of the summer operations, there are two things we saw that we’d like to modify. The images shown are also in the package. He showed the existing south façade and the proposed façade, originally constructed in 1958. The door is too narrow to comply with current building codes for wheelchair access. It is currently 29 ½ inches and needs to be 32 inches. The building dept approved this as a preexisting and non-conforming egress access. What we’d like to do is change out the door to be code compliant and we are proposing a 33 ½ inch opening. We are concerned about having a non-compliant door as it is a potential legal liability. There are no store front windows or doors on the south façade. The Herbert Byer aluminum storefront window and side panels changed in 1965. The south façade was modified two times in a significant way and the second time was by Ted Guy in 1993. P8 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 28, 2018 3 The second request is easier because it’s on the upper level and there is an existing window where the elevator used to be and provides access to the lower roof where the kitchen and mechanical equipment are located. He showed the north window on screen and said they would like to change it out to a storefront door. It was originally installed to put in an elevator in 1993 as part of those renovations. Ms. Berko asked if the Byer door from downstairs will fit in the location of the window and Mr. Curtis said no. Mr. Halferty asked Mr. Curtis if he has a floor plan to show since they are only seeing part of the picture and he said he does not have one. Ms. Greenwood asked if they have thought about making that door bigger with a frame and asked why they are changing it. Mr. Curtis said the institute would like to have it code compliant and would like wheelchairs to be able to go through it and he hadn’t thought of the frame option. Mr. Moyer said that what they want to do is not outrageous in the least. Mr. Pember noted that if the board is to go with the proposed, it doesn’t even resemble the detailing of the 60’s. Mr. Curtis said we can comply with more consistent detailing if that would help. If you have suggestions, we can make refinements. Ms. Greenwood said the door needs to have a relationship with the other doors. The main thing is, expanding the door, doesn’t work with the structure. The new door will sit under a beam. She doesn’t know what solution is, but he doesn’t think they are there yet. Mr. Halferty agreed that it’s awkward, visually in the proposed plan. Mr. Curtis said they discussed a solution about putting in an ADA compliant door and a glass side panel and that would be basically very consistent with the 65 and 93 renovations. Mr. Lai said the problem is the ADA opening being so large. He said this is a difficult problem and he doesn’t have a solution. Mr. Halferty said he’s all in for accessibility, but he doesn’t want to butcher this. It’s a butchered solution. He wishes they could find something better. Mr. Curtis asked if he should come back with refinements and Ms. Greenwood said, no refinements, but a new solution. It will help to have a floorplan next time as well. We have multiple issues here as a board and we are all in agreement. Mr. Curtis said that all comments are well taken and appreciated. Ms. Simon said they will come back on December 12th. PROJECT MONITORING: Ms. Simon said there is a list of assigned projects in the packet. She’s looking at the need to assign list and said some are near permitting. 420 E. Hyman, 110 W. Main and 300 W. Main. Ms. Greenwood will do 420 E. Hyman, Mr. Halferty will do 110 W. Main and Mr. Moyer will take 300 W. Main. STAFF COMMENTS: Ms. Simon reminded the board of the work session next Tuesday December 4th at 4:00 pm. The packet will include the current proposal for code amendment wording and we will be presenting a suggestion to council. P9 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 28, 2018 4 CERTIFICATES OF NO NEGATIVE EFFECT: None. CALL UPS: None. Ms. Greenwood exited the meeting. OLD BUSINESS: 211 W. Main Sarah Yoon Ms. Yoon said this is the first showing at HPC. This is a minor development review, which includes an interior and exterior remodel, a new carport and breezeway. The applicant is asking for approval for the minor development and setback variation. It’s a two-story Victorian located in the mixed-use zone district. There are non-historic additions on the east side and behind the landmark. The applicant proposes to remove an existing curb cut and the two parking spots off of Main Street and restore the gutter and sidewalk in the process. They will also remove an existing door that is between units A and B. There are no changes proposed to the front of the landmark, but there are changes proposed to the rear of the landmark, which include: openings, fenestrations, fixtures. We would like the applicant to restudy the rear façade. From the north or front elevation, there is a non-historic addition, which is recessed from the landmark. It currently has a lean-to roof and they have proposed a pitched roof option and the flat roof option. Staff would like to see a roof form more compatible with the historic resource. Regarding the new carport and breezeway, it is located in an appropriate location, but it does require a setback variation which could have impacts on the alley and neighbor. We don’t find that it meets the criteria on page 36. Staff recommends continuation of the application and a restudy of the proposed roof forms, carport/breezeway and glazing. APPLICANT PRESENTATION: Sara Adams of Bendon Adams alongside Rally Dupps Ms. Adams said the property was built in 1952 and was Richard Shaw’s residence as a little boy. Ms. Adams showed the Sanborn map, which marks the location of the out building. Ms. Adams dug through the assessor records and found an old picture with a lean-to that was added in 1971. There was a change made to the landmark at this point, as well, which was an added window and we want to remove it. The current condition of the property, is a 4 plex. It’s a residential building and now is non- conforming, but the proposal cannot trigger demolition, which is why we are proposing little tweaks and they are very precise. She showed the roof view and said the client prefers the sloped roof option. They feel that the sloped roof separates the historic from the addition in a better way than the flat roof. The purpose of the remodel is to bring the property closer to the design guidelines and be more livable for the tenants. Mr. Moyer said on the Main Street side, there are two cars which are parked and asked if that’s becoming grass. Ms. Adams said that engineering is requiring us to remove the curb cut. It’s dangerous, so the two spaces should be removed and is not something they would ever allow today. Mr. Pember asked about the FAR and Ms. Adams said the square footage will be reduced. Ms. Yoon said she wanted to make a clarification. Regarding the west elevation and the windows being changed, there is actually no change on this elevation because it is the fire wall. Ms. Berko asked where the mechanical is going to be, and Mr. Dupps said it will be in the basement. Ms. Berko asked if they could they take a couple of trees out and Ms. Adams said they are mitigation trees and they have reached out to parks, but there are a lot of rules for trees on Main Street. P10 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 28, 2018 5 Mr. Halferty asked if they will require a parking variation and Ms. Adams said no, Jessica Garrow said a waiver is not required at this time. Mr. Halferty asked about accessibility standards being implied by the building department requiring ADA compliance and Mr. Dupps said yes, four units are existing there already so it’s a non-conforming continued use and they have already reviewed this. Mr. Halferty asked if there are any comments on the fenestration that is suggested, and Ms. Adams said it’s really important to Mr. Curtis because of views from that unit. There are already penetrations back there which are not original, and we feel there is some flexibility on this rear façade. Mr. Pember brought up the west proposed elevation, to the right of the upper deck guardrail, there is a series of lines and he asked what that is about. Mr. Dupps showed a bird’s eye view from the south and explained. Regarding the roof options, Ms. Simon reminded the board that staff isn’t recommending either of the roof options but are recommending restudy. PUBLIC COMMENT: Henry Trachett Mr. Trachett said this is his son in law’s house. Regarding the rear of the house, initially they discussed to have the whole back end be glazing as opposed to the sliding doors. Historically, we can see the house from the front, but from the rear, it’s something else. We were shot down on this and I couldn’t understand why. The carport is important since there is snow and ice to worry about. He thinks Mr. Dupps has done a good job under the constraints of the project. He would like HPC’s help to make it a little more exciting. Mr. Halferty summarized the issues for the board. Mr. Pember doesn’t see that they’ve departed that much with the resources fenestration. He loves Mr. Trachett’s idea, but he thinks it might be too much. It would be aesthetically cleaner and better, but it’s probably not an option so we will stick with Mr. Dupp’s presentation right now. He appreciates the argument which was made to make it more livable and it will remain a 4-plex, which is very challenging. He’s fine with the variation for the carport. He’s fine with staff and monitor handling the lights. He’s fine with the fenestration. His issue is with SketchUp giving too much detail. Ms. Yoon reminded everyone of another public comment from a neighbor which was received from David Scruggs of 212 W. Hopkins and was opposed to the variation. The letter is included in the packet on page 43. Mr. Lai said he likes what they’ve done to the resource. It stands well. As far as additions, looking at the two comparisons, he prefers the sloping roof as it is more in scale and doesn’t impose as much as the flat roof. To be very honest, he’s sorry that the porch with the columns is gone. The porch was very seductive for him. He’s generally satisfied with the project. Mr. Moyer agreed that the sloped roof is much better, and he is fine with that. Looking at this from the street, it’s a little awkward. The siding on this is matching too close to the resource. The fenestration on south side of alley is what it is, and he is ok with it. It’s an interesting dilemma with the alley and activity. He’s not opposed to the setback, but just really not sure. P11 II.B. REGULAR MEETING HISTORIC PRESERVATION COMMISSION NOVEMBER 28, 2018 6 Ms. Berko said having staff and monitor doing the lighting is fine with her. By having the sloped roof, you see more of the resource. Regarding the glazing, she doesn’t want to see anymore as there is already a lot. She’s not sure how to talk about the material, but maybe a variation of narrow or wider; so it’s not the same. Ms. Simon said there is an adequate tree policy, so we can go to bat on this if we need to if there are trees blocking or damaging the historic resource. Ms. Adams said tree removal isn’t in their scope and we aren’t proposing that. As long as it would not be binding on the applicant, we are ok with it. Mr. Halferty said he can support the sloped roof. He is ok with the carport and ok with the setback requirement. He is ok with the light fixtures. He thinks the glazing on the south side is ok. He can support the application as proposed with comments made by the commissioners. Regarding the siding, he agrees with the boards comments and the variation of the siding not to mimic the resource. The detailing on the eaves could be studied through staff and monitor on the east addition prior to the submittal of the building permit. MOTION: Mr. Pember motioned to approve resolution #18 with clarifications read by Ms. Simon, seconded by Ms. Berko. 5-0 motion carried. Mr. Moyer motioned to adjourn at 6:42 p.m., Ms. Berko seconded. ___________________________ Nicole Henning, Deputy City Clerk P12 II.B. C:\Program Files (x86)\neevia.com\docConverterPro\temp\NVDC\F6DD3A5F-EF3C- 478E-9ED1-5B7A60934AFB\15348.doc 12/5/2018 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 1102 Waters 602 E. Hyman 210 S. First 333 W. Bleeker 51 Meadows Road Bob Blaich Lot 2, 202 Monarch Subdivision 209 E. Bleeker 300 E. Hyman, Crystal Palace 128 E. Main, Sardy House Gretchen Greenwood 1280 Ute 124 W. Hallam 411 E. Hyman 300 E. Hyman, Crystal Palace 101 W. Main, Molly Gibson Lodge 201 E. Main 834 W. Hallam 420 E. Hyman Willis Pember 305/307 S. Mill 534 E. Cooper 210 W. Main Jeff Halferty 980 Gibson 232 E. Main 541 Race Alley 208 E. Main 533 E. Main 303 E. Main 517 E. Hopkins 533 W. Hallam 110 W. Main, Hotel Aspen Roger Moyer 500 W. Main 223 E. Hallam 300 W. Main Richard Lai 122 W. Main 211 W. Main Scott Kendrick 533 E. Main 303 E. Main 517 E. Hopkins 419 E. Hyman Sheri Sanzone 135 E. Cooper Need to assign: 134 W. Hopkins 422/434 E. Cooper 529-535 E. Cooper, Stein Building P13 II.F. TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant rebuttal (5 minutes) Chairperson identifies the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. Procedure for amending motions: A “friendly amendment” to a Motion is a request by a commissioner to the commissioner who made the Motion and to the commissioner who seconded it, to amend their Motion. If either of these two do not accept the “friendly” amendment request, the requesting commissioner may make a formal motion to amend the Motion along the lines he/she previously requested. If there is no second to the motion to amend the Motion, there is no further discussion on the motion to amend, it dies for a lack of a second; discussion and voting on the Motion may then proceed. If there is a second to the motion to amend the Motion, it can be discussed and must be voted upon before any further discussion and voting on the Motion for which the amendment was requested. If the vote is in favor of amending the Motion, discussion and voting then proceeds on the Amended Motion. If the vote on the motion to amend fails, discussion and voting on the Motion as originally proposed may then proceed. P14 II.K.   Page 1 of 7        MEMORANDUM    TO:      Aspen Historic Preservation Commission    FROM:    Amy Simon, Historic Preservation Officer      THROUGH:  Jessica Garrow, Community Development Director    MEETING DATE:  December 12, 2018    RE: 517 E. Hopkins Avenue – Substantial Amendment to Final Major Development,  Final Commercial Design Review, and Growth Management Development Order,  Public Hearing   APPLICANT /OWNER  517 East Hopkins LLC, represented by  BendonAdams.    LOCATION   Street Address:    517 E. Hopkins Avenue    Legal Description:    Lots D, E, and F, Block 94, City and  Townsite of Aspen, Colorado    Parcel Identification Number:  2737‐073‐040‐003    CURRENT ZONING & LAND USE  CC, Commercial Core  Retail use, Service Use and Affordable  Housing    PROPOSED LAND USE:  Commercial uses    SUMMARY:   In 2016, HPC granted Final design and Growth  Management approvals to demolish and replace the existing  structure at 517 E. Hopkins with a new building containing retail  space in the basement and on the ground floor, and affordable  housing on the second floor.  In August 2018, HPC was asked to  review an amendment to the approved project involving minor  design adjustments and a change in affordable housing mitigation  in order to convert the bulk of the building to an essential public  facility for City offices.  The City offices concept failed to gain voter  support in the November election and has been abandoned.    The applicant now asks for similar exterior design changes and the  conversion of the second floor of the building from all affordable  housing units to all commercial use.  Affordable housing mitigation  is to be accomplished using credits generated from housing  developed on other properties in Aspen.    STAFF RECOMMENDATION:   Staff recommends   approval of the design changes  but recommends that a portion of  the affordable housing mitigation,  the replacement of the units in the  existing building, be accomplished  on‐site.             P15 IV.A.   Page 2 of 7           LAND USE REQUESTS AND REVIEW PROCEDURES:  The Applicant is requesting the following land use approvals from HPC:     Substantial Amendment, Major Development Review (Chapter 26.415) and Commercial Design  Review (Chapter 26.410) allowing changes to approved plans that materially modify the location,  size, shape, materials, design, detailing, or appearance of the building elements as originally  depicted.     Amendment to a Growth Management Development Order‐ (Chapter 26.475) allowing the  conversion of previously approved affordable housing units to free market commercial space.      This Amendment review will be conducted according the land use code and design guidelines in place at  the time the original application for redevelopment of 517 E. Hopkins was deemed complete, in  September 2015.    Because this project was submitted for review prior to recent significant amendments to the Aspen  Municipal Code resulting from the 2016/2017 land use moratorium, so long as the project is within its  period of Vested Rights (lasting until September 2019) the applicant has the ability to process a  Substantial Amendment, but must stay within the boundaries of what is defined below as “Minor.”  Major  project changes would require the entire project to comply with all new code provisions.   26.304.070.A.1  Minor Amendments.  During the period of pendency, minor amendments initiated  by the applicant and amendments to an application proposed as a means to achieve compliance with  city standards, review criteria, or requirements of reviewing agencies shall be reviewed under the  original land use code in effect during the initial approval for the site specific development plan.  Minor  Amendments shall not cause a new submission date or interrupt the applicability of the land use code  to the project.    Unless otherwise stated in the Development Order, minor amendments to an approved site‐specific  development plan shall continue to be reviewed according to the land use code under which the plan  was approved for the period of statutory vested rights, as may be extended.  Approved amendments  to a previously issued Development Order shall cause issuance of a revised Development Order  pursuant to Section 26.304.070.B, but shall not effect a new expiration date of the Development  Order.      The Conceptual approval for this project was for 100% net leasable commercial space and no on‐site  affordable housing, therefore the proposal before HPC has been found to be within the Minor  Amendment language listed above.  The proposed architectural adjustments are minimal and intended  to provide compliance with applicable review criteria.  P16 IV.A. Page 3 of 7    A central element of this amendment is replacement of the use of the second floor affordable housing  approved during HPC’s Final review of the project with commercial uses. Staff has reinforced the  importance of on‐site affordable housing mitigation in several recent projects.  Staff supported the use  of the second floor of the building for offices as part of the recent proposal for a City Hall annex, because  in that case maximizing the square footage of City offices that could be created in close proximity to City  Hall was identified as a higher priority and unique opportunity.  With the City Hall annex concept off the  table, the Planning Department finds that the standard priorities for location of at least the replacement  of the affordable housing units in the existing building on‐site is the appropriate determination, in  compliance with the Municipal Code.    Following is a summary of each land use provision requiring HPC action.  More detailed criteria and  findings are provided in exhibits to this memo.    Substantial Amendment, Major Development and Commercial Design Review  The applicant proposes minor exterior changes to the approved project, including shifting the distance of  some of the front wall planes in relation to the front lot line, elimination of a bridge on the front façade that  connected upper floor decks, minor window and door changes on the front and rear, moving the rear wall  towards the alley and reconfiguring trash storage, and installation of a rooftop skylight. As demonstrated  below, in a graphic provided for HPC Conceptual review, the proposed project is several feet below the two  Courthouse view planes which cross the site, therefore the proposed amendments, including the skylight, do  not require view plane review.    The project also remains below the allowable height limit of 28’.  Protrusions above that limit for the elevator,  mechanical equipment and the skylight are permitted exceptions which will be confirmed to be in compliance  with dimensional standards at the time of building permit review.    The application includes plans and elevations representing the approved and proposed project.  The property  is on a block‐face which has no historic structures.  Across the street are historic buildings which are  anomalies in the downtown; three miner’s buildings and a former armory.  The Victorian commercial building  patterns so evident on other blocks are not present here which allows for some flexibility in the design of an  appropriate infill building.  The approved building features large storefronts located close to the sidewalk and  building modulation which is intended to be sympathetic to traditional scale in the downtown.    P17 IV.A. Page 4 of 7    Staff finds the proposed architectural changes to the project remain generally consistent with the design  guidelines.  More glazing is added to the ground floor and the widest and tallest module of the building is  being shifted slightly closer to the street.  There are some guidelines which were not met in full in the  approved project, such as 6.18, requiring 70% of the structure to sit on the front lot line.  HPC found the  proposal to be appropriate to the specific context and staff supports that finding.    Staff recommends restudy of the fenestration on the widest and tallest module, where the upper level bridge  is to be removed.  The resulting two story glazing wall, seen below, is problematic with regard to guidelines  6.38 and 6.44.  Staff finds the limited expanse of solid wall defining the first and second floors is out of  character with the historic district and must be restudied for review and approval by staff and monitor.  This  was discussed by HPC in August 2018, and restudy was included as a condition of approval at that time.   Please note that the applicant has increased fenestration on the alley to animate that facade, which staff  supports.        Two other aspects of the project amendment require HPC evaluation; changes to the Public Amenity space  and Utility, Delivery and Trash Service area.  The proposed amendment is consistent with the previous Public  Amenity approval for 285 square feet of on‐site amenity and a construction of a new tree planting strip in  front of the property amounting to 1,068 square feet of area.  The only change is that the on‐site amenity  has been further consolidated into small plaza at the northeast corner of the site, and the plaza is deeper and  narrower than the previous approval.  Staff finds that the relevant criteria for public amenity are still met  and that this is a meaningful outdoor seating area that will be available to the public.  As stated in HPC’s  Final approval resolution, additional development of the specific design for the Public Amenity areas is  needed.  Staff has carried forward the previous condition stating that final materials for the proposed on‐site  and off‐site public amenity spaces shall be approved by staff and monitor.      The amendment includes a reconfiguration of the trash and recycling storage area along the alley.  The  design has been preliminarily reviewed by Environmental Health and found to meet the appropriate criteria.   The applicant is also providing a transformer along the alley, as required by Public Works. The applicant will  need to restudy the plans to ensure that all tenants have access to deliveries from the alley.  The proposed  plans to not demonstrate this for all tenants on the ground floor.  P18 IV.A. Page 5 of 7    Staff finds the criteria for Substantial Amendment to Major Development and Commercial Design  Review to be met with conditions for restudy noted in the attached resolution.    Amendment to a Growth Management Development Order  The applicant proposes an amendment to the previous Growth Management Development Order, to  convert on‐site housing to free market commercial space.      The current building includes four (4) Category 1 deed restricted units, housing 5 Full‐Time Equivalent  employees, or FTEs according to housing standards (4 units x 1.25 FTEs per unit= 5 FTEs housed).  In the  existing approval, these units were to be replaced on‐site on the second floor, along with voluntary new  units mitigating for 8.5 more FTEs.  The extra mitigation was to be converted to housing credits,  presumably for the applicant to use as mitigation for their other downtown project.  The applicant now  proposes replacement of the existing units with Affordable Housing credits and the elimination of the  voluntary units.     In the existing approval, the amount of net leasable space was less than exists within the current  building, so no other affordable housing mitigation was required.  The proposed amendment includes  the creation of, 4,771 square feet of new net leasable space in lieu of the second floor housing. The  proposed new net leasable space is subject to mitigation for 60% of the FTEs generated, pursuant to  the land use code in effect for the application. The calculations for the project are as follows:      Existing Building     Sq Ft Generation Rate  FTEs  Generated  Lower Level 5,490 3.53/1,000 19.38  Main Level 4,207 4.7/1,000 19.77  Second Level 3,059 3.53/1,000 10.80  TOTAL 12,756  49.95      Proposed Building     Sq Ft  Generation  Rate  FTEs  Generated  Lower Level 5,806 3.53/1,000 20.50  Main Level 6,099 4.7/1,000 28.67  Second Level 5,322 3.53/1,000 18.79  TOTAL 17,227  67.96    The net increase in FTEs is 18.01, and requires mitigation of 10.81 FTEs at the 60% mitigation rate.  The  applicant proposes mitigation in the amount required through the use of affordable housing credits.      With regard to replacement of the affordably housing units that existing within the current building, the  land use code, Section 26.470.050.5.4, clearly states that the existing units are to be replaced on‐site.   No other alternative is deemed appropriate unless the Historic Preservation determines that  P19 IV.A. Page 6 of 7    replacement of the units on site would be in conflict with the parcel's zoning or would be an  inappropriate solution due to the site's physical constraints.     When either of the above circumstances result, the owner shall replace the maximum number of units  on site which the HPC determines that the site can accommodate and may replace the remaining units  off site, at a location determined acceptable to the HPC. A recommendation from the Aspen/Pitkin  County Housing Authority shall be considered for this standard.    APCHA’s recommendation is attached as Exhibit D.  APCHA recommends that the existing affordable  housing units be replaced on site, but that the mitigation required for the new net leasable space may  be provided as affordable housing credits.  Planning agrees.  No evidence has been provided that  replacement of the current on‐site housing at 517 E. Hopkins is inappropriate, therefore mitigation  should occur on this property.  Affordable housing credits are a valuable and sometimes preferred  solution and is acceptable for the new commercial space, however opportunities to provide housing in  a variety of locations, particularly proximate to the businesses requiring employees, is the priority that  has been adopted by the City.     Staff finds the relevant GMQS criteria will only be met if the current units are replaced on‐site.  The  applicant may rely on their existing approval or make interior amendments as necessary to  accommodate a mix of affordable housing and commercial space on the second floor to the extent  possible.  The resolution is written to require replacement of existing units on‐site and allows floor plan  amendments at building permit to accommodate this.    Off‐street parking  The existing approval did not involve the addition of any new net leasable space, therefore no new on‐ site parking was required.  This amendment does include new net leasable, which the applicant has the  right to mitigate fully at a rate of 1 space per 1,000 square feet of net leasable, with a cash‐in‐lieu payment  of $30,000 per space.    Staff finds the criteria related to off‐street parking will be met through cash‐in‐lieu payment.    RECOMMENDATION:   Staff recommends approval of Resolution #__. Series of 2018 regarding the proposed design changes. Staff  recommends the existing affordable units be mitigated on‐site, and supports the applicant converting the  remainder of the second floor to net leasable, mitigating with credits.  The resolution includes conditions  necessary to meet all applicable review criteria.  Final calculations related to affordable housing mitigation,  parking mitigation and transportation impact mitigation will be made during building permit review,  dependent on the amount of new net leasable area the applicant can accommodate in the building.      ATTACHMENTS:    Resolution #__, Series of 2018   Exhibit A –Review Criteria/Staff Findings, Substantial Amendment to HPC Major Development and  Commercial Design Review  Exhibit B – Review Criteria/Staff Findings, Amendment to a Growth Management Development Order  Exhibit C‐ Review Criteria/Staff Findings, Off‐Street Parking  Exhibit D‐ APCHA Recommendation  P20 IV.A. Page 7 of 7    Exhibit E‐ Application  P21 IV.A. Historic Preservation Commission Resolution #__, Series 2018 Page 1 of 6 RESOLUTION # __ (SERIES OF 2018) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING APPROVAL FOR A SUBSTANTIAL AMENDMENT TO FINAL MAJOR DEVELOPMENT, FINAL COMMERCIAL DESIGN REVIEW, AND GROWTH MANAGEMENT DEVELOPMENT ORDER FOR 517 E HOPKINS AVENUE, LOTS D, E, AND F, BLOCK 94, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO Parcel ID: 2737-073-40-003 WHEREAS, on September 21, 2015 the Community Development Department received an application from 517 E. Hopkins Aspen, LLC (Applicant), for the following land use approvals related to the demolition and replacement of the existing building at 517 E. Hopkins Avenue, Lots D, E, And F, Block 94, City and Townsite of Aspen, Pitkin County, Colorado: • Conceptual Commercial Design, pursuant to Aspen Municipal Code Chapter 26.412; • Conceptual Major Development, pursuant to Aspen Municipal Code Chapter 26.415; • Mountain View Plane Exemption, pursuant to Aspen Municipal Code Chapter 26.435; and WHEREAS, Conceptual approval was granted by the Historic Preservation Commission on December 9, 2015; and WHEREAS, on May 8, 2016, the Community Development Department received an application from 517 E. Hopkins Aspen, LLC for the following land use approvals: • Final Commercial Design, pursuant to Aspen Municipal Code Chapter 26.412; • Final Major Development, pursuant to Aspen Municipal Code Chapter 26.415; • Growth Management Review, pursuant to Aspen Municipal Code Chapter 26.470; • Certificates of Affordable Housing Credit, pursuant to Aspen Municipal Code Chapter 26.540, and; WHEREAS, Final approval was granted by the Historic Preservation Commission on September 14, 2016. A Development Order was issued by the Community Development Director and remains in effect until September 23, 2019; and WHEREAS, all previous code citation references are to the Aspen Municipal Code in effect on the day of initial application – September 21, 2015, as applicable to this Project; and, WHEREAS, on October 11, 2018, the Community Development Department received an application from 517 E. Hopkins Aspen, LLC, for the following land use approvals to modify the approved building program and design: P22 IV.A. Historic Preservation Commission Resolution #__, Series 2018 Page 2 of 6 • Substantial Amendment, Major Development Review, pursuant to Aspen Municipal Code Chapter 26.415; • Substantial Amendment, Commercial Design Review, pursuant to Aspen Municipal Code Chapter 26.410; • Amendment to a Growth Management Development Order, pursuant to Aspen Municipal Code Chapter 26.475; and WHEREAS, the Community Development Director determined the application to be eligible for review as Minor Amendment pursuant to current Aspen Municipal Code Section 26.304.070.A.1, under which a project within the period of pendency may propose a Minor Amendment and be reviewed under the original land use code in effect during the initial approval for the site specific development plan; and WHEREAS, pursuant to Aspen Municipal Code Chapter 26.304, Common Development Review Procedures, and Section 26.304.060.B.1, Modification of Review Procedures, all necessary land use reviews, as identified herein, have been combined to be considered by the Historic Preservation Commission at a duly noticed public hearing after considering recommendations by the Community Development Director and relevant referral agencies; and, WHEREAS, such combination of review procedures was done to ensure clarity of review, was accomplished with all required public noticing provided as evidenced by an affidavit of public noticing submitted to the record, and the public was provided a thorough and full review of the proposed development; and, WHEREAS, in preparing a recommendation to the Historic Preservation Commission, the Community Development Department received updated referral comments from City Engineering, Environmental Health, Public Works Department, and APCHA; and, WHEREAS, the Aspen Community Development Department reviewed the proposed Application and recommended approval with conditions; and, WHEREAS, the Historic Preservation Commission reviewed the Application at a duly noticed public hearing on December 12, 2018, during which the recommendations of the Community Development Director and comments from the public were requested and heard by the Historic Preservation Commission; and, WHEREAS, during a duly noticed public hearing on December 12, 2018, the Historic Preservation Commission approved Resolution#__, Series of 2018, by a __ to __ vote granting approvals for Substantial Amendment to Final Major Development, Final Commercial Design Review, and Growth Management Development Order with the conditions of approval listed hereinafter, including all relevant conditions contained within the vested approval granted to this project through Resolution #28, Series of 2016. P23 IV.A. Historic Preservation Commission Resolution #__, Series 2018 Page 3 of 6 NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Approvals Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grants Substantial Amendment to Final Major Development, Final Commercial Design Review, and Amendment to a Growth Management Development Order for the final design as depicted on Exhibit A attached and as represented through the approval process and subject to the conditions of approval as listed herein, including: 1. Restudy the center module of the north façade to reduce the scale of the glazing wall in conformance with the design guidelines, for review and approval by staff and monitor. 2. Final materials for the proposed on-site and off-site public amenity spaces shall be approved by staff and monitor. Section 2: Growth Management Allotment and Reconstruction Credit The existing development provides 12,756 square feet of net leasable area and may be credited toward the proposed development. Any reconstruction credit shall be valid for one (1) year following issuance of a demolition permit, pursuant to Chapter 26.470.130. Existing and proposed net leasable calculations shall be verified by the Zoning Officer at time of building permit review. Section 3: Employee Generation and Mitigation The Historic Preservation Commission has determined that the existing affordable housing must be replaced on-site, equivalent to 5 FTEs. The units must meet all APCHA standards and shall be rental units, as recommended by APCHA. The applicant must mitigate any new net leasable space created above and beyond the reconstruction credit noted in Section 2 through affordable housing credits at Category 4, provided before issuance of the building permit for the project. A redevelopment agreement, per Section 26.470.070.5.6 of the Municipal Code shall be recorded before an application for a demolition permit may be accepted by the City. Section 4: Public Amenity The project has a 900 sq. ft. (10%) public amenity requirement. A portion of the required Public Amenity (285 sq. ft. or 3.2%) will be provided onsite, located in front of the entrance to the upper and lower levels. The remaining Public Amenity requirement will be mitigated through off-site improvements to the adjacent right-of-way, to be approved by the Parks and Engineering Departments, staff and monitor. The final calculation of existing and proposed Public Amenity shall be verified by the Zoning Officer at the time of building permit review, in accordance with the Land Use Code. P24 IV.A. Historic Preservation Commission Resolution #__, Series 2018 Page 4 of 6 Section 5: Utility, delivery and trash service provision A 300 square foot trash and recycling area, as depicted in the land use application, is approved, pending final review by the Environmental Health Department. A transformer, meeting the requirements of the Public Works Department, shall be provided on the site. The applicant shall revise the plans to ensure that all tenants have access to deliveries as described at Section 26.412.060.B.8 of the Municipal Code. Section 6: Parking The property currently has no on-site parking spaces, and demolition and replacement of the existing building allows for an equal area of the new building to be exempt from parking requirements up to 12.76 parking spaces. The parking required by the building expansion shall be verified with the Zoning Officer at time of building permit and will require a cash-in-lieu fee, at a rate $30,000 per space. Section 7: TIA As noted in Sections 2 and 6, above, a credit of 12,756 square feet of net leasable space will be applied to this project, and no parking or TIA mitigation is required for that area. The applicant has provided a preliminary proposal to mitigate 20 new trips through a variety of actions. Final calculation of trip mitigation will be based on the new net leasable space created on the site as verified by the Zoning Officer at the time of building permit review. The Engineering Department will work with the applicant to finalize the TIA ensuring that all proposed TIA measures are appropriate and applicable to the project and that any unmitigated trips will be addressed through a cash in lieu payment. Section 8: Parks Silva cells with tree plantings are required. City Forester will determine species and spacing. Irrigation is required. Electric outlets/stanchions shall not interfere with long term growth of trees. Water line shall run midway between trees to minimize future impacts. Section 9: ACSD A potential location for a grease trap (subgrade) shall be included in the building permit application to allow flexibility for future conversion of the commercial/retail spaces to restaurant. Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. One tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. P25 IV.A. Historic Preservation Commission Resolution #__, Series 2018 Page 5 of 6 Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. Soil Nails are not allowed in the public ROW above ASCD main sewer lines and within 3 feet vertically below an ACSD main sewer line. Section 10: Vested Rights This approval shall not extend the Vested Rights provided to this development through a Development Order issued by the Community Development Director on September 22, 2016 and expiring on September 22, 2019. Section 11: 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 Community Development Department and the Historic Preservation Commission are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 12: This Resolution shall not affect 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 13: 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 COMMISSION at its regular meeting on the 12th day of December, 2018. Approved as to form: Approved as to content: _________________________________ ____________________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair Attest: _________________________________ P26 IV.A. Historic Preservation Commission Resolution #__, Series 2018 Page 6 of 6 Nicole Henning, Deputy City Clerk Attachments: Exhibit A: Approved final elevations and floor plans P27 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 1 of 25 EXHIBIT A SUBSTANTIAL AMENDMENT Staff Findings P28 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 2 of 25 P29 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 3 of 25 P30 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 4 of 25 P31 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 5 of 25 P32 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 6 of 25 P33 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 7 of 25 P34 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 8 of 25 P35 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 9 of 25 P36 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 10 of 25 P37 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 11 of 25 Design Guidelines considered at Conceptual and Final Review of the approved project 6.1 Maintain the established town grid in all projects.  The network of streets and alleys should be retained as public circulation space and for maximum public access.  Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. 6.3 Develop an alley façade to create visual interest.  Use varied building setbacks and changes in materials to create interest and reduce perceived scale.  Balconies, court yards and decks are also appropriate.  Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street- side entrance. 6.6 A street facing amenity space shall meet all of the following requirements:  Abut the public sidewalk  Be level with the sidewalk  Be open to the sky  Be directly accessible to the public  Be paved or otherwise landscaped 6.7 A street-facing public amenity space shall remain subordinate t o the line o f building fronts in the Commercial Core.  Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defined, with buildings placed at the sidewalk edge.  Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these should be replaced with sidewalk level improvements. 6.8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following:  Street furniture  Public art  Historical/interpretive marker 6.12 Second level amenity space should b e compatible with the character of the historic district.  It shall remain visually subordinate to any historic resource on the property.  If located on a historic property, it may not alter the appearance of the resource as seen from the street. 6.13 A second fl oor amenity space should meet all of the following criteria:  Ensure consistent public access P38 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 12 of 25  Be dedicated for public use  Provide a public overlook and/o r an interpretive marker  Be identified by a marker at street level 6.14 Second level space should be oriented to maximize solar access and mountain views, or views of historic landmarks. 6.15 Second level space should provide public access by way of a visible and attractive public stair or elevator from a public street, alley, or street level amenity space. 6.16 Second level dining may be considered.  If the use changes, the space must remain accessible to the public, so long as it is to be considered meeting the public amenity space requirement. 6.18 Maintain the alignment of façades at the sidewalk’s edge.  Place as much of the façade of the building at the property line as possible.  Locating an entire building front behind the established storefront line is inappropriate.  A minimum of 70% of the front façade shall be at the property line. 6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations.  The front of a primary structure shall be oriented to the street. 6.21 Orient a primary entrance toward the street.  Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry way.  Do not orient a primary entrance to an interior court.  Providingsecondary public entrances to commercial spaces is also encouraged on larger buildings. 6.22 Rectangular forms should be dominant on Commercial Core façades.  Rectangular forms should be vertically oriented.  The façade should appear as predominantly flat, with any decorative elements and p r ojecting o r setback “articulations” appearing to be subordinate to the dominant roof form. 6.23 Use flat roof lines as the dominant roof form.  A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof form.  Parapets on side façades should step down towards the rear of the building.  False fronts and parapets with horizontal emphasis also may be considered. 6.24 Along a rear façade, using building forms that step down i n scale toward the alley i s encouraged.  Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. P39 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 13 of 25  Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk.  Establish a two-story height at the sidewalk edge, or provide a horizontal design element at this level. A change in materials, or a molding at this level are examples. 6.26 Building façade height shall b e varied from the façade height of adjacent buildings of the same number of stories.  If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but must vary in façade height by a minimum of 2 ft. 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core.  Refer to the zone district regulations to determine the maximum height limit on the subject property.  A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher.  Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day- lighting. 6.28 Height variation should b e achieved using one or more of the following:  Vary the building height for the full depth of the site in accordance with traditional lot width.  Set back the upper floor to vary the building façade profile(s) and the roof forms across the width and the depth of the building.  Vary the façade (or parapet) heights at the front.  Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. 14.14 Minimize the visual impacts of service areas as seen from the street.  When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments.  This includes locations for trash containers and loading docks.  Service areas should be accessed off of the alley, if one exists. 6.35 A new building shall reflect the traditional lot width (30 ft.) as expressed by two or more of the following: P40 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 14 of 25 • Variation in height at internal lot lines • Variation in the plane of the front façade • Street façade composition • Variation in architectural detailing and materials t o emphasize the building module 6.36 The detailed design of the building façade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following: • The fenestration grouping • The modeling of the façade • The design framework for the first floor storefront • Variation in architectural detail and/or the palette of façade materials 6.37 Divide a larger building into “modules” that are similar i n width to buildings seen historically. • Where a building is planned to exceed one lot width, use a change in design features to suggest the traditional building widths. Changes i n façade material, window design, façade height or decorative details are examples of techniques that should be used. These variations should be expressed throughout the depth of the structure , including its roof, such that the composition appears t o b e a collection o f smaller buildings. 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street façade. All of the following should be addressed: • The design and definition of the traditionally tall first floor • T h e proportions of the upper level fenestration pattern • The completion of the sheer street façade(s) with capping cornice or other horizontal modeling 6.39 A building should reflect the three dimensional characteristics o f the street façade in the strength and depth of modeling, fenestration and architectural detail. 6.40 Maintain the repetition of similar shapes and details along the block. • Upper story windows should have a vertical emphasis. In general, they should be twice as tall as they are wide. • Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. 6.41 Maintain the pattern created by recessed entry ways that are repeated along a block. • Set the door back from the front façade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians. • Where entries are recessed, the building line at the sidewalk edge should be maintained by the upper floor(s). • Use transoms over doorways to maintain the full vertical height of the storefront. P41 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 15 of 25 6.42 The general alignment o f horizontal f e a t u r e s o n building fronts should b e maintained. • Typical elements that align include window m oldings, tops o f dis play windows, cornices, copings and parapets at the tops of buildings. • When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the façade elements. 6.43 Any new building shall b e designed to maintain a minimum o f 9 feet from fl oor t o ceiling on all floors. 6.44 Maintain the distinction between the street level and upper floors. • No upper floor shall be taller than the first floor. • Floor-to-floor heights should appear to be similar to those seen historically. In particular, the windows in new construction should appear similar in height to those seen traditionally. • The first floor of the primary façade should be predominantly transparent glass. • Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. • Highly reflective or darkly tinted glass is inappropriate. • Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. 6.45 A new building should be designed to maintain the stature of traditional street level retail frontage. • This should be 13-15 ft. in floor to floor height on the first floor. • The minimum required first floor height must be maintained for at least the first 50 foot depth of the lot, and may only be dropped to a lower height beyond that point for areas that are devoted to storage, circulation, offices, restaurant kitchens, alley commercial spaces, or similar secondary uses. 6.47 The first floor façade and retail frontage should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials. • The framework for the first floor of the façade, as identified in architectural tradition as characteristic first floor design. • A n entryway, door and transom light designed to use the full storefront height. • A distinct change in the palette of materials used for the first floor design framework. • The depth and strength of the modeling of elements and details. 6.48 The r e t ail entr ance sho uld b e a t the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be designed to maintain as close to a level entrance as possible. 6.49 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. P42 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 16 of 25 • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. 6.50 Window area along the first floor shall be a minimum of 60% of exterior street façade area when facing principal street(s). 6.51 A building shall be designed to maintain or create the character and transparency of the traditional str eet level retail f rontag e . This shall be achieved using more than one of the following: • A traditional recessed retail entrance • Retail display cases • Appr opriat ely desig ned sig nag e and lighting 6.52 Design of the first floor storefront should include particular attention to the following: • The basic elements and proportions of storefront design • Depth and strength of modeling • The palette of materials and finishes used in both the structural framework and the storefront window • The concentration of architectural detail to ensure a rich visual experience • The careful and complementary use of signage and lettering to enhance the retail and downtown character • The careful use of lighting to accentuate visual presence. 6.53 Side and rear building façades should be designed and articulated to reduce the apparent scale of the building and create visual interest. 6.55 Retail frontage facing onto side courts o r rear alleys should follow similar design principles to street frontage, adjusted for the scale of the space. 6.57 A larger building should reflect the traditional lot width in the form and variation of its roof in order to maintain the scale of the area. This should b e achieved through the following: • A set back of the top floor from the front façade • Reflect the traditional lot width in the roof plane 6.58 The roofscape should be designed with the same design attention as the secondary elevations of the building. • Group and screen mechanical units from view. • Locate mechanical equipment to the rear of the roof area. • Position, articulate and design rooftop enclosure s or structure s to reflect the modulation and character of the building. • Use materials which complement the design of the building façades • Design roof garden areas to be unobtrusive from the street. P43 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 17 of 25 • Use 'green roof' design best practice, where feasible. 6.59 High quality, durable materials should be employed. • The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 6.60 Building materials should have these features: • Convey the quality and range of materials seen historically • Reduce the scale and enhance visual interest • Convey human scale • Have proven durability and weathering characteristics within this climate 6.61 The palette o f materials used for new buildings within the core should reflect the predominantly masonry (brickwork and natural stonework) palette of this area. 6.62 A building o r additions to a building should reflect the quality and the variation traditionally found in these materials within the central commercial core. 6.63 Where contemporary materials are used they shall be: • High quality in durability and finish • Detailed to convey a human scale • Compatible with a traditional masonry palette 6.65 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. 26.415.070.E. Amendments, insubstantial and substantial. There are two processes for amending plans approved pursuant to a development order and an associated certificate of appropriateness. All requests for amendments, insubstantial or substantial, must be in writing and accompanied by drawing(s) and elevations as specified below. 2. Substantial amendments. a) All changes to approved plans that materially modify the location, size, shape, materials, design, detailing or appearance of the building elements as originally depicted must be approved by the HPC as a substantial amendment. b) An application for a substantial amendment shall include the following materials, as determined appropriate by the Community Development Director: (1) A revised site plan. (2) Revised scaled elevations and drawings. (3) Representations of building materials and finishes. (4) Photographs and other exhibits to illustrate the proposed changes. P44 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 18 of 25 c) The Community Development Director shall review the application materials submitted for approval of a substantial amendment and waive any submittals not considered necessary for consideration. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. d) Notice for the review of an application for a substantial amendment will include publication, posting and mailing pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. e) Staff shall review the submittal material and prepare a report that analyzes the extent of the changes relative to the approved plans and how the proposed revisions affect the project's conformance with the design guidelines and other applicable Land Use Codes. This report will be transmitted to the HPC with relevant information on the proposed revisions and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. f) The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. Staff Findings: The applicant has provided the required materials to describe the proposed amendments, and a properly noticed public hearing before HPC is being conducted. The applicant proposes minor exterior changes to the approved project, including shifting the distance of some of the front wall planes in relation to the front lot line, elimination of a bridge on the front façade that connected upper floor decks, minor window and door changes on the front and rear, moving the rear wall towards the alley and reconfiguring trash storage, and installation of a rooftop skylight. As demonstrated below, in a graphic provided for HPC Conceptual review, the proposed project is several feet below the two Courthouse view planes which cross the site, therefore the proposed amendments, including the skylight, do not require view plane review. P45 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 19 of 25 The project also remains below the allowable height limit of 28’. Protrusions above that limit for the elevator, mechanical equipment and the skylight are permitted exceptions which will be confirmed to be in compliance with dimensional standards at the time of building permit review. The proposed building sits on a block-face which has no historic structures. Across the street are historic buildings which are anomalies in the downtown; three miner’s cottages and a former armory. The Victorian commercial building patterns so evident on other blocks are not present here and allow for some flexibility in the design of an appropriate infill building. The approved building features large storefronts located close to the sidewalk and building modulation which is intended to be sympathetic to traditional scale in the downtown. Staff finds the proposed architectural changes to the project remain generally consistent with the design guidelines. More glazing is added to the ground floor and the widest and tallest module of the building is being shifted slightly closer to the street. There are some guidelines which were not met in full in the approved project, such as 6.18, requiring 70% of the structure to sit on the front lot line. HPC found the proposal to be appropriate to the specific context and staff supports that finding. P46 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 20 of 25 Staff recommends restudy of the fenestration on the widest and tallest module, where the upper level bridge is to be removed. The resulting two story glazing wall is problematic with regard to guidelines 6.38 and 6.44. Staff finds the limited expanse of solid wall defining the first and second floors is out of character with the historic district and must be restudied for review and approval by staff and monitor. Staff finds this criteria to be met with conditions for restudy noted in the attached resolution. ______________________________________________________________________ 26.412.080. Amendment of commercial design review approval. B. Substantial amendments. A substantial amendment to a commercial design review approval granted shall be reviewed pursuant to the standards and procedures of this Section. 26.412.050. Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with 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. 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 façade of the building may be required to comply with this Section. 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. Staff Findings: The design guidelines for Commercial Design and Major Development are one and the same, so that staff’s findings are stated above. Staff finds this criteria to be met. ______________________________________________________________________ P47 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 21 of 25 26.412.060. Commercial Design Standards. The following design standards, in addition to the commercial, lodging and historic district design objectives and guidelines, shall apply to commercial, lodging and mixed-use development: 26.412.060.A Public Amenity Space. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of-way or private property within commercial areas. On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of-way are encouraged. 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. 26.575.030.F Design and operational standards for public amenity. Public amenity, on all privately owned land in which public amenity is required, shall comply with the following provisions and limitations: 1. Open to view. Public amenity areas shall be open to view from the street at pedestrian level, which view need not be measured at right angles. 2. Open to sky. Public amenity areas shall be open to the sky. Temporary and seasonal coverings, such as umbrellas and retractable canopies, are permitted. Such nonpermanent structures shall not be considered a reduction in public amenity on the parcel. P48 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 22 of 25 Trellis structures shall only be permitted in conjunction with commercial restaurant uses on a designated historic landmark or within Historic Overlay Zones, and must be approved pursuant to review requirements contained in Chapter 26.415, Development Involving the Aspen Inventory of Historic Landmark Sites and Structures or Development within an Historic Overlay District. Such approved structures shall not be considered a reduction in public amenity on the parcel. 3. No walls/enclosures. Public amenity areas shall not be enclosed. Temporary structures, tents, air exchange entries, plastic canopy walls and similar devices designed to enclose the space are prohibited. Low fences or walls shall only be permitted within or around the perimeter of public space if such structures shall permit views from the street into and throughout the public space. 4. Prohibited uses. Public amenity areas shall not be used as storage areas, utility/trash service areas, delivery areas or parking areas or contain structures of any type, except as specifically provided for herein. 5. Grade limitations. Required public amenity shall not be more than four (4) feet above or two (2) feet below the existing grade of the street or sidewalk which abuts the public space, unless the public amenity space shall follow undisturbed natural grade, in which case there shall be no limit on the extent to which it is above or below the existing grade of the street, or if a second level public amenity space is approved by the Commission. 6. Pedestrian links. In the event that the City shall have adopted a trail plan incorporating mid-block pedestrian links, any required public space must, if the City shall so elect, be applied and dedicated for such use. 7. Landscaping plan. Prior to issuance of a building permit, the Community Development Director shall require site plans and drawings of any required public amenity area, including a landscaping plan and a bond in a satisfactory form and amount to ensure compliance with any public amenity requirements under this Title. 8. Maintenance of landscaping. Whenever the landscaping required herein is not maintained, the Chief Building Official, after thirty (30) days' written notice to the owner or occupant of the property, may revoke the certificate of occupancy until said party complies with the landscaping requirements of this Section. 9. Outdoor Merchandising on Private Property. Private property may be utilized for merchandising purposes by those businesses located adjacent to and on the same parcel as the outdoor space. This shall not grant transient sales from peddlers who are not associated with an adjacent commercial operation; this includes service uses such as massage, tarot card reading, aura analysis, etc. Outdoor merchandising shall be directly associated with the adjacent business and shall not permit stand-alone operations, including, but not limited to, automated bike rental racks, movie rental kiosks, automated dog washes, or automated massage furniture. In addition, outdoor merchandising must meet the following requirements: P49 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 23 of 25 a) Merchandise must be maintained, orderly and located in front of or proximate to the storefront related to the sales. b) The display of merchandise shall in no way inhibit the movement of pedestrian traffic along the public right-of-way. All merchandising shall be located on private property. A minimum of six (6) foot ingress/egress shall be maintained for building entrances and exits. c) Outdoor clothing displays including, but not limited to, coats, jeans, shirts, athletic apparel, and footwear shall be allowed. Outside clothing displays of two (2) mannequins or one (1) clothing rack of up to six (6) feet in length, but not both, are allowed. Bins, boxes, and containers that sit directly on the ground are allowed for outdoor clothing sales, but cardboard boxes are prohibited. All outdoor merchandise displays must have a minimum height of not less than 27 inches from grade to prevent tripping hazards. For all other types of merchandise, the size and amount allowed shall be under the discretion of the property owner. d) Umbrellas, retractable canopies, and similar devices are not permitted for outdoor merchandising. See Section 26.304.070.F.2. e) Merchandise shall be displayed for sale with the ability for pedestrians to view the item(s). Outdoor areas shall not be used solely for storage. The prohibition of storage shall be limited to merchandising on private property and shall not apply to permitted commercial activity on an abutting right-of-way or otherwise permitted by the City. 10. Outdoor Restaurant Seating on Private Property. Private Property may be used for commercial restaurant use if adequate pedestrian and emergency vehicle access is maintained. Umbrellas, retractable canopies, and similar devices are permitted for commercial restaurant uses. For outdoor food vending in the Commercial Core District, also see Paragraph 26.470.040.B.3, Administrative growth management review. 11. Design guideline compliance. The design of the public amenity shall meet the parameters of the Commercial, Lodging and Historic District Design Objectives and Guidelines. Staff Findings: The proposed amendment is consistent with the previous Public Amenity approval for 285 square feet of on-site amenity and construction of a new tree planting strip in front of the property amounting to 1,068 square feet of area. The only change is that the on-site amenity has been further consolidated into small plaza at the northeast corner of the site, and the plaza is deeper and narrower than the previous approval. Staff finds that the relevant criteria for public amenity are still met and that this is a meaningful outdoor seating area that will be available to the public. As stated in the previous approval, additional development of the specific design for the Public Amenity areas is needed, therefore the resolution carries forward the previous condition stating that final materials for the proposed on-site and off-site public amenity spaces shall be approved by staff and monitor. Staff finds this criteria to be met. P50 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 24 of 25 ______________________________________________________________________ 26.412.060.B. Utility, delivery and trash service provision. When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: 1. A trash and recycle service area shall be accommodated on all projects and shall meet the minimum size and location standards established by Title 12, Solid Waste, of the Municipal Code, unless otherwise established according to said Chapter. 2. A utility area shall be accommodated on all projects and shall meet the minimum standards established by Title 25, Utilities, of the Municipal Code, the City’s Electric Distribution Standards, and the National Electric Code, unless otherwise established according to said Codes. 3. All utility, trash and recycle service areas shall be co-located and combined to the greatest extent practical. 4. If the property adjoins an alleyway, the utility, trash and recycle service areas shall be along and accessed from the alleyway, unless otherwise approved through Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. 5. All utility, trash and recycle service areas shall be fenced so as not to be visible from the street, unless they are entirely located on an alleyway or otherwise approved though Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All fences shall be six (6) feet high from grade, shall be of sound construction, and shall be no less than ninety percent (90%) opaque, unless otherwise varied through Chapter 26.430, Special Review. 6. Whenever utility, trash, and recycle service areas are required to be provided abutting an alley, other portions of a building may extend to the rear property line if otherwise allowed by this Title, provided that the utility, trash and recycle area is located at grade and accessible to the alley. 7. All utility service pedestals shall be located on private property. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. 8. All commercial and lodging buildings shall provide a delivery area. The delivery area shall be located along the alley if an alley adjoins the property. The delivery area shall be accessible to all tenant spaces of the building in a manner that meets the requirements of the International Building Code Chapters 10 and 11 as adopted and P51 IV.A. Exhibit A- Substantial Amendment Staff Findings Page 25 of 25 amended by the City of Aspen. All non-ground floor commercial spaces shall have access to an elevator or dumbwaiter for delivery access. Alleyways (vehicular rights-of- way) may not be utilized as pathways (pedestrian rights-of-way) to meet the requirements of the International Building Code. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. 9. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet shall contain a vestibule (double set of doors) developed internal to the structure to meet the requirements of the International Energy Conservation Code as adopted and amended by the City of Aspen, or an air curtain. 10. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. 11. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. 12. The trash and recycling service area requirements may be varied pursuant to Title 12, Solid Waste, of the Municipal Code. All other requirements of this subsection may be varied by special review (see Chapter 26.430.040.E, Utility and delivery service area provisions). Staff Findings: The amendment includes a reconfiguration of the trash and recycling storage area along the alley. The design has been preliminarily reviewed by Environmental Health and found to meet the appropriate criteria. The applicant is also providing a transformer along the alley, as required by Public Works. Staff finds this criteria to be met, with one proposed condition. The applicant must show that all tenants have access to deliveries from the alley. The plans for the three retail spaces on the ground floor do not currently ensure this result. P52 IV.A. EXHIBIT B GROWTH MANAGEMENT Staff Findings P53 IV.A. 26.470.070.6 Expansion or new commercial development. The expansion of an existing commercial building or commercial portion of a mixed-use building or the development of a new commercial building or commercial portion of a mixed-use building shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on general requirements outlined in Section 26.470.050. 26.470.050. General requirements. A. Purpose: The intent of growth management is to provide for orderly development and redevelopment of the City while providing mitigation from the impacts said development and redevelopment creates. Different types of development are categorized below, as well as the necessary review process and review standards for the proposed development. A proposal may fall into multiple categories and therefore have multiple processes and standards to adhere to and meet. B. General requirements: All development applications for growth management review shall comply with the following standards. The reviewing body shall approve, approve with conditions or deny an application for growth management review based on the following generally applicable criteria and the review criteria applicable to the specific type of development: P54 IV.A. 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. Staff Findings: The application requests conversion of approved affordable housing units to commercial space. The total building square footage for GMQS calculation purposes is 17,227 square feet. This represents a repurposing of 12,756 square feet of existing commercial net leasable space and the creation of 4,471 square feet of new net leasable space. There is sufficient net leasable allotment remaining in 2018 to allow the proposed development. Staff finds this criterion to be met. 2. The proposed development is compatible with land uses in the surrounding area, as well as with any applicable adopted regulatory master plan. Staff Findings: Surrounding land uses include the current City Hall located in the Armory building, Conner Park, and a mix of commercial uses. The expansion of commercial space in this building is compatible with the surrounding area. Staff finds this criterion to be met. 3. The development conforms to the requirements and limitations of the zone district. Staff Findings: The proposed development is located within the Commercial Core (CC) Zone District and is subject to the pre-moratorium land use code. All proposed dimensions will meet the r equirements in the CC zone from the date of the original application, as well as the basic height and floor area dimensions originally approved. Staff finds this criterion to be met. 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Planned Development – Project Review approval, as applicable. Staff Findings: This application is an amendment to the approved design, including minor adjustments to the exterior of the building, Public Amenity and Utility, Delivery, Trash Storage space. Staff finds the amendments are consistent with the Conceptual design approvals. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. P55 IV.A. Staff Findings: The proposed new net leasable space is subject to mitigation for 60% of the FTEs generated, pursuant to the land use code in effect for the application. The calculations for the project are as follows: Proposed Building Sq Ft Generation Rate FTEs Generated Lower Level 5,806 3.53/1,000 20.50 Main Level 6,099 4.7/1,000 28.67 Second Level 5,322 3.53/1,000 18.79 TOTAL 17,227 67.96 The net increase in FTEs is 18.01, and requires mitigation of 10.81 FTEs at the 60% mitigation rate. Adjustments to these calculations will be necessary as the design is refined to accomodate the on-site replacement of the existing affordable housing units. Staff finds the applicant's proposal to mitigate for all new net leasable using affordable housing credits to meet the criteria. 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%) of the additional free-market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. Staff Findings: The proposed project does not propose any free market net livable area. Staff finds this criterion to be not applicable. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public Existing Building Sq Ft Generation Rate FTEs Generated Lower Level 5,490 3.53/1,000 19.38 Main Level 4,207 4.7/1,000 19.77 Second Level 3,059 3.53/1,000 10.80 TOTAL 12,756 49.95 P56 IV.A. infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. Staff Findings: The application indicates that all infrastructure demands will be mitigated by the project. A new transformer is required, which is shown in updated plans, and the applicant is working with the Environmental Health Department to accommodate trash needs. Staff finds this criterion to be met. P57 IV.A. Section 26.470.070.5 Demolition or redevelopment of multi-family housing. The City's neighborhoods have traditionally been comprised of a mix of housing types, including those affordable by its working residents. However, because of Aspen's attractiveness as a resort environment and because of the physical constraints of the upper Roaring Fork Valley, there is constant pressure for the redevelopment of dwellings currently providing resident housing for tourist and second-home use. Such redevelopment results in the displacement of individuals and families who are an integral part of the Aspen work force. Given the extremely high cost of and demand for market-rate housing, resident housing opportunities for displaced working residents, which are now minimal, will continue to decrease. Preservation of the housing inventory and provision of dispersed housing opportunities in Aspen have been long-standing planning goals of the community. Achievement of these goals will serve to promote a socially and economically balanced community, limit the number of individuals who face a long and sometimes dangerous commute on State Highway 82, reduce the air pollution effects of commuting and prevent exclusion of working residents from the City's neighborhoods. The Aspen Area Community Plan established a goal that affordable housing for working residents be provided by both the public and private sectors. The City and the Aspen/Pitkin County Housing Authority have provided affordable housing both within and adjacent to the City limits. The private sector has also provided affordable housing. Nevertheless, as a result of the replacement of resident housing with second homes and tourist accommodations and the steady increase in the size of the workforce required to assure the continued viability of Aspen area businesses and the City's tourist- based economy, the City has found it necessary, in concert with other regulations, to adopt limitations on the combining, demolition or conversion of existing multi-family housing in order to minimize the displacement of working residents, to ensure that the private sector maintains its role in the provision of resident housing and to prevent a housing shortfall from occurring. The combining, demolition, conversion or redevelopment of multi-family housing shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on compliance with the following requirements (see definition of demolition.): 1. Requirements for combining, demolishing, converting or redeveloping free-market multi- family housing units: Only one (1) of the following two (2) options is required to be met when combining, demolishing, converting or redeveloping a free-market multi-family residential property. To ensure the continued vitality of the community and a critical mass of local working residents, no net loss of density (total number of units) between the existing development and proposed development shall be allowed. One-hundred-percent replacement. In the event of the demolition of free-market multi- family housing, the applicant shall have the option to construct replacement housing consisting of no less than one hundred percent (100%) of the number of units, bedrooms and net livable area demolished. The replacement units shall be deed-restricted as resident occupied affordable housing, pursuant to the Guidelines of the Aspen/Pitkin County Housing Authority. An applicant may choose to provide mitigation units at a lower category P58 IV.A. designation. Each replacement unit shall be approved pursuant to Subsection 4, Affordable housing, of this Section. When this one-hundred-percent standard is accomplished, the remaining development on the site may be free-market residential development with no additional affordable housing mitigation required as long as there is no increase in the number of free-market residential units on the parcel. Free-market units in excess of the total number originally on the parcel shall be reviewed pursuant to Paragraph 26.470.070.3, Expansion of free- market residential units within a multi-family or mixed-use development. a. Fifty-percent replacement. In the event of the demolition of free-market multi-family housing and replacement of less than one hundred percent (100%) of the number of previous units, bedrooms or net livable area as described above, the applicant shall be required to construct affordable housing consisting of no less than fifty percent (50%) of the number of units, bedrooms and the net livable area demolished. The replacement units shall be deed-restricted as Category 4 housing, pursuant to the guidelines of the Aspen/Pitkin County Housing Authority. An applicant may choose to provide mitigation units at a lower category designation. Each replacement unit shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing. When this fifty-percent standard is accomplished, the remaining development on the site may be free-market residential development as long as additional affordable housing mitigation is provided pursuant to Paragraph 26.470.070.3, Expansion of free-market residential units within a multi-family or mixed-use project, and there is no increase in the number of free-market residential units on the parcel. Free-market units in excess of the total number originally on the parcel shall be reviewed pursuant to Paragraph 26.470.070.7, New free-market residential units within a multi-family or mixed-use project. b. One-hundred percent affordable housing replacement. When one-hundred-percent of the free-market multi-family housing units are demolished and are solely replaced with deed- restricted affordable housing units on a site that are not required for mitigation purposes, including any net additional dwelling units, pursuant to Section 26.470.070.4, Affordable Housing; all of the units in the redevelopment are eligible for a Certificate of Affordable Housing Credit, pursuant to Section 26.540 Certificate of Affordable Housing Credit. Any remaining unused free market residential development rights shall be vacated. Staff Findings: No free market units are involved this project. This criterion does not apply. 2. Requirements for demolishing affordable multi-family housing units: In the event a project proposes to demolish or replace existing deed-restricted affordable housing units, the redevelopment may increase or decrease the number of units, bedrooms or net livable area such that there is no decrease in the total number of employees housed by the existing units. The overall number of replacement units, unit sizes, bedrooms and category of the units shall be reviewed by the Aspen/Pitkin County Housing Authority and a recommendation forwarded to the Planning and Zoning Commission. P59 IV.A. Exhibit B – Growth Management Staff Findings Page 8 of 10 Staff Findings: The current building includes four (4) Category 1 deed restricted units, housing 5 FTEs (4 units x 1.25FTEs). The applicant proposes to mitigate through Affordable Housing Credits. Staff finds this criterion is met in terms of mitigating an adequate number of FTEs, but Staff and APCHA do not support the use of credits, as addressed below. 3. Fractional unit requirement. When the affordable housing replacement requirement of this Section involves a fraction of a unit, cash-in-lieu may be provided only upon the review and approval of the City Council, to meet the fractional requirement only, pursuant to Paragraph 26.470.090.3, Provision of required affordable housing via a cash-in-lieu payment. Staff Findings: This criterion does not apply. 4. Location requirement. Multi-family replacement units, both free-market and affordable, shall be developed on the same site on which demolition has occurred, unless the owner shall demonstrate and the Planning and Zoning Commission determines that replacement of the units on site would be in conflict with the parcel's zoning or would be an inappropriate solution due to the site's physical constraints. When either of the above circumstances result, the owner shall replace the maximum number of units on site which the Planning and Zoning Commission determines that the site can accommodate and may replace the remaining units off site, at a location determined acceptable to the Planning and Zoning Commission. A recommendation from the Aspen/Pitkin County Housing Authority shall be considered for this standard. Staff Findings: Staff finds the relevant GMQS criteria are not met with regard to the replacement of the existing units. The replacement of the on-site units is not in conflict with the zoning. Affordable housing is a permitted use for all upper floors and is an important use to retain in the zone district. Additionally, there appear to be no physical constraints that would prevent replacement in this location. Affordable housing credits are a valuable and sometimes preferred solution for mitigation, however opportunities to provide housing in a variety of locations, particularly proximate to the businesses requiring employees, is the priority that has been adopted by the City and is required in this code section. APCHA’s recommendation is attached as Exhibit D. APCHA recommends that the existing affordable housing units be replaced on site, but that the mitigation required for the new net leasable space may be provided as affordable housing credits. 5. Timing requirement. Any replacement units required to be deed-restricted as affordable P60 IV.A. Exhibit B – Growth Management Staff Findings Page 9 of 10 housing shall be issued a certificate of occupancy, according to the Building Department, and be available for occupancy at the same time as, or prior to, any redeveloped free- market units, regardless of whether the replacement units are built on site or off site. Staff Findings: This criterion does not apply. 6. Redevelopment agreement. The applicant and the City shall enter into a redevelopment agreement that specifies the manner in which the applicant shall adhere to the approvals granted pursuant to this Section and penalties for noncompliance. The agreement shall be recorded before an application for a demolition permit may be accepted by the City. Staff Findings: The requirements of this criterion are addressed as a condition of approval. 7. Growth management allotments. The existing number of free-market residential units, prior to demolition, may be replaced exempt from growth management, provided that the units conform to the provisions of this Section. The redevelopment credits shall not be transferable separate from the property unless permitted as described above in Subparagraph d, Location requirement. Staff Findings: This criterion does not apply. 8. Exemptions. The Community Development Director shall exempt from the procedures and requirements of this Section the following types of development involving Multi-Family Housing Units. An exemption from these replacement requirements shall not exempt a development from compliance with any other provisions of this Title: a. The replacement of Multi-Family Housing Units after non-willful demolition such as a flood, fire, or other natural catastrophe, civil commotion, or similar event not purposefully caused by the land owner. The Community Development Director may require documentation be provided by the landowner to confirm the damage to the building was in-fact non-willful. To be exempted, the replacement development shall be an exact replacement of the previous number of units, bedrooms, and square footage and in the same configuration. The Community Development Director may approve exceptions to this exact replacement requirement to accommodate changes necessary to meet current building codes; improve accessibility; to conform to zoning, design standards, or other regulatory requirements of the City; or, to provide other architectural or site planning improvements that have no substantial effect on the use or program of the development. (Also see Chapter 26.312 – Nonconformities.) Substantive changes to the development shall not be exempted from this Section and shall be reviewed as a willful change pursuant to the procedures and requirements of this Section. P61 IV.A. Exhibit B – Growth Management Staff Findings Page 10 of 10 b. The demolition of Multi-Family Housing Units by order of a public agency including, but not limited to, the City of Aspen for reasons of preserving the life, health, safety, or general welfare of the public. c. The demolition, combining, conversion, replacement, or redevelopment of Multi- Family Housing Units which have been used exclusively as tourist accommodations or by non- working residents. The Community Development Director may require occupancy records, leases, affidavits, or other documentation to the satisfaction of the Director to demonstrate that the unit(s) has never housed a working resident. All other requirements of this Title shall still apply including zoning, growth management, and building codes.) d. The demolition, combining, conversion, replacement, or redevelopment of Multi- Family Housing Units which were illegally created (also known as “Bandit Units”). Any improvements associated with Bandit Units shall be required to conform to current requirements of this Title including zoning, growth management, and building codes. Replaced or redeveloped Bandit Units shall be deed restricted as Resident Occupied affordable housing, pursuant to the Guidelines of the Aspen/Pitkin County Housing Authority. e. Any development action involving demising walls or floors/ceilings necessary for the normal upkeep, maintenance, or remodeling of adjacent Multi-Family Housing Units. f. A change order to an issued and active building permit that proposes to exceed the limitations of remodeling/demolition to rebuild portions of a structure which, in the opinion of the Community Development Director, should be rebuilt for structural, safety, accessibility, or significant energy efficiency reasons first realized during construction, which were not known and could not have been reasonably predicted prior to construction, and which cause no or minimal changes to the exterior dimensions and character of the building. Staff Findings: The project does not meet any criteria for exemption. P62 IV.A. Exhibit C –Off-Street Parking Staff Findings Page 1 of 1 EXHIBIT C OFF-STREET PARKING Staff Findings 26.515.050 Cash-in-lieu for Mobility Enhancements. C. Cash-in-lieu. A cash-in-lieu payment, for those types of development authorized to provide parking via cash-in-lieu, may be accepted by the Community Development Director to satisfy the off-street parking requirements as long as the following standard is met: 1. Amount. In developments where the off-street parking requirement may be provided via a payment-in-lieu, the applicant shall make a one-time only payment to the City in the amount of thirty thousand dollars ($30,000) per space. A prorated payment shall be made when a portion of a space is required. Staff Finding: The project involves the creation of new net leasable space. Off-street parking can be mitigated through a cash-in-lieu payment, by right, at a rate of 1 space per 1,000 square feet of new net leasable, and a cash-in-lieu payment of $30,000 per space. The applicant proposes cash-in-lieu payment for all new parking spaces required. Staff finds the review criteria to be met to allow mitigation of the parking generated by the new net leasable area by cash-in-lieu payment. P63 IV.A. Strengthening Community Through Workforce Housing Page | 1 LAND USE MEMORANDUM TO: Amy Simon, Community Development Department Jessica Garrow, Community Development Department FROM: APCHA Board of Directors THRU: Mike Kosdrosky, Executive Director MEETING DATE: November 28, 2018 RE: 517 East Hopkins Avenue, Amendments to Growth Management Review, Major Development Review and Commercial Design Review approvals PROJECT The applicant for the property located at 517 E. Hopkins Avenue, 517 East Hopkins LLC, requests an additional amendment to an approval received from the Historic Preservation Commission (HPC), Resolution No. 28 (Series of 2016), on September 14, 2016, and Resolution No. 11 (Series of 2018). The applicant is proposing to satisfy any mitigation requirement through the Certificates of Affordable Housing Credits program. STAFF RECOMMENDATION Staff informed the APCHA Board that the Community Development Department will recommend the replacement of the existing Category 1 studio units to be replaced on-site, which is not only the priority under the Employee Housing Guidelines but is required under the multi-family replacement section of the Land Use Code. APCHA BOARD RECOMMENDATION: The APCHA Board reviewed the application at their Special Meeting held November 28, 2018, and recommend the following: 1.The four existing onsite studio units mitigating for 5 FTEs should be replaced onsite as Category 1 rental units. 2.The balance of the housing mitigation established by the Community Development Department at the time of building permit shall be satisfied via Housing Credits and/or off-site employee housing approved by APCHA at Category 4 or below. Exhibit D P64 IV.A. 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM October 7, 2018 Ms. Amy Simon Historic Preservation Officer City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: 517 E. Hopkins Avenue, Amendments to Growth Management Review, Major Development Review, and Commercial Design Review approvals Ms. Simon: Please accept this application for Growth Management Substantial Amendment, Major Development Review Insubstantial Amendment, and Commercial Design Review Insubstantial Amendment to change aspects of an existing approval granted by HPC. The proposed changes are mainly limited to interior changes with minor adjustments to the exterior to address building code issues along the alley and to increase Pedestrian Amenity space along the street. The exterior changes, with the exception of the revised alley elevation and larger trash area, are generally consistent with the HPC approval granted in August 2018 for the City of Aspen offices project. In August 2018, HPC adopted Resolution 11, Series of 2018 granting approval for minor exterior changes, for affordable housing credits as mitigation rather than onsite affordable housing units, and for a commercial and essential public facility building to allow the City of Aspen to have their offices on all levels with small retail space(s) on the ground level. Resolution 11 is contingent on the City of Aspen purchasing a portion of the building – the exterior design amendments, affordable housing credits approval, and conversion of the building from mixed use to commercial are void if the City does not pursue the purchase contract which will be decided after the November election. The proposed amendment converts the second floor from affordable housing units to commercial space. Certificates of Affordable Housing Credit are proposed to mitigate for the existing on-site affordable housing units and the 4,547 square feet (sf) increase in commercial net leasable area (nla) over the approved project (12,756 sf nla existing; 12,680 sf nla approved in 2016; and 17,227 sf nla proposed). Consistent with the August 2018 approval, there are very minor exterior changes to the approved design are proposed to the Pedestrian Amenity along the Street facing façade. The trash/recycle area along the alley has been relocated, enlarged to 300 sf, and the access internalized. These technical adjustments provide code-compliant access in a more efficient manner. As discussed and approve in August 2018, street facing changes include removal of a “bridge” on the second- floor façade that connected two outdoor decks, pulling the center commercial module forward, P65 IV.A. Page 2 of 20 517 E. Hopkins Amendment slightly widening the three commercial modules and slightly reducing the “circulation” module, and minor fenestration changes. A rooftop skylight that is not visible to the pedestrian is proposed. The only significant exterior change from the August 2018 approval is to the alley façade which has been revised based on HPC comments to add interest and larger windows and condition of approval 1.1 in HPC Resolution 11, Series of 2018: 1.1 Develop some variety in material or features on the alley façade, for review and approval by staff and monitor. The approved project does not have any onsite parking. Mitigation for the additional parking spaces generated by the increased commercial nla is proposed to be provided through cash in lieu payment, as allowed by-right for downtown commercial space. Background This parcel is located within the Commercial Core Historic Overlay District. The property is owned by 517 East Hopkins Avenue LLC; Mark Hunt, Manager. The 9,029sf property is legally described as Lots D, E, and F, Block 94, City and Townsite of Aspen, County of Pitkin, State of Colorado (Parcel ID 2737-073-40-003). 517 E. Hopkins is currently occupied by a mixed-use building that is vacant on the lower/garden level, commercial on the first and second floor, and four “low income” deed-restricted studio affordable housing units on the third floor. The existing development contains 12,756 sf of net leasable area, 971 sf public amenity, and no on-site parking spaces. The entire 9,029 square feet lot is located within the Commercial Core Historic District but is not designated historic. Existing 2016 Approval Conceptual Major Development, Conceptual Commercial Design Review, and Demolition approvals were granted on December 9, 2015 via HPC Resolution 31, Series of 2015. Notice of Call-up was provided to City Council on January 11, 2016. The project was called up by City Council and discussed on February 8, 2016 at which time Resolution 31 was upheld. Final Major Development, Final Commercial Design Review, Growth Management, and the Establishment of Certificates of Affordable Housing Credit were granted on September 14, 2016 via HPC Resolution 28, Series of 2016. The approved project is vested through September 23, 2019. The property received approval to demolish the existing building and to construct a new two-story building with commercial in the basement and on the ground floor, and six two-bedroom deed- restricted affordable housing units (three Category 2 & three Category 4) a portion of which generate affordable housing credits. Onsite parking was not provided for the 2016 project. The approved project maintained the existing deficit of 12.76 parking spaces currently generated by the existing commercial space and did not required additional cash in lieu payment. P66 IV.A. Page 3 of 20 517 E. Hopkins Amendment The applicant has attempted to address all relevant provisions of the Code and to provide sufficient information to enable a thorough evaluation of the application. Upon request, BendonAdams will gladly provide such additional information as may be required in the course of the review. Sincerely, Chris Bendon, AICP BendonAdams Exhibits: 1 Land Use Code Reviews & Criteria Response 2 Land Use Application, Dimensional Requirements Form 3 Homeowners Association Compliance Form 4 Vicinity Map 5 Pre-Application Conference Summary 6 Fee Agreement 7 Proof of the Applicant’s Ownership and Authority 8 Authorization for BendonAdams LLC to represent the applicant 9 Transportation Impact Analysis 10 HPC Resolution 31, Series of 2015 – Conceptual 11 HPC Meeting Minutes, December 9, 2015 – Conceptual 12 HPC Resolution 28, Series of 2016 – Final 13 HPC Meeting Minutes, September 14, 2016 – Final 14 Development Order, September 16, 2016 15 Mailing addresses of owners within 300 feet of the subject property 16 Drawings, material sheets, renderings showing context, survey P67 IV.A. Page 4 of 20 517 E. Hopkins Amendment Exhibit 1 Land Use Code Review Requirements A. Common Development Review Procedures and Combined Reviews Section 26.304.060.B(1) of the Code discusses combined reviews and states that, The procedures for reviewing development plans and applications where more than one (1) development approval is being sought simultaneously may be combined or modified whenever the Community Development Director determines, in consultation with the applicant, that such combination or modification would eliminate or reduce duplication and ensure economy of time, expense and clarity; provided, however, that all public noticing normally associated with the subject development application(s) is maintained and that a thorough and full review of the application and proposed development as otherwise required by this Title is achieved. As indicated in the Community Development pre-application summary, the applicant proposes to combine the Growth Management Amendment with the insubstantial design amendment for review and approval by the HPC. B. Commercial Design Review Section 26.412.050 of the Code provides the review criteria for Commercial Design Review and states, in relevant part, that the proposed development must comply with the requirements of Section 26.412.060, Commercial Design Standards, as well as the Commercial, Lodging and Historic District Design Objectives and Guidelines. The proposed development is located in the Commercial Core Historic District. 26.412.050. Review Criteria An application for commercial design review may be approved, approved with conditions or denied based on conformance with 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. Addressed below. 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 façade of the building may be required to comply with this Section. Not applicable. 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. P68 IV.A. Page 5 of 20 517 E. Hopkins Amendment 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 complies 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. Guidelines 6.1 – 6.5 address building placement and parking which are not proposed to change in this proposal. Guidelines 6.6 – 6.8 address public amenity which is not proposed to significantly change in this proposal and is adequately addressed below. Guidelines 6.9 – 6.11 address features, such as a midblock walkway, that are not proposed. Guidelines 6.12 – 6.17 address second level public amenity space that is not proposed. 6.18 Maintain the alignment of facades at the sidewalk’s edge.  Place as much of the façade of the building at the property line as possible.  Locating and entire building front behind the established storefront line is in appropriate.  A minimum of 70% of the front façade shall be at the property line. 6.19 A building may be setback from its side lot lines in accordance with design guidelines identified in Street & Circulation pattern and Public Amenity Space guidelines. Building facades are pulled up to the lot line with some setbacks to reduce the overall size of the building. The approved facades are only slightly changed as noted below. Guidelines 6.20 – 6.35 address building shape and size that are not proposed to change. 6.35 A new building shall reflect the traditional lot width (30 ft.) as expressed by two or more of the following:  Variation in height at internal lot lines  Variation in the plane of the front façade  Street façade composition  Variation in architectural detailing and materials t o emphasize the building module 6.36 The detailed design of the building façade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following:  The fenestration grouping  The modeling of the façade  The design framework for the first floor storefront  Variation in architectural detail and/or the palette of façade materials 6.37 Divide a larger building into “modules” that are similar in width to buildings seen historically.  Where a building is planned to exceed one lot width, use a change in design features to suggest the traditional building widths. Changes i n façade material, window design, façade height or decorative details are examples of techniques that should be used. These variations P69 IV.A. Page 6 of 20 517 E. Hopkins Amendment should be expressed throughout the depth o f the structure, including its roof, such that the composition appears t o b e a collection o f smaller buildings. 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street façade. All of the following should be addressed:  The design and definition of the traditionally tall first floor  T h e proportions of the upper level fenestration pattern  The completion of the sheer street façade(s) with capping cornice or other horizontal modeling The 90 feet lot width is broken into four modules to meet the intent of Guidelines 6.35 – 6.38 by providing variation in architectural detailing and building planes to break up the width. The proposed modules were represented during the Conceptual Review and were generally supported by HPC. The minor changes to the modules are between 9 inches and about 2.5 feet as noted below and on Sheet A-110A. 517 is an internal lot adjacent to the newly constructed 204 South Galena Street building (built out to the street) and the funky 1980/90s vintage office building to the east (shown below). The modules of the approved building are (looking left to right): 18’, 23’-7½”, 24’-10”, and 23’-10.” The adjustment to the modules are (looking left to right): 16’ 3”, 22’-7½”, 27’- 5”, and 23’-1”. Upon closer inspection of historic maps of the block from 1880, 1893 and 1898 it appears that the 30’ module is not a historic condition on this block; rather, modules were broken up into smaller pieces as shown below on the snapshot of 517 E. Hopkins in 1893. The variety and rhythm of building widths and setbacks along this block of Hopkins is captured in the proposed building which contributes to street vitality and pedestrian interest. Consistent with the 2016 approval, the proposed architectural detailing, materials and setbacks create the appearance of four separate buildings. The design of the building façade reflects the vertical scale and rhythm of the block through fenestration, storefront design, and variation of architectural details. Each storefront is slightly different while maintaining significant glazing and recessed entryways. The setback entrance to Figure 1: 1893 Sanborn Fire Insurance Map. Arrow points to 517 East Hopkins Ave. P70 IV.A. Page 7 of 20 517 E. Hopkins Amendment the lobby is subordinate to the building, similar to traditional 19th century entries to second floor space. 6.39 A building should reflect the three dimensional characteristics o f the street façade in the strength and depth of modeling, fenestration and architectural detail. 6.40 Maintain the repetition of similar shapes and details along the block.  Upper story windows should have a vertical emphasis. In general, they should be twice as tall as they are wide.  Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. Materials and overall architectural style are unchanged in the proposed amendment. The proposed building has appropriate depth of modeling, fenestration and architectural detail in the proposed material palette, which is a combination of elongated textured brick, board formed concrete, metal and architectural stone, thereby meeting Guidelines 6.39 and 6.40. The material coloring is subtle and relates to traditional brick and sandstone colors typically found downtown. Verticality is emphasized through material separation and vertical windows on the ground level. Large punched openings are proposed on the upper level to differentiate the building as a product of its own time, to be compatible with surrounding structures, and to provide extra light for the affordable housing residences. 6.41 Maintain the pattern created by recessed entry ways that are repeated along a block.  Set the door back from the front façade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians.  Where entries are recessed, the building line at the sidewalk edge should be maintained by the upper floor(s).  Use transoms over doorways to maintain the full vertical height of the storefront. The lobby entrance is set 17’- 9 ½” back from the sidewalk edge and the entrance of retail space B (in the middle) has a front setback of 3’-2”. The two retail spaces, A and C, that are at the property line have recessed entries that are about 3’-2”’ from the property line. The push and pull of the façade creates a rhythm that reflects a contemporary interpretation of traditional downtown buildings in a manner that is fully consistent with the character of the subject block. A more literal interpretation of this guideline is more appropriate on the pedestrian malls and adjacent to historic landmarks where the context is more authentic. This block does not have any landmarks, and across Hopkins Avenue are the designated Armory and Connor Cabins, neither of which are traditional commercial buildings upon which the Commercial Core guidelines are based. The proposed rhythm of building fronts and recesses was discussed and closely considered both when the HPC granted its conceptual approvals and when the City Council upheld the HPC approvals at their call-up hearing. 6.42 The general alignment of horizontal f e a t u r e s o n building fronts should b e maintained.  Typical elements that align include window m oldings, tops o f dis play windows, cornices, copings and parapets at the tops of buildings. P71 IV.A. Page 8 of 20 517 E. Hopkins Amendment  When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the façade elements. Slight variations between façade element alignments are proposed between the three commercial spaces on the ground level to meet Guideline 6.42. 6.43 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. 6.44 Maintain the distinction between the street level and upper floors.  No upper floor shall be taller than the first floor.  Floor-to-floor heights should appear to be similar to those seen historically. In particular, the windows in new construction should appear similar in height to those seen traditionally.  The first floor of the primary façade should be predominantly transparent glass.  Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis.  Highly reflective or darkly tinted glass is inappropriate.  Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. 6.45 A new building should be designed to maintain the stature of traditional street level retail frontage.  This should be 13-15 ft. in floor to floor height on the first floor.  The minimum required first floor height must be maintained for at least the first 50 foot depth of the lot, and may only be dropped to a lower height beyond that point for areas that are devoted to storage, circulation, offices, restaurant kitchens, alley commercial spaces, or similar secondary uses. All floor to ceiling heights are at least 9 feet. The first-floor storefront is significantly taller than the second floor; floor-to-floor heights are 16 feet from first to second floors, and the second floor to the top of the parapet measures 11 feet. The traditional hierarchy of tall ground level floors with shorter upper level floors is represented in the proposed building. 6.46 Minimize the appearance of a tall third floor.  Where a third floor height is in excess of 12 ft., it should be set back a minimum of 15 ft. from the street façade to reduce the apparent height.  Increase the parapet height to screen the visual impact of a tall top floor.  The design of a set back third floor shall be simpler in form, more subdued in modeling, detail and color than the primary façade. Not applicable. 6.47 The first floor façade and retail frontage should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials. P72 IV.A. Page 9 of 20 517 E. Hopkins Amendment  The framework for the first floor of the façade, as identified in architectural tradition as characteristic first floor design.  An entryway, door and transom light designed to use the full storefront height.  A distinct change in the palette of materials used for the first floor design framework.  The depth and strength of the modeling of elements and details. The first-floor façade and retail frontage is designed to be interesting, use high quality detailing and materials, and to reflect traditional storefronts in a contemporary way as shown at right. Material changes, windows, recessed entries and glazing all concentrate interest at the street level and revitalize the midblock pedestrian experience. 6.48 The re t ail entrance sho uld b e a t the sidewalk level.  All entrances shall be ADA compliant.  On sloping sites the retail frontage should be designed to maintain as close to a level entrance as possible. Retail entrances are at grade. All entrances are ADA compliant. The proposed building will remove the current unsightly exterior elevator tower that provides access from the sidewalk down to the bottom of the moat area of the sunken courtyard and to the lower level. 6.49 Incorporate an airlock entry into the plan for all new structures.  An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate.  Adding temporary entries during the winter season detracts from the character of the historic district.  Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. Air curtains are incorporated into all three retail spaces. This preferred alternative allows efficient use of space while eliminating the need for any kind of “add-on” airlock feature. 6.50 Window area along the first floor shall be a minimum of 60% of exterior street façade area when facing principal street(s). Windows comprise the majority, at least 60%, of the exterior street façade. The retail spaces are mostly glazing, and the small lobby entrance behind the public amenity space has enlarged glass doors. 6.51 A building shall be designed to maintain or create the character and transparency of the traditional street level retail frontage. This shall be achieved using more than one of the following:  A traditional recessed retail entrance  Retail display cases  Appr opriat ely desig ned sig nag e and lighting Traditional recessed retail entries and large display windows are designed to maintain the character and transparency of street level retail frontage. P73 IV.A. Page 10 of 20 517 E. Hopkins Amendment 6.52 Design of the first floor storefront should include particular attention to the following:  The basic elements and proportions of storefront design  Depth and strength of modeling  The palette of materials and finishes used in both the structural framework and the storefront window  The concentration of architectural detail to ensure a rich visual experience  The careful and complementary use of signage and lettering to enhance the retail and downtown character  The careful use of lighting to accentuate visual presence. The first-floor storefront design includes appropriate traditional elements like transom windows and glazing and the architectural details provide interest. Sensitive placement of light fixtures is considered throughout the project and shown on the lighting plan. 6.53 Side and rear building façades should be designed and articulated to reduce the apparent scale of the building and create visual interest. 6.54 Side and rear façades providing retail frontage shall include a distinct definition of the first floor, fenestration, design articulation, and/or display cases. The east side of the building is carefully designed to wrap the front materials around the side. Windows are provided for retail space A along the east elevation to create interest and a 3- dimensional detail to the midblock building. The rear/alley façade has been updated based on HPC comments and now features large factory style windows and painted CMU block which is typical for alley facades. . 6.55 Retail frontage facing onto side courts or rear alleys should follow similar design principles to street frontage, adjusted for the scale of the space. Not applicable. 6.56 Special features that highlight buildings on corner lots may be considered.  Develop both street elevations to provide visual interest to pedestrians.  Corner entrances, bay windows and towers are examples of elements that may be considered to emphasize corner locations.  Storefront windows, display cases and other elements that provide visual interest t o façades along side s t reet s are also appropriate. Not applicable. 6.57 A larger building should reflect the traditional lot width in the form and variation of its roof in order to maintain the scale of the area. This should be achieved through the following:  A set back of the top floor from the front façade  Reflect the traditional lot width in the roof plane P74 IV.A. Page 11 of 20 517 E. Hopkins Amendment Significant setbacks are proposed for the upper floor to provide large decks for the commercial space(s), to break up the mass, and to reflect variety in module width. Cornice height variations provide a visual break in the 90 feet wide lot. 6.58 The roofscape should be designed with the same design attention as the secondary elevations of the building.  Group and screen mechanical units from view.  Locate mechanical equipment to the rear of the roof area.  Position, articulate and design rooftop enclosure s o r str ucture s to reflect the modulation and character of the building.  Use materials which complement the design of the building façades  Design roof garden areas to be unobtrusive from the street.  Use 'green roof' design best practice, where feasible. A skylight is proposed on the roof. A hatch is provided for roof access to the mechanical area which is consolidated at the rear of the building. A pre-finished corrugated metal panel mechanical screen is proposed to shield the equipment from view. 6.59 High quality, durable materials should be employed.  The palette of materials proposed for all development should b e specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 6.60 Building materials should have these features:  Convey the quality and range of materials seen historically  Reduce the scale and enhance visual interest  Convey human scale  Have proven durability and weathering characteristics within this climate 6.61 The palette of materials used for new buildings within the core should reflect the predominantly masonry (brickwork and natural stonework) palette of this area. 6.62 A building or additions to a building should reflect the quality and the variation traditionally found in these materials within the central commercial core. 6.63 Where contemporary materials are used they shall be:  High quality in durability and finish  Detailed to convey a human scale  Compatible with a traditional masonry palette Brick, board formed concrete, metal and cast stone, consistent with the 2016 approval, are proposed to reflect the predominately masonry palette of the downtown core while representing contemporary interpretations of traditional material: for example, the brick is elongated rather than a traditional size. Dimensions of the materials have been carefully selected to convey a human scale and to further break up the mass of the building, while providing texture and interest to the pedestrian without mimicking a historic palette. P75 IV.A. Page 12 of 20 517 E. Hopkins Amendment 6.64 Materials used for third floor accommodation set back from the street façades(s) should be more subdued than the primary façades. Not applicable. 6.65 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. A paved area in front of the lobby entrance is proposed with benches and potted plants. We request a condition to work with Staff and Monitor to further refine the paving material and pattern for this area as the sidewalks will also be replaced and these should be appropriately coordinated. 26.412.060. Commercial Design Standards The following design standards, in addition to the commercial, lodging and historic district design objectives and guidelines, shall apply to commercial, lodging and mixed-use development: A. Public amenity space. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of-way or private property within commercial areas. On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights- of-way are encouraged. 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. P76 IV.A. Page 13 of 20 517 E. Hopkins Amendment According to Code Section 26.575.030(A), public amenity can take the form of physical or operational improvements to public rights-of–way or private property. Subsection B states that the public amenity requirement is 10% or 900 square feet. The 2016 approval granted 285 sf of onsite amenity space with the remaining requirement as off-site improvements to the right of way. The minor design changes do not change the calculation of pedestrian amenity. 26.575.030.F Design and operational standards for public amenity. Public amenity, on all privately owned land in which public amenity is required, shall comply with the following provisions and limitations: 1. Open to view. Public amenity areas shall be open to view from the street at pedestrian level, which view need not be measured at right angles. 2. Open to sky. Public amenity areas shall be open to the sky. Temporary and seasonal coverings, such as umbrellas and retractable canopies, are permitted. Such nonpermanent structures shall not be considered a reduction in public amenity on the parcel. Trellis structures shall only be permitted in conjunction with commercial restaurant uses on a designated historic landmark or within Historic Overlay Zones, and must be approved pursuant to review requirements contained in Chapter 26.415, Development Involving the Aspen Inventory of Historic Landmark Sites and Structures or Development within an Historic Overlay District. Such approved structures shall not be considered a reduction in public amenity on the parcel. 3. No walls/enclosures. Public amenity areas shall not be enclosed. Temporary structures, tents, air exchange entries, plastic canopy walls and similar devices designed to enclose the space are prohibited. Low fences or walls shall only be permitted within or around the perimeter of public space if such structures shall permit views from the street into and throughout the public space. 4. Prohibited uses. Public amenity areas shall not be used as storage areas, utility/trash service areas, delivery areas or parking areas or contain structures of any type, except as specifically provided for herein. 5. Grade limitations. Required public amenity shall not be more than four (4) feet above or two (2) feet below the existing grade of the street or sidewalk which abuts the public space, unless the public amenity space shall follow undisturbed natural grade, in which case there shall be no limit on the extent to which it is above or below the existing grade of the street, or if a second level public amenity space is approved by the Commission. 6. Pedestrian links. In the event that the City shall have adopted a trail plan incorporating mid-block pedestrian links, any required public space must, if the City shall so elect, be applied and dedicated for such use. 7. Landscaping plan. Prior to issuance of a building permit, the Community Development Director shall require site plans and drawings of any required public amenity area, including a landscaping plan and a bond in a satisfactory form and amount to ensure compliance with any public amenity requirements under this Title. 8. Maintenance of landscaping. Whenever the landscaping required herein is not maintained, the Chief Building Official, after thirty (30) days' written notice to the owner or P77 IV.A. Page 14 of 20 517 E. Hopkins Amendment occupant of the property, may revoke the certificate of occupancy until said party complies with the landscaping requirements of this Section. 9. Outdoor Merchandising on Private Property. Private property may be utilized for merchandising purposes by those businesses located adjacent to and on the same parcel as the outdoor space. This shall not grant transient sales from peddlers who are not associated with an adjacent commercial operation; this includes service uses such as massage, tarot card reading, aura analysis, etc. Outdoor merchandising shall be directly associated with the adjacent business and shall not permit stand-alone operations, including, but not limited to, automated bike rental racks, movie rental kiosks, automated dog washes, or automated massage furniture. In addition, outdoor merchandising must meet the following requirements: a) Merchandise must be maintained, orderly and located in front of or proximate to the storefront related to the sales. b) The display of merchandise shall in no way inhibit the movement of pedestrian traffic along the public right-of-way. All merchandising shall be located on private property. A minimum of six (6) foot ingress/egress shall be maintained for building entrances and exits. c) Outdoor clothing displays including, but not limited to, coats, jeans, shirts, athletic apparel, and footwear shall be allowed. Outside clothing displays of two (2) mannequins or one (1) clothing rack of up to six (6) feet in length, but not both, are allowed. Bins, boxes, and containers that sit directly on the ground are allowed for outdoor clothing sales, but cardboard boxes are prohibited. All outdoor merchandise displays must have a minimum height of not less than 27 inches from grade to prevent tripping hazards. For all other types of merchandise, the size and amount allowed shall be under the discretion of the property owner. d) Umbrellas, retractable canopies, and similar devices are not permitted for outdoor merchandising. See Section 26.304.070.F.2. e) Merchandise shall be displayed for sale with the ability for pedestrians to view the item(s). Outdoor areas shall not be used solely for storage. The prohibition of storage shall be limited to merchandising on private property and shall not apply to permitted commercial activity on an abutting right-of-way or otherwise permitted by the City. 10. Outdoor Restaurant Seating on Private Property. Private Property may be used for commercial restaurant use if adequate pedestrian and emergency vehicle access is maintained. Umbrellas, retractable canopies, and similar devices are permitted for commercial restaurant uses. For outdoor food vending in the Commercial Core District, also see Paragraph 26.470.040.B.3, Administrative growth management review. 11. Design guideline compliance. The design of the public amenity shall meet the parameters of the Commercial, Lodging and Historic District Design Objectives and Guidelines. The approved plan contains a total of 285 sf of on-site public amenity area on-site, plus 1,068 sf of area within the right-of-way. The proposed plan adds some onsite public amenity space in the center bay by removing the second floor walkway. P78 IV.A. Page 15 of 20 517 E. Hopkins Amendment B. Utility, delivery and trash service provision. When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: 1. A trash and recycle service area shall be accommodated on all projects and shall meet the minimum size and location standards established by Title 12, Solid Waste, of the Municipal Code, unless otherwise established according to said Chapter. 2. A utility area shall be accommodated on all projects and shall meet the minimum standards established by Title 25, Utilities, of the Municipal code, the City’s Electric Distribution Standards, and the National Electric Code, unless otherwise established according to said Codes. 3. All utility, trash and recycle service areas shall be co-located and combined to the greatest extent practical. 4. If the property adjoins an alleyway, the utility, trash and recycle service areas shall be along and accessed from the alleyway, unless otherwise approved through Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. 5. All utility, trash and recycle service areas shall be fenced so as not to be visible from the street, unless they are entirely located on an alleyway or otherwise approved though Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All fences shall be six (6) feet high from grade, shall be of sound construction, and shall be no less than ninety percent (90%) opaque, unless otherwise varied through Chapter 26.430, Special Review. 6. Whenever utility, trash, and recycle service areas are required to be provided abutting an alley, other portions of a building may extend to the rear property line if otherwise allowed by this Title, provided that the utility, trash and recycle area is located at grade and accessible to the alley. 7. All utility service pedestals shall be located on private property. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. 8. All commercial and lodging buildings shall provide a delivery area. The delivery area shall be located along the alley if an alley adjoins the property. The delivery area shall be accessible to all tenant spaces of the building in a manner that meets the requirements of the International Building Code Chapters 10 and 11 as adopted and amended by the City of Aspen. All non-ground floor commercial spaces shall have access to an elevator or dumbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized as pathways (pedestrian rights-of-way) to meet the requirements of the International Building Code. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. 9. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet shall contain a vestibule (double set of doors) developed internal to the structure to meet the requirements of the International Energy Conservation Code as adopted and amended by the City of Aspen, or an air curtain. P79 IV.A. Page 16 of 20 517 E. Hopkins Amendment 10. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. 11. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. 12. The trash and recycling service area requirements may be varied pursuant to Title 12, Solid Waste, of the Municipal Code. All other requirements of this subsection may be varied by special review (see Chapter 26.430.040.E, Utility and delivery service area provisions). An approximately 300 sf trash/utility area is proposed off the alleyway. The 2016 approved project was granted a 200 sf trash area for an interior trash room. The trash/utility area is proposed to be interior to the building with a roll up door. A delivery door, providing interior access to all tenants is proposed off the alley. Mechanical is incorporated within the building and on the rooftop. D. Historic Preservation Historic Preservation Commission reviews. An insubstantial amendment to a Commercial Design Review approval originally granted by the Historic Preservation Commission shall comply with the standards outlined in Paragraph 26.415.070.E.1., Insubstantial amendments. 1. Insubstantial amendments. a) Insubstantial amendments are minor modifications to HPC approved plans that: (1) Address circumstances discovered in the course of construction that could not have been reasonably anticipated during the approval process or (2) Are necessary for conformance with building safety or accessibility codes and do not materially change the approved plans or (3) Approve specific building materials, finishes, design of ornamental trim and other such detail not provided in the HPC approved plans or (4) Change the shape, location or material of a building element or feature but maintains the same quality and approximate appearance of that found in the approved plans. b) The Community Development Director may authorize insubstantial amendments to approved plans. c) Monitoring committees established by the HPC, composed of up to two (2) members of the Commission and the Historic Preservation Officer or assign, may also authorize insubstantial amendments. d) Decisions of the Community Development Director or monitoring committee are binding. The Community Development Director or monitoring committee may determine that the proposed changes qualify as a substantial amendment and remand the matter to the HPC. e) Disapproval of a request for an insubstantial amendment may be appealed to the HPC to be considered in accordance with the procedures for substantial amendments. f) Approval of insubstantial amendments of plans will be reported to the HPC at their regularly scheduled meetings. The minor changes addressed above maintain the same quality and approximate appearance of the approved plans. Small adjustments are made that comply with the Commercial Core Historic District Design Guidelines as noted above. P80 IV.A. Page 17 of 20 517 E. Hopkins Amendment E. Growth Management Review 26.470.050. General requirements. A. Purpose: The intent of growth management is to provide for orderly development and redevelopment of the City while providing mitigation from the impacts said development and redevelopment creates. Different types of development are categorized below, as well as the necessary review process and review standards for the proposed development. A proposal may fall into multiple categories and therefore have multiple processes and standards to adhere to and meet. B. General requirements: All development applications for growth management review shall comply with the following standards. The reviewing body shall approve, approve with conditions or deny an application for growth management review based on the following generally applicable criteria and the review criteria applicable to the specific type of development: 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. 33,300 sq. ft. of commercial net leasable area is available per calendar year. Planning Staff has indicated that there are available allotments in 2018 for the requested 4,471 sf net leasable area (existing building has 12,756 sf nla and the proposed amendment is for 17,227 sf nla). 2. The proposed development is compatible with land uses in the surrounding area, as well as with any applicable adopted regulatory master plan. The proposed development is all commercial uses. The surrounding buildings include commercial, residential, and civic uses. There are no regulatory master plans associated with this area. 3. The development conforms to the requirements and limitations of the zone district. The proposed development conforms to the Commercial Core (CC) zone district dimensional requirements. 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Planned Development – Project Review approval, as applicable. The proposal is an amendment to an existing approval. The proposal is nearly identical to the Conceptual approval as a 100% commercial project with off-site affordable housing. Minor adjustments to the north façade are proposed. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses P81 IV.A. Page 18 of 20 517 E. Hopkins Amendment to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. Existing: The existing building has a credit of 49.95 FTEs generated by existing net leasable area. Lower Level: 5,490 sf nla (@3.53/1,000) = 19.38 FTEs Main Level: 4,207 sf nla (@4.7/1,000) = 19.77 FTEs Second Level: 3,059 sf nla (@3.53/1,000) = 10.80 FTEs 49.95 FTEs credit Proposal: The proposed “commercial” project generates a total of 67.96 FTEs. Lower Level: 5,806 sf nla (@3.53/1,000) = 20.50 FTEs Main Level: 6,099 sf nla (@4.7/1,000) = 28.67 FTEs Second Level: 5,322 sf nla (@3.53/1,000) = 18.79 FTEs 67.96 FTEs The net increase of 18.01 FTEs (commercial option), requires mitigation (at 60%) for 10.81 FTEs. This obligation will be satisfied through the provision of affordable housing credits at the time of building permit issuance. Minor adjustments to these calculations may be necessary as the design is fine-tuned prior to building permit submission. 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%) of the additional free-market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. No residential units are proposed. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. P82 IV.A. Page 19 of 20 517 E. Hopkins Amendment The project is committed to mitigating its proportionate share, as defined by the Aspen Municipal Code, that is generated by the additional commercial net leasable area proposed. 26.470.070.5.2 Requirements for demolishing affordable multi-family housing units: In the event a project proposes to demolish or replace existing deed restricted affordable housing units, the redevelopment may increase or decrease the number of units, bedrooms or net livable area such that there is no decrease in the total number of employees housed by the existing units. The overall number of replacement units, unit sizes, bedrooms and category of the units shall be reviewed by the Aspen/Pitkin County Housing Authority and a recommendation forwarded to the Planning and Zoning Commission. Four Category 1 rental apartments are currently developed on the top floor of the existing building, housing 5 FTEs (1.25 FTEs x 4 units). The application proposes demolition of these units and replacement off-site through the provision of affordable housing credits. The off-site replacement enables this property to be fully utilized for commercial purposes, removes potential conflict between commercial and residential uses, supports the Affordable Housing Credit Program, and provides high-quality living within a residential setting. 26.470.070.6 Expansion or new commercial development. The expansion of an existing commercial building or commercial portion of a mixed-use building or the development of a new commercial building or commercial portion of a mixed-use building shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the general requirements outlined in Section 26.470.050. See responses to Section 26.470.050 above. F. Parking and Impact Fees Code Section 26.515.030 provides that the existing commercial use generates an off-street parking requirement of one (1) space for every 1,000 square feet of net leasable area. The approved project was not required to provide parking, as there was no increase in commercial net leasable area, no required parking for the multi-family residential units, and an existing deficit of 12.76 parking spaces that could be maintained with the redevelopment. The proposed net leasable area is 17,227 or 17.23 parking spaces. This increase of net leasable area requires the provision of 4.47 additional parking spaces. Since the property is located within the Aspen Infill Area, the applicant is proposing a cash-in-lieu payment to satisfy this requirement, as permitted by the Land Use Code. Impact fees will be paid upon issuance of a building permit. G. Transportation Impact Analysis Transportation Impact Analysis is required for this project due to the increased net leasable area proposed and change in use from residential to commercial for the previously reviewed TIA. A complete updated TIA is included in the application. Adjustments to the TIA will be necessary to P83 IV.A. Page 20 of 20 517 E. Hopkins Amendment account for fine-tuned nla calculations that may occur prior to building permit submission. Additional trips will be mitigated through cash in lieu. P84 IV.A. City of Aspen Community Development Department City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: November 2017 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID #(REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #:_______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #:_______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ___________________________________________________________________________________________________________ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ________________________________________________________________________________________________________ General Information 517 East Hopkins Avenue Lots D, E and F, Block 94, City and Townsite Aspen 2737-073-40-003 517 East Hopkins LLC 2001 N. Halstead St. Suite 304, Chicago, IL 60614 312-850-1680 mhunt@mdevco.com BendonAdams , Chris Bendon 300 S. Spring St. #202, Aspen CO 81611 925-2855 chris@bendonadams.com GMQS amendment Commercial Design amendment insubstantial amendment exhibit 2 P85 IV.A. City of Aspen Community Development Department City of Aspen|130 S. Galena Street| (970) 920 5090 Historic Land Use Application Requirements, Updated: November 2017 Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (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:__________Proposed:_________________ Number of residential units:Existing:__________Proposed:_________________ Proposed % of demolition: __________ DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing:_________Allowable:__________Proposed:________ Principal Bldg.:Existing:_________Allowable:__________Proposed:________ Accessory Bldg.:Existing:_________Allowable:__________Proposed:________ On-Site parking:Existing:_________Required:___________Proposed:________ % Site coverage:Existing:_________Required:___________Proposed:________ % Open Space:Existing:_________Required:___________Proposed:________ Front Setback:Existing:_________Required:___________Proposed:________ Rear Setback:Existing:_________Required:___________Proposed:________ Combined Front/Rear: Indicate N, S, E, W Existing:_________Required:___________Proposed:________ Side Setback:Existing:_________Required:___________Proposed:________ Side Setback:Existing:_________Required:___________Proposed:________ Combined Sides:Existing:_________Required:___________Proposed:________ Distance between buildings: Existing:_________Required:___________Proposed:________ Existing non-conformities or encroachments and note if encroachment licenses have been issued: _____________________________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ ______________________________________________________________________________ Matrix of the City of Aspen’s Historic Preservation Land Use Application Requirements To review full procedures for all applications, reference 26.415 of the City of Aspen building code, Historic Preservation Ordinance. When submitting multiple step applications, do not replicate submission materials. Two copies of the application are required for a 517 East Hopkins Avenue 517 East Hopkins LLC 517 East Hopkins Ave., Lots D, E, and F, Block 94 City and Townsite of Aspen CC, Commercial Core Historic District 9,025 9,025 12,756 17,277 sf 4 deed restricted studios 0 Approved: 12,680 100% 24,830 sf Approved - 14,739 sf Proposed - no change NO CHANGE none. no change. P86 IV.A. exhibit 3P87IV.A. Exhibit 4 517 e. Hopkins Avenue – Vicinity Map P88 IV.A. AHPC 517 E. Hopkins Ave Substantial Amendment Parcel ID No. 273707340003 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Justin Barker, 429.2797 DATE: 2.7.18 PROPERTY: 517 E. Hopkins Avenue REPRESENTATIVE: Chris Bendon, BendonAdams, 925.2855 TYPE OF APPLICATION: HP Substantial Amendment DESCRIPTION: The Aspen Historic Preservation Commission’s Resolution #31, Series of 2015 and Resolution #28, Series of 2016 provided approval for a redevelopment of 517 E. Hopkins Ave. The approved project (currently vested through September 23, 2019) includes commercial in the basement and ground floors and six (6) affordable housing units on the second floor. The applicant would like to change the second floor from affordable housing units to commercial space and to provide Certificates of Affordable Housing Credit instead of on-site affordable housing units as mitigation for the existing affordable housing units and any increase in commercial net leasable area. The applicant is also considering minor changes to the exterior of the building. Based on the information provided by the applicant, this project would qualify as a Minor Amendment under Land Use Code Section 26.304.070.A. Any change to the project massing or significant deviation from the approved project program will require full compliance with the Code at time of application. Final determination as to applicability will be made at the time of application. Growth Management The proposed change from affordable housing to commercial requires an Substantial Amendment of the growth management approval. A Substantial Amendment requires a one-step review by either P&Z, or HPC if combined with another applicable review. The approved affordable housing units were a combination of on-site replacement of existing affordable housing units and voluntary units for the creation of Affordable Housing Credits. HPC will re- review the demolition of existing affordable housing units, which require on-site replacement unless the board determines that the replacement of the units on site would conflict with the parcel’s zoning or would be an inappropriate solution due to the site’s physical constraints. If such determination is made, the applicant may use Affordable Housing Credits as mitigation. The current approval represents an overall reduction in commercial net leasable area. The proposed conversion of the approved affordable housing to commercial will likely result in an increase in net leasable area. Any increase will be subject to affordable housing mitigation and parking requirements of the applicable code. Affordable housing mitigation may be provided through Affordable Housing Credits and parking requirements may be met through cash- in-lieu as a commercial use within the Aspen Infill Area. Additionally, due to the reduction in affordable housing units and increase in commercial net leasable, referral reviews will be required and an updated TIA submitted. Commercial Design Any exterior changes to the building requires an amendment to the HPC approval and compliance with Section 26.412, Commercial Design Review. There are two processes for amendments to HPC approvals; Insubstantial (Administrative) or Substantial (HPC.) Minor changes to the shape, location or material of a building element or feature but maintains the same quality and approximate appearance of that found in the approved plans would qualify for an Insubstantial Amendment pursuant to Section 26.415.070.E.1(a)(4). An Insubstantial Amendment may be reviewed administratively but could be consolidated with Growth Management review at HPC. Any exterior exhibit 5 P89 IV.A. 2 modification that reduces or modifies the approved pedestrian amenity, changes the materials significantly, or adds or removes a design element would trigger a Substantial Amendment. A Substantial Amendment requires review from the Historic Preservation Commission and Call-up review with City Council. Below are links to the Land Use Application form and Land Use Code. Land Use App: Land Use Application Land Use Code: Land Use Code Land Use Code Section(s): 26.304 Common Development Review Procedures 26.304.070 Applicability of land use code amendments 26.412 Commercial Design Review 26.415.070.E Amendments, insubstantial and substantial 26.470.050 GMQS – General requirements 26.470.070.5 GMQS – Demolition or redevelopment of multi-family housing 26.470.070.6 GMQS – Expansion or new commercial development 26.515 Off-Street Parking 26.575.030 Public amenity 26.630 Transportation Impact Analysis Guidelines Municipal Code Section: 12.10 Space Allotment for Trash and Recycling Storage Review by: Planning Staff for completeness and recommendation Referrals from APCHA, Engineering, Transportation Historic Preservation Commission for decision Public Hearing: Yes, at the Historic Preservation Commission Planning Fees: $1,950 for six (6) hours of review. Additional hours above this amount will be billed at a rate of $325/hour. Referral Fees: $975 flat fee – APCHA $975 flat fee – Environmental Health $325 deposit – Engineering. Additional hours above this amount will be billed at a rate of $325/hour. Total Deposit: $4,225 To apply, submit one copy of the following information:  Completed Land Use Application and signed fee agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all P90 IV.A. 3 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.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  HOA Compliance form (attached).  A written description of the proposal and an explanation of how the Amendment affects the project’s conformance with the design guidelines and other applicable Land Use Code requirements.  Site plan, elevations and floor plans, representations of building materials and finishes depicting the Amendment.  Existing and proposed floor area and net leasable area calculations.  Documentation showing the proposal meets all Transportation Mitigation Requirements as outlined in the City’s Transportation Impact Analysis Guidelines and Mitigation Tool, available online at: https://www.cityofaspen.com/280/Documents-and-Permits. A copy of the tool showing trips generated and the chosen mitigation measures should be included with the application. Once the copy is deemed complete by staff, the following items will then need to be submitted:  1 digital PDF copy of the complete application packet emailed to justin.barker@cityofaspen.com  Total deposit for review of the application. 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. 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. P91 IV.A. exhibit 6P92IV.A. Active/48464604.1 730 East Durant Avenue, Suite 200, Aspen, Colorado 81611 Telephone: 970.925.6300 Fax: 970.925.1181 www.shermanhoward.com Curtis B. Sanders Sherman & Howard L.L.C. Direct Dial Number: 970.300.0114 E-mail: csanders@shermanhoward.com May 16, 2018 City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 Re: 517 East Hopkins Aspen, LLC; Certificate of Ownership Dear Sir or Madam: I am an attorney licensed by the State of Colorado to practice law. This letter shall confirm and certify that 517 East Hopkins Aspen, LLC, a Colorado limited liability company, is the owner of certain improved real property located at 517 East Hopkins Avenue, Aspen, Colorado 81611, and legally described as follows (the "Subject Property"): Lots D, E and F, Block 94, City and Townsite of Aspen, County of Pitkin, State of Colorado. The Subject Property is subject to the following matters of record: 1. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded in Book 59 at Page 219 and 278. 2. All minerals underlying the subject property as conveyed by Deeds recorded in Book 98 at Page 476, Book 98 at Page 481, Book 98 at Page 515, Book 105 at Page 129 and Book 106 at Page 482. 3. Multipurpose Easement Agreement granted to the City of Aspen et. al., recorded September 16, 1976 in Book 316 at Page 701. 4. Those terms, conditions, provisions and obligations as set forth in Restrictive Covenants recorded April 9, 1984 in Book 464 at Page 319. exhibit 7 P93 IV.A. 2 Active/48464604.1 5. Terms, conditions, provisions and obligations as set forth in the Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of June 10, 2014 and given by 517 East Hopkins Aspen, LLC in favor of Jefferies LoanCore LLC recorded June 18, 2014 as Reception No. 611180, Pitkin County, Colorado. 6. Terms, conditions, provisions and obligations as set forth in the Assignment of Leases and Rents dated as of June 10, 2014 and given by 517 East Hopkins Aspen, LLC in favor of Jefferies LoanCore LLC recorded June 18 2014 as Reception No. 611181, Pitkin County, Colorado. 7. Terms, conditions, provisions and obligations as set forth in the UCC Financing Statement given by 517 East Hopkins Aspen, LLC in favor of Jefferies LoanCore LLC recorded June 18, 2014 as Reception No. 611182, Pitkin County, Colorado. 8. Terms, conditions, provisions and obligations as set forth in the Assignment of Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of August 28, 2014 between Jefferies LoanCore LLC as assignor and JLC Warehouse V LLC as assignee recorded August 24, 2015 as Reception 622659. 9. Terms, conditions, provisions and obligations as set forth in the Assignment of Assignment of Leases and Rents dated as of August 28, 2014 between Jefferies Loancore LLC as assignor and JLC Warehouse V LLC as assignee recorded August 24, 2015 as Reception 622660. 10. Terms, conditions, provisions and obligations as set forth in the UCC Financing Statement Amendment recorded August 24, 2015 as Reception 622661. 11. Terms, conditions, provisions and obligations as set forth in the Assignment of Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of July 22, 2015 between JLC Warehouse V LLC as assignor and DIVCORE CLO 2013-1 LTD. as assignee recorded August 25, 2015 as Reception 622705. 12. Terms, conditions, provisions and obligations as set forth in Assignment of Assignment of Leases and Rents dated as of July 22, 2015 between JLC Warehouse V LLC as assignor and DIVCORE CLO 2013-1 LTD. as assignee recorded August 25, 2015 as Reception 622706. 13. Terms, conditions, provisions and obligations as set forth in the UCC Financing Statement Amendment recorded August 25, 2015 as Reception No. 622707. This letter shall further confirm that as the owner of the Subject Property, 517 East Hopkins Aspen, LLC has the right and authority to file and pursue land use applications, variance requests, and other requests with the City of Aspen with respect to the Subject Property. P94 IV.A. 3 Active/48464604.1 Sincerely, Curtis B. Sanders P95 IV.A. exhibit 8P96IV.A. = input= calculation DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Minor Entering Exiting Total Entering Exiting Total Commercial (sf)4471.0 sf 7.00 3.15 10.15 7.40 11.11 18.51 Free-Market Housing (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Affordable Housing (Units)-4 Units -1.44 -1.56 -3.00 -1.96 -1.60 -3.56 Lodging (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Essential Public Facility (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00 5.56 1.59 7.15 5.45 9.50 14.95 Land Use Trip Rate %Entering %Exiting Trip Rate %Entering %Exiting Commercial 2.27 0.69 0.31 4.14 0.4 0.6 Free-Market Housing 0.67 0.29 0.71 0.82 0.56 0.44 Affordable Housing 0.75 0.48 0.52 0.89 0.55 0.45 Lodging 0.25 0.57 0.43 0.31 0.52 0.48 Essential Public Facility 0.86 0.62 0.38 1.66 0.4 0.6 Chris Bendon BendonAdams 300 So. Spring St., #202 970-925-2855 chris@bendonadams.com Trip Generation 10/5/2018 AM Peak Average PM Peak Average Trips Generated AM Peak-Hour PM Peak-Hour TOTAL NEW TRIPS ASSUMPTIONS ASPEN TRIP GENERATION Is this a major or minor project? 517 East Hopkins Avenue 517 East Hopkins Avenue Net New Units/Square Feet of the Proposed ProjectProposed Land Use *For mixed-use (at least two of the established land uses) sites, a 4% reduction for AM Peak-Hour and a 14% reduction for PM Peak-Hour is applied to the trip generation. Instructions: IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File" and then click "Excel Options." In the "Trust Center"category, click "Trust Center Settings", and then click the "Macro Settings"category. Beneath "Macro Settings" select "Enable all Macros." Sheet 1. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The numbers should reflect the net change in land use between existing and proposed conditions. If a landuse is to be reduced put a negative number of units or square feet. Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections.Points are only awarded for proposed (not existing) and confirmed aspects of the project. Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project. Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative which explains the measures selected for the project. Click on "Generate Narrative" and individually explain each measure that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure make sense Minor Development -Inside the Roundabout Major Development -Outside the Roundabout Helpful Hints: 1.Refer to the Transportation Impact Analysis Guidelines for information on the use of this tool. 2.Refer to TIA Frequently Asked Questions for a quick overview. 2.Hover over red corner tags for additional information on individual measures. 3.Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of project location and future use. Transportation Impact Analysis TIA Frequently Asked Questions exhibit 9 P97 IV.A. = input = calculation 20 Category Sub.Measure Number Question Answer Points 1 Does the project propose a detached sidewalk where an attached sidewalk currently exists? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 2 Is the proposed effective sidewalk width greater than the standard minimum width?No 0 3 Does the project propose a landscape buffer greater than the standard minimum width?No 0 0 4 Does the project propose a detached sidewalk on an adjacent block? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 5 Is the proposed effective sidewalk width on an adjacent block greater than the standard minimum width?NA 0 6 Is the proposed landscape buffer on an adjacent block greater than the standard minimum width?NA 0 0 7 Are slopes between back of curb and sidewalk equal to or less than 5%?Yes 0 8 Are curbs equal to (or less than) 6 inches?Yes 0 9 Is new large-scale landscaping proposed that improves the pedestrian experience? Properties within the Core do not have ample area to provide the level of landscaping required to receive credit in this category. No 0 10 Does the project propose an improved crosswalk? This measure must get City approval before receiving credit. No 0 0 11 Are existing driveways removed from the street?No 0 12 Is pedestrian and/or vehicle visibility unchanged by new structure or column?Yes 0 13 Is the grade (where pedestrians cross) on cross-slope of driveway 2% or less?Yes 0 14 Does the project propose enhanced pedestrian access points from the ROW? This includes improvements to ADA ramps or creating new access points which prevent pedestrians from crossing a street. Yes 5 15 Does the project propose enhanced pedestrian or bicyclist interaction with vehicles at driveway areas?No 0 5 16 Is the project's pedestrian directness factor less than 1.5?Yes 0 17 Does the project propose new improvements which reduce the pedestrian directness factor to less than 1.2? A site which has an existing pedestrian directness factor less than 1.2 cannot receive credit in this category. Yes 5 18 Is the project proposing an off site improvement that results in a pedestrian directness factor below 1.2?* No 0 19 Are traffic calming features proposed that are part of an approved plan (speed humps, rapid flash)?*No 0PedestriansTOTAL NUMBER OF TRIPS MITIGATED:Pedestrian RoutesTraffic Calming and Pedestrian NetworkDriveways, Parking, and Access ConsiderationsMMLOS Input Page Subtotal SubtotalSidewalk Condition on Adjacent BlocksSidewalk Condition on Project FrontageSubtotal Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections. Subtotal P98 IV.A. 5 20 Are additional minor improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? No 0 21 Are additional major improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? Yes 5 5 15 Category Sub.Measure Number Question Answer Points 22 Is a new bicycle path being implemented with City approved design?No 0 23 Do new bike paths allow access without crossing a street or driveway?No 0 24 Is there proposed landscaping, striping, or signage improvements to an existing bicycle path?No 0 25 Does the project propose additional minor bicycle improvements which have been agreed upon with City of Aspen staff?No 0 26 Does the project propose additional major bicycle improvements which have been agreed upon with City of Aspen staff?No 0 0 Bicycle Parking27 Is the project providing bicycle parking?Yes 5 5 5 Category Sub.Measure Number Question Answer Points 28 Is seating/bench proposed?No 0 29 Is a trash receptacle proposed?No 0 30 Is transit system information (signage) proposed?No 0 31 Is shelter/shade proposed?No 0 32 Is enhanced pedestrian-scale lighting proposed?No 0 33 Is real-time transit information proposed?No 0 34 Is bicycle parking/storage proposed specifically for bus stop use?No 0 35 Are ADA improvements proposed?No 0 0 36 Is a bus pull-out proposed at an existing stop?No 0 37 Is relocation of a bus stop to improve transit accessibility or roadway operations proposed?No 0 38 Is a new bus stop proposed (with minimum of two basic amenities)?No 0 0 0 SubtotalAdditional Proposed ImprovementsTransitBasic AmenitiesSubtotal Subtotal Subtotal Enhanced AmenitiesSubtotal Subtotal Pedestrian Total* Bicycles Total* Transit Total*BicyclesModifications to Existing Bicycle PathsP99 IV.A. Category Measure Number Sub. Question Answer Strategy VMT Reductions Will an onsite ammenities strategy be implemented?No Which onsite ammenities will be implemented? Will a shared shuttle service strategy be implemented?No What is the degree of implementation? What is the company size? What percentage of customers are eligible? 3 Nonmotorized Zones Will a nonmotorized zones strategy be implemented?No 0.00% 0.00% Category Measure Number Sub. Question Answer Strategy VMT Reductions Will a network expansion stragtegy be implemented?No What is the percentage increase of transit network coverage? What is the existing transit mode share as a % of total daily trips? Will a service frequency/speed strategy be implemented?No What is the percentage reduction in headways (increase in frequency)? What is the existing transit mode share as a % of total daily trips? What is the level of implementation? Will a transit access improvement strategy be implemented?No What is the extent of access improvements? 7 Intercept Lot Will an intercept lot strategy be implemented?No 0.00% 0.00% Category Measure Number Sub. Question Answer Strategy VMT Reductions Will there be participation in TOP?Yes What percentage of employees are eligible?100% Is a transit fare subsidy strategy implemented?No What percentage of employees are eligible? What is the amount of transit subsidy per passenger (daily equivalent)? Is an employee parking cash-out strategy being implemented?No What percentage of employees are eligible? Is a workplace parking pricing strategy implemented?No What is the daily parking charge? What percentage of employees are subject to priced parking? Is a compressed work weeks strategy implemented?No What percentage of employees are participating? What is the workweek schedule? Is an employer sponsered shuttle program implemented?No What is the employer size? What percentage of employees are eligible? Is a carpool matching strategy implemented?No What percentage of employees are eligble? Is carshare participation being implemented?No How many employee memberships have been purchased? What percentage of employees are eligble? Is participation in the bikeshare program WE-cycle being implemented?No How many memberships have been purchased? What percentage of employees/guests are eligble? Is an end of trip facilities strategy being implemented?Yes What is the degree of implementation? High What is the employer size? Small Is a self-funded emergency ride home strategy being implemented?No What percentage of employees are eligible? Is a carpool/vanpool priority parking strategy being implemented?No What is the employer size? What number of parking spots are available for the program? Is a private employer shuttle strategy being implemented?No What is the employer size? What percentage of employees are eligible? Is a trip reduction marketing/incentive program implemented?Yes What percentage of employees/guests are eligible?100% 2.41% 0.00% 2.41% 1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail. 21 16 17 18 19 20 11 12 13 14 15 Participation in TOP Transit Fare Subsidy Employee Parking Cash-Out Workplace Parking Pricing Compressed Work Weeks Employer Sponsored Vanpool Carpool Matching Carshare Program Self-funded Emergency Ride Home Carpool/Vanpool Priority Parking Private Employer Shuttle Trip Reduction Marketing/Incentive Program End of Trip Facilities Cross Category Maximum Reduction, Neighborhood and Transit Global Maximum VMT Reductions TDM Input Page 0.00% 3.50% 0.00%Commute Trip Reduction Programs StrategiesOnsite Servicing Shared Shuttle Service Neighborhood/Site Enhancements Strategies0.00% 0.00% Network Expansion Service Frequency/Speed Transit Access Improvement Maximum Reduction Allowed in Category 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% Bikeshare Program 0.00% 4.00% 0.00% 0.00% 0.00% 0.00% 4.00% Maximum Reduction Allowed in Category Maximum Reduction Allowed in CategoryTransit System Improvements Strategies1 2 4 5 6 8 9 10 Instructions TDM: Choose the mitigation measures that are appropriate for your project. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of project location and future use. P100 IV.A. DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 14.9 20 0.36 20.36 0.00 Sidewalk width will meet the applicable City standards. The applicant is rebuilding the entire sidewalk area and installing street trees, sylva cells, and a landscape buffer. This off-site improvement was previously accepted and the applicant is not amending this request. The installation will exceed $60k adn 5 points were assigned to this commitment. Points for this were NOT taken in the sidewalk section, per conversation with City Engineering. Rather the points were assigned to the additional major improvement section. Project is providing bicycle parking, noted as 5 points in the Bicycles section. Applicant will provide bicycle parking consistent with the Association of Pedestrain and Bicycles Professionals web site. The location, style, and number/size of bicycle parking facilities to be coordinated with City Engineering along with any necessary adjustments to the streetscape design in coordination with City Engineering and Parks departments. Describe the enhanced pedestrian access point(s). This measure is to improve pedestrian access to the site from the ROW. It includes adding additional access points which prevent pedestrians and bicyclists from crossing a street, improvements to the project's ADA ramps in the ROW, and improvements to existing access points. Improvements are being made to the building's accessibility. The building was constructed prior to modern codes and has several retrofit contraptions for accessibility. Right of way improvements will be coordinated with Parks and Engineering in front of the property along Hopkins Ave. Include any additional information that pertains to the MMLOS plan in the space provided below. Project Description In the space below provide a description of the proposed project. Commercial building with two stories above grade and a basement level. MMLOS In the space provided call out the effective sidewalk width and the percentage of the site which meets or exceeds the minimum standard width. Explain the site constraints for areas which do not meet the minimum width. Click on the "Generate Narrative" Button to the right. Respond to each of the prompts in the space provided. Each response should cover the following: 1. Explain the selected measure. 2. Call out where the measure is located. 3. Demonstrate how the selected measure is appropriate to enhance the project site and reduce traffic impacts. 4. Explain the Enforcement and Financing Plan for the selected measure. 5. Explain the scheduling and implementation responsibility of the mitigation measure. 6. Attach any additional information and a site map to the narrative report. Chris Bendon BendonAdams 300 So. Spring St., #202 970-925-2855 chris@bendonadams.com Summary and Narrative: Narrative: 10/5/2018 517 East Hopkins Avenue 517 East Hopkins Avenue Trip Generation SUMMARY Trip Mitigation NET TRIPS TO BE MITIGATED P101 IV.A. A monitoring plan will be implemented per the guidelines. The City may audit the required measures. Scheduling and Implementation Responsibility of Mitigation Measures Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures. Measures will be put into place after a CO is received and building is occupied. Monitoring and Reporting Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data. Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures. Capital improvements will be built with project. Operational requirements will be included in tenant lease stipulations. 2% Slope at Pedestrian Driveway Crossings Enhanced Pedestrian Access Point Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example) Enforcement and Financing Include any additional information that pertains to the TDM plan in the space provided below. End of trip facilities (showers, changing rooms) are incoporated into the commercial project. MMLOS Site Plan Requirements Sidewalk Width and Buffer Width Slopes Between Back of Curb and Sidewalk Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal. TDM Explain below how the project plans to participate in the Transportation Options Program (TOP). The successful project will work with City of Aspen staff to determine whether TOP membership is appropriate and, if so, to join the program. Notes: This program is not typically appropriate for employers of less than 20 employees. Grant funding from the TOP program may not be used to offset mitigation measures until the reporting period has been successfully completed The tenants will participate in the TOP program. Explain the proposed trip reduction marketing/incentive program in the space provided. A trip reduction marketing programs should include a number of the following strategies: orientation to trip reduction programs and benefits; orientation to specific alternative transportation modes such as bus service information, bike/walk route maps, etc.; publishing of web or traditional informational materials; events and contests such as commuter fairs, new employee orientations, bike to work days, etc.; educational opportunities such bicycle commute/repair classes; web or traditional materials aimed at guests/customers such as bike/walk maps, free transit day passes, etc.; incentive programs such as prizes, rewards or discounts for alternative commuting. Information regarding alternative modes of transporation will be posted in employee break rooms. The applicant would like to retain the ability to amend the TIA based on the development option selected and any fine-tuning of net leasable calculations. These adjustments may reduce trips to be mitigated and the applicant would like to retain the ability to mitigate only for lower number of actual trip generated by the project. After mitigation measures, remaining trips will be mitigated with a cash-in-lieu payment or other capital projects/items requested by the City which do not exceed the cash-in-lieu value. P102 IV.A. ·w:,··., _) RECEPTION#: 625749, 12/21/2015 at10:34:24 AM, __ · I 1 OF 7, R $41.00 Doc Code RESOLUTIONJanice K. Vos Caudill, Pitkin County, co RESOLUTION NO. 31; (SERIES OF 2015) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING CONCEPTUAL COMMERCIAL DESIGN REVIEW APPROVAL, MAJOR DEVELOPMENT CONCEPTUAL APPROVAL AND DEMOLTION APPROVAL FOR 517 E HOPKINS A VENUE, LOTS D, E, AND F, BLOCK 94, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2737-073-40-003 WHEREAS, the Community Development Department received an application from 517 E.Hopkins LLC (Applicant), represented by Mitch Haas of Haas Land Planning for the following land use review approvals: •Commercial Design Review, pursuant to Land Use Code Section 26.412; •Major Development Conceptual Review, pursuant to Land Use Code Section 26.415; •Demolition Review, pursuant to Land Use Code Section 26.415, and; WHEREAS, all code citation references are to the qty _of Aspen Land Use Code in effect on the day of initial application -September 21, 2015, as applicable to this Project; and, WHEREAS, the application represents that the proposed building does not infringe into any protected Mountain View Planes pursuant to Land Use Code Section 26.435.050; and, WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Environmental Health Department, and Parks Department, as a result of the Development Review Committee meeting; and, WHEREAS, said referral agencies and the Asp.en Community Development Department reviewed the proposed Application and recommended approval with conditions; and, WHEREAS, pursuant to Chapter 26.304, Common Development Review Procedures, and . Section 26.304.060.B.4, Modification of Review Procedures, all other necessary land use reviews, as identified herein, have been combined to be considered by the Historic Preservation Commission _ at a duly noticed public hearing after considering recommendations by the Community Development Director and relevant referral agencies; and, WHEREAS, such combination of review procedures was done to ensure clarity of review, was accomplished with all required public noticing provided as evidenced by an affidavit of public noticing submitted to the record, and the public was provided a thorough and full review of the proposed development; and, WHEREAS, the Historic Preservation Commission reviewed the Application at a duly noticed public hearing on December 9, 2015, during which the recommendations of the Community Development Director and comments from the public were requested and heard by the Historic Preservation Commission; and, WHEREAS, during a duly noticed public hearing on December 9, 2015, the Historic Preservation Commission approved Resolution 31, Series of 2015, by a six to one (6 -1) vote Historic Preservation Commission Reso No.31, Series 2015 Page I of3 EXHIBIT C exhibit 10 P103 IV.A. granting conceptual approvals and demolition approval, with the recommended conditions of approval listed hereinafter. \, NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Approvals Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grants -Major Development Conceptual approval, ·Conceptual Commercial Design approval, and Demolition approval subject to the recommended conditions of approval as listed herein. Option A is conceptually approved. Section 2: Subsequent Reviews Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Applicant is required to obtain Final Commercial Design Review, Final Major Development Review, Growth Management Review. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval---of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. Section 3: Public Amenity The project has a 10% public amenity requirement. · A portion of the required public amenity will be provided onsite, located in front of the entrance to the upper and lower levels. The remaining public amenity requirement will be mitigated through cash-in-lieu. Section 4: ACSD A potential location for a grease trap ( sub grade) shall be included in the building permit application to allow flexibility for future conversion of the commercial/retail spaces to restaurant. Section 5: Demolition Demolition is granted pursuant to Land Use Code Section 26.415.080. Section 6: 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 Community Development Department and the Historic Preservation Commission are hereby incorporated in such plan development approvals Jnd the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Historic Preservation Commission Reso No.31, Series 2015 Page 2 of3 P104 IV.A. Section 7: This Resolution shall not affect 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 8: 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. FINALLY, adopted, passed and approved this 9th day of December, 2015. ·Approved as to form: Attest: Attachments: Exhibit A: Conceptually approved elevations and floor plans Historic Preservation Commission Reso No.31, Series 2015 Page 3 of3 P105 IV.A. TIO ELEVATOR 0--w:-o--S.!::!8.El_ - - - - - - � �:�ii-R_PARAPET _____ _ � .. � .. ----1 r: ... :::;c:,�:�L v -' SECONQ.FLOOR ·L .. ; .. 16' O" --.·--- �NIEL_ r . �-. 11·-,1314· -1-�-;:� I exi�;imi- 1 -����; :\N.I.C.) � ��:L®L_ -1 1,·. @, 11 u� NORTH ELEVATION 3116"=1'-0" --2� _ __!&,�� _llQ. IJ.���: e� � TIO ELEVATOR -- -- - --;�.�F� � = :::: � UPPER PARAPET � 28'-0" L___��RAeE_l � -----_LQ.��� � _____ SECONO_F��� S -----4?':L����� � I/ // ,'/ ,,, l''�";-.,}:'jg;,�,;�::\iJ -£IN.i:LR0�:;,7;�: {9 2 EASTELEVATION 3116"•1'-0" REFERENCED KEYED NOTES gl "' ill �i ii !I rn ·re __. o � 8 ; I � �' "a u=; IE1 I � I• � I� I� I�· II A-211P106 IV.A. PROPOSED EXTERIOR B.EVATIONS t ...a,1 =�----1 517 EAST HOPKINS·AVE. 1-'--+-'="+"'+--�"�W�,0�,0�=�0�==��'--, l\)•==---1 ASPEN.CO P107 IV.A. I � � � PROPOSED FLOOR PlNIS ,! �1"" � �! �i ·tl±tfh f\ls� @i;• i �i ..... o•------• 517 EAST HOPKINS AVE. I-'-+="-+=+-�"='"�"='="="="='"="�-, ASPEN.CO l!Ll ;�-� "�( @I r \ J ._______!3'·2'1'2. � �� " . =� � I�� • �1 • ��� \ P108 IV.A. PROPOSED FLOOR PLAN NfJ ROOf PLAN :f> •��----l'AOJl;CTNO. 14"""4007 LOCATKlNJ'<O.· ...... o•=---- ....a.•==�---517 EAST HOPKINS AVE. 1--'---+-'="+'"+-�'=="='0=�=0�==��'--t ASPEN.CO I I s !@ I I P109 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 9, 2015 MOTION: Patrick moved to continue 124 W. Hallam conceptual development to February 10; second by Gretchen. Michael suggested giving the applicant clear direction. Sallie also said if we required a model our discussions would go a lot easier. Bob said you don't see the new addition on the back from the streetscape or very little of it. A lot of it is on the alley. A pitched roof would not work and I am very positive about this project. There will also be something on the west side of the lot. John said we owe the applicant some direction as to what needs changed. Willis said a block elevation of the alley would is advised and photo sides of the alley. Patrick suggested the applicant listen to staffs recommendation. Roll call vote: Gretchen, yes; Patrick, yes; Willis, yes; Bob, yes; Nora, yes Sallie, no; John, no. Motion carried 5-2. 517 E. Hopkins Ave. -Conceptual Design Review and Demolition Proof of publication -Exhibit I Justin Barker, Senior Planner Justin said the proposed project is to demolish the existing building and replace it with a two story commercial building with a basement. This building is not a designated building but is located within the commercial core historic district. HPC is being asked to review conceptual design, conceptual commercial design review as well as the demolition for the existing building. All other reviews will be combined with the final review. Staff is in support of the demolition. There is currently no parking provided onsite and the applicant has the right to maintain this deficit and will only have to provide for the increase of net leasable which they are going to do through cash-in-lieu. The project is also required to provide a minimum of 10% of public amenity space of the lot which equates to about 900 square feet and it is a 9,000 square foot lot. There is currently 500 square feet of space that qualified as public amenity which is essentially the walkway that 8 EXHIBIT B exhibit 11 P110 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 9, 2015 leads between the street and the alley. The proposed building has a setback area in the northeast comer which is about 285 square feet which the applicant has represented as public amenity space and they are also proposing the use of the upper level decks as public amenity space. Staff is in support of the northeast comer but not for the second story portions. Staff recommends that the remaining be cash-in-lieu payment. There are two design options. Both options have 4 modules to the design on the street level. There are three commercial areas and one is the entrance area for the circulation of the building. The entrance area is set back about 14 feet from the property line. Option A which has the center space set back from the property line includes a bridge cat walk between the other two commercial spaces to connect to the roof deck areas. Option B is what is presented after the applicant met with staff which pulls the center commercial area forward so that the three commercials are located at the property line. Option B is in line with the guidelines which bring the building fronts as close to the property line and sidewalk as possible. It helps create a stronger street fa9ade which is what the guidelines request. It also displays a strong height variation which is requested by the guidelines for properties that are over 6,000 square feet. Both designs conform to the zone district. The maximum height is 28 feet and they are at 28 feet. The only portion that extends over that is the elevator overrun which is permitted by right in the code. The proposed development is below what the view plane is and is not subject to view plane review. Staff recommends approval of option B. Mark Hunt, owner Mitch Haas, Haas Planning Mark said the City came to us and asked us to explore putting in some office space and that is why the aspen leaf is on the building. The City decided to go elsewhere. The leaf is a signage place holder. The space to the east is designed to be a shared office environment where there would be short and long term offices with a social environment to that. There is also a health and fitness area as part of the project. We will be using steel and glass partitions to keep it light and airy. The ground floor has a lobby with a large corridor where local artists can hang their work. There are exterior decks above the retail. There will also be benches and landscaping outside. It is one building but we are delineating with the different heights and different facades. There is 285 square feet on the ground that is calculated for public amenity. There will probably be another 750 to 900 square feet provided in the right-of-way. We are only counting the 285 sq.ft. and will pay the cash- 9 P111 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 9, 2015 in-lieu for the balance. On exhibit A the ins and outs of the fac;ade are consistent with the block and the color is softer. Adding the wood makes a difference and it works well with the brick and stone as proposed and it engages the street. Mitch said the building itself is set back off the street. The public amenity today is essentially the walkway that leads to a transformer and then to the alley. The walkway is on the northeast side of the property. We can do the balance of the public amenity 903 square feet with cash-in-lieu even though the code says it can be taken in the form of physical or operational improvements to public rights-of-ways or private property in commercial areas. Why we shouldn't get credit for improving the street scape putting in benches, trees and a detached sidewalk I don't understand. The view plane height ranges between 30.6 feet at the front of the property and 34.4 at the front and at the back of the property between 36 and 41 feet high. We fall below the view plan and the elevator run is also below the view plane. The existing building is 10 to 12 feet taller than the proposed. The second floor space on the north east will be broken up into pods or cubicles. There are also three broken retail frontages that face the street. Option B would be all brick punched openings on the second floor. Staff is recommending approval of option B. The existing building fails to meet the guidelines with the sunken courtyard. Dwayne Romero, represented the applicant The proposed structure is stepping back out of a pre-existing encroachment into the view plane that runs to the benefit of the court house. The mass and scale of the proposal is completely in line with the concept of small downtown character. The proposal has an active lifestyle health and fitness thread and a community social gathering space tied to it. It is a great program for our community needs and the shared office model is also included that rounds out the program. Mark said the four studio units on the third floor will be replaced 100 percent off site. The second floor is not laid out for retail use. Mitch said the zoning has changed and we cannot have a third floor. Justin said the housing credits will be addressed with the growth management review in the future. They will either build units or buy credits. 10 P112 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 9, 2015 John asked staff why they do not like the connecting deck etc. Justin said the design holds the property line and establishes the street wall that is in the guidelines. Mark said option A looks like individual buildings and B is more of the same material. Bob said plan A provides more space on the second floor and has more glass which makes the space lighter and airy. Bob commended the applicant for putting that kind of space in our community and it is needed and successful. Chairperson, Willis Pember opened the public hearing. There were no public comments. The public comment portion of the agenda item was closed. Mitch summarized and said in terms of height, scale and mass we have kept things to the 28 foot height limit. We have broken up the fa9ade into modules to give a rhythm to the property. We have heard in other reviews that breaking up the frontage so that it looks like separate development is recommended. Willis identified the issues: Public amenity Demolition Cash-in-lieu View plane Mass and scale Community character Willis said this is an excellent presentation and the applicant gave a convincing case for demolition. What was lacking in the presentation was the street elevation showing the former Gap building and the Kenichi building. Option A has a better connection and fits with the mix on the street and the context. As Bob said the glass is a functionally good thing for an open office plan. Willis said he tends to supports staffs recommendation for approval. 11 P113 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 9, 2015 Michael said he supports the demolition and option B. Exhibit A presents messy facades going in and out and the punched windows are appropriate. Regarding the public amenity and because of the location on the south side of the street and the fact that there isn't a real way of providing it I can grant it for the small opening in the entry and paying cash-in-lieu for the balance. The second level doesn't meet the criteria for public amenity. Patrick said they have done a good job with no variances requested. Having the breakup in option A is preferred. On Hopkins everything historically is pulled back. Regarding public amenity cash-in-lieu has not been beneficial to the community as much as putting physical space on the site. If the public amenity is on the ground floor it works. In general the project works and the concept is great and hopefully it will go through. Willis said the outdoor amenity space represented on the second module is not open to the sky so it doesn't count for public amenity. Gretchen said she is totally in favor of tearing this building down. Option A is appropriate. The fact that the decks above are connected is a good feature and it feels very community friendly. The breakdown of the building is totally successful. The only concern is the streetscape and the walkway which will be missed. There will be a narrow very small walkway to the very large fa9ade. There should have been more discussion about the comer and the integration of the building. Mark said the building is 14 Yi feet back from the street. Gretchen commented that the board should know what is going on next to the proposed building and see it in plan. The comer is harsh. When applications come before us we need to see a streetscape. Regarding affordable housing it is a mistake to take any affordable housing away when it could be kept there. Continually moving employee housing out of the core is a huge mistake. The different materials and the way it steps in and out and the details are all great. John said he is in complete agreement with Option A and it is messy vitality and the look of the proposal. When it comes to the public amenity you are reinstating a nice detached sidewalk with benches and in the past portions of what applicants have done were calculated in the public amenity. You should get credit for doing the detached sidewalk and benches because it 12 P114 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF DECEMBER 9, 2015 improves the streetscape. The pedestrian sidewalk experience by the old Gap building is one of the best in town. By doing the detached sidewalk you are doing a service to the community. The undulation proposed will do good for the Saturday market. Nora said she also agrees that street scape diagrams should be provided on all applications. Even when you know the street well it is different when you see a new building on it. Philosophically public amenity space should be on the street. Nora said she prefers option B. Option Bis much quieter and unified. There are too many materials. Sallie said she is OK with the conditions. Sallie said she would prefer A to look a little more like B, (A Vi.) The Theory building next door is one material and not chaotic. I would stand behind that building any day. B feels like a side street. Option A brings in a lot of glass and it doesn't feel cold. Bob said functionally with the glass A is better. A has a little too many variables. Maybe there can be a middle ground between A & B. The relief of A is good. The fenestration can be dealt with at final. Michael pointed out that the second floor fenestration of all glass will probably not meet the design guidelines for final. A shows a better distinction between the two story element and the one story element of the fa9ade. B looks like it is ready to go to final. Option A might not be what you end up with. Motion: John moved to approve resolution #31, 2015 as written with a minor amendment that option A is conceptually approved and everything else will be addressed at final. Motion second by Willis. Roll call vote: Patrick, yes; Gretchen, yes; John, yes; Bob, yes; Nora, no, Sallie, yes, Willis, yes; Motion carried 6-1. MOTION: Willis moved to adjourn; second by Bob. All in favor, motion carried. Meeting adjourned at 8:45 p.m. Kathleen J. Strickland, Chief Deputy Cler 13 P115 IV.A. exhibit 12 P116 IV.A. P117 IV.A. P118 IV.A. P119 IV.A. P120 IV.A. P121 IV.A. P122 IV.A. P123 IV.A. P124 IV.A. exhibit 13 P125 IV.A. P126 IV.A. P127 IV.A. P128 IV.A. P129 IV.A. P130 IV.A. P131 IV.A. P132 IV.A. P133 IV.A. P134 IV.A. P135 IV.A. P136 IV.A. P137 IV.A. P138 IV.A. P139 IV.A. P140 IV.A. P141 IV.A. P142 IV.A. exhibit 14 P143 IV.A. Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273707340003 on 10/05/2018 Instructions: Disclaimer: http://www.pitkinmapsandmore.com exhibit 15 P144 IV.A. GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 NZC CO LLC ASPEN, CO 81611 600 E MAIN ST #104 HORSEFINS LLC ASPEN, CO 81611 601 E HOPKINS AVE JURINE LLC SONOMA, CA 95476 PO BOX 2 SILVER SLAM COMMERCIAL LLC NEW YORK, NY 10023 60 COLUMBUS CIR ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 610 EAST HYMAN LLC ASPEN, CO 81611 610 E HYMAN AVE COLLINS BLOCK LLC ASPEN, CO 81611 205 S GALENA ST COTTONWOOD VENTURES II LLC DALLAS, TX 75201 300 CRESCENT CT #850 BIG HOPKINS LLC BEVERLY HILLS, CA 90210 421 N BEVERLY DR #300 AUSTIN LAWRENCE CONNER LLC ASPEN, CO 81611 532 E HOPKINS AVE BPOE ASPEN LODGE #224 ASPEN, CO 81611 510 E HYMAN AVE 3RD FL CTO18 ASPEN LLC DALLAS, TX 75205 47 HIGHLAND PARK VILLAGE DOWNTOWN 420 LLC CALABASAS, CA 91302 23622 CALABASAS RD #200 BASS CAHN 601 LLC ASPEN, CO 81612 PO BOX 4060 KANDYCOM INC ARCADIA, CA 91006 766 SINGING WOOD DR 601 EAST HOPKINS CONDO ASSOC ASPEN, CO 81611 COMMON AREA 601 E HOPKINS AVE VICTORIAN SQUARE LLC ASPEN, CO 81611 601 E HYMAN AVE WHEELER BLOCK BUILDING LLC COLUMBIA, MO 65203 211 N STADIUM BLVD STE 201 SILVER SLAM COMMERCIAL LLC NEW YORK, NY 10023 60 COLUMBUS CIR PITKIN CENTER CONDO ASSOC ASPEN, CO 81611 COMMON AREA E HYMAN AVE COLLINS BLOCK LLC ASPEN, CO 81611 205 S GALENA ST BASS CAHN 601 LLC ASPEN, CO 81612 PO BOX 4060 VICTORIAN SQUARE LLC ASPEN, CO 81611 601 E HYMAN AVE GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 VICTORIAN SQUARE LLC ASPEN, CO 81611 601 E HYMAN AVE CTO18 ASPEN LLC DALLAS, TX 75205 47 HIGHLAND PARK VILLAGE ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST P145 IV.A. ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 COTTONWOOD VENTURES II LLC DALLAS, TX 75201 300 CRESCENT CT #850 419 EAST HYMAN AVENUE LLC CHICAGO, IL 60614 2001 NORTH HALSTED # 304 PITKIN CENTER CONDO OWNERS ASSOC ASPEN, CO 81611 517 W NORTH ST SILVER SLAM COMMERCIAL LLC NEW YORK, NY 10023 60 COLUMBUS CIR BPOE ASPEN LODGE #224 ASPEN, CO 81611 510 E HYMAN AVE 3RD FL BPOE ASPEN LODGE #224 ASPEN, CO 81611 510 E HYMAN AVE 3RD FL AUSTIN LAWRENCE CONNER LLC ASPEN, CO 81611 532 E HOPKINS AVE CTO18 ASPEN LLC DALLAS, TX 75205 47 HIGHLAND PARK VILLAGE CTO18 ASPEN LLC DALLAS, TX 75205 47 HIGHLAND PARK VILLAGE BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST COX ANTHONY E LIVING TRUST CAPITOLA, CA 95010 1260 41ST AVE #O PARAGON PENTHOUSE LLC BEVERLY HILLS, CA 90212 9950 SANTA MONICA BLVD GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 COLLINS BLOCK LLC ASPEN, CO 81611 205 S GALENA ST DOWNTOWN 420 LLC CALABASAS, CA 91302 23622 CALABASAS RD #200 ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST SALT PARKS WEST LLC NEW YORK, NY 10021 30 E 71ST ST COLLINS BLOCK LLC ASPEN, CO 81611 205 S GALENA ST 534 EAST HOPKINS LLC ASPEN, CO 81611 623 E HOPKINS FURNGULF LLC ASPEN, CO 81611 616 E HYMAN AVE VICTORIAN PENTHOUSE LLC ASPEN, CO 81611 623 E HOPKINS AVE BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST HUNTER SQUARE LLC SONOMA, CA 95476 PO BOX 2 PARAGON BUILDING CONDO ASSOC ASPEN, CO 81611 COMMON AREA 419 E HYMAN AVE DOWNTOWN 420 LLC CALABASAS, CA 91302 23622 CALABASAS RD #200 COLLINS BLOCK LLC ASPEN, CO 81611 205 S GALENA ST ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 P146 IV.A. DOWNTOWN 420 LLC CALABASAS, CA 91302 23622 CALABASAS RD #200 BASS CAHN 601 LLC ASPEN, CO 81612 PO BOX 4060 HINDERSTEIN FAM REV TRUST GREENBANK, WA 98253 4415 HONEYMOON BAY RD BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST ASPEN FIRE PROTECTION DISTRICT ASPEN, CO 81611 420 E HOPKINS AVE PITKIN COUNTY BANK LEXINGTON , KY 40555 PO BOX 54288 GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 MARIPOSA REAL ESTATE II LLC MIAMI BEACH, FL 331397318 500 S POINTE DR #240 VICTORIAN SQUARE LLC ASPEN, CO 81611 601 E HYMAN AVE DUVIKE CONDO ASSOC ASPEN, CO 81611 COMMON AREA 420 E HYMAN AVE SILVER SLAM COMMERCIAL LLC NEW YORK, NY 10023 60 COLUMBUS CIR ASPEN PLAZA LLC ASPEN, CO 81612 PO BOX 1709 204 S GALENA ST LLC CHICAGO, IL 60614 2001 N HALSTED #304 ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 CICUREL CARY CHICAGO, IL 60614 2615 N LAKEWOOD 514 AH LLC ASPEN, CO 81611 514 E HYMAN AVE NZC CO LLC ASPEN, CO 81611 600 E MAIN ST #104 BRAND BUILDING CONDO ASSOC ASPEN, CO 81611 205 S GALENA ST CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 COTTONWOOD VENTURES I LLC ASPEN, CO 81611 419 E HYMAN AVE 426 EAST HYMAN AVE LLC ASPEN, CO 81612 PO BOX 4068 BRAND 13 LLC ASPEN, CO 81611 623 E HOPKINS AVE NZC CO LLC ASPEN, CO 81611 600 E MAIN ST #104 CTO18 ASPEN LLC DALLAS, TX 75205 47 HIGHLAND PARK VILLAGE COX ANTHONY E LIVING TRUST CAPITOLA, CA 95010 1260 41ST AVE #O WALL JANET REV TRUST ASPEN, CO 81611 205 S GALENA ST VICTORIAN SQUARE LLC ASPEN, CO 81611 601 E HYMAN AVE GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 P147 IV.A. ASPEN CORE CONDO ASSOC ASPEN, CO 81611 535 E HYMAN AVE 410 AH LLC ASPEN, CO 81612 PO BOX 4068 PARAGON PENTHOUSE LLC BEVERLY HILLS, CA 90212 9950 SANTA MONICA BLVD NZC CO LLC ASPEN, CO 81611 600 E MAIN ST #104 BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST CTO18 ASPEN LLC DALLAS, TX 75205 47 HIGHLAND PARK VILLAGE HUNTER & HOPKINS PROF BUILDING CONDO ASSOC ASPEN, CO 81611 COMMON AREA 600 E HOPKINS AVE SALT PARKS WEST LLC NEW YORK, NY 10021 30 E 71ST ST CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST BPOE ASPEN LODGE #224 ASPEN, CO 81611 510 E HYMAN AVE 3RD FL COLLINS BLOCK LLC ASPEN, CO 81611 205 S GALENA ST ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST NZC CO LLC ASPEN, CO 81611 600 E MAIN ST #104 ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 ALH HOLDING CO ASPEN, CO 81611 435 E MAIN ST BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST CONNER CABINS & LOFTS CONDO ASSOC ASPEN, CO 81611 COMMON AREA 530 E HOPKINS AVE 419 EAST HYMAN AVENUE LLC CHICAGO, IL 60614 2001 NORTH HALSTED # 304 SJA ASSOCIATES LLC ASPEN, CO 81611 407 S HUNTER ST #3 DOWNTOWN 420 LLC CALABASAS, CA 91302 23622 CALABASAS RD #200 419 AH LLC ASPEN, CO 81612 PO BOX 4068 ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 LEVY ASPEN RESIDENCE TRUST MIAMI BEACH, FL 33140 5959 COLLINS AVE VICTORIAN SQUARE CONDO ASSOC ASPEN, CO 81611 601 E HYMAN AVE DOWNTOWN 420 LLC CALABASAS, CA 91302 23622 CALABASAS RD #200 ARCHDIOCESE OF DENVER DENVER, CO 80210 1300 S STEELE ST GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 MYSKO ASPEN HOLDINGS ASPEN, CO 81611 615 E HOPKINS AVE P148 IV.A. GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 SALT PARKS WEST LLC NEW YORK, NY 10021 30 E 71ST ST DOWNTOWN 420 LLC CALABASAS, CA 91302 23622 CALABASAS RD #200 GODIVA HOLDINGS LLC ASPEN, CO 81611 435 E MAIN ST AMORPHOUS LLC ASPEN, CO 81611 623 E HOPKINS AVE ALPINE BANK ASPEN GLENWOOD SPRINGS, CO 81602 PO BOX 10000 COLLINS BLOCK LLC ASPEN, CO 81611 205 S GALENA ST BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST HINDERSTEIN FAM REV TRUST GREENBANK, WA 98253 4415 HONEYMOON BAY RD GELD LLC ASPEN, CO 81612-1247 PO BOX 1247 DOWNTOWN 420 LLC CALABASAS, CA 91302 23622 CALABASAS RD #200 COTTONWOOD VENTURES II LLC ASPEN, CO 81611 419 E HYMAN AVE ASPEN CLARKS REAL ESTATE LLC AUSTIN, TX 78704 104 ANNIE ST BLAU JEFF T NEW YORK, NY 10023 60 COLUMBUS CR 19TH FL TROYER TROUSDALE TOWNHOMES CONDO ASSOC ASPEN, CO 81611 COMMON AREA 611 E HOPKINS AVE 308 HUNTER LLC DENVER, CO 80218 490 N WILLIAMS ST BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST 530 HOPKINS LLC ASPEN, CO 81611 530 1/2 E HOPKINS BPOE CONDO ASSOC ASPEN, CO 81611 510 E HYMAN AVE THIRD FLOOR WOODS FAMILY LP ASPEN, CO 81612 PO BOX 11468 P149 IV.A.     modif. architecture      517 East Hopkins Ave.  Aspen, Colorado  Proposed Exterior Materials  04.21.16                                                         modif. architecture 1200 west lake street suite 200      chicago, il     60607    P150 IV.A.     modif. architecture      Exterior Material 1  Basis of D esign: Petersen Kolumba Brick Blend  Color K43   Brick Dimensions: 20.8” x 4.3” x 1.5”    K43 Image      Example of Application    modif. architecture 1200 west lake street suite 200      chicago, il     60607    P151 IV.A.     modif. architecture      Petersen Brick Supporting  Documentation                                                                      modif. architecture 1200 west lake street suite 200      chicago, il     60607    P152 IV.A. Petersen Tegl A/SNybølnorvej 14DK-6310 BroagerTelefon: +45 74 44 12 36Telefax: +45 74 44 04 34E-mail: info@petersen-tegl.dkwww. petersen-tegl.dkP153IV.A. Petersen Tegl A/SNybølnorvej 14DK-6310 BroagerTelefon: +45 74 44 12 36Telefax: +45 74 44 04 34E-mail: info@petersen-tegl.dkwww. petersen-tegl.dkP154IV.A.     modif. architecture      Exterior Material 2  Basis of D esign: Petersen Kolumba Brick Blend  50% color K43   50% color K57  Brick Dimensions: 20.8” x 4.3” x 1.5”    K43 Image      K57 Image        modif. architecture 1200 west lake street suite 200      chicago, il     60607    P155 IV.A.     modif. architecture      Petersen Brick Supporting  Documentation                                                                      modif. architecture 1200 west lake street suite 200      chicago, il     60607    P156 IV.A. Petersen Tegl A/SNybølnorvej 14DK-6310 BroagerTelefon: +45 74 44 12 36Telefax: +45 74 44 04 34E-mail: info@petersen-tegl.dkwww. petersen-tegl.dkP157IV.A. Petersen Tegl A/SNybølnorvej 14DK-6310 BroagerTelefon: +45 74 44 12 36Telefax: +45 74 44 04 34E-mail: info@petersen-tegl.dkwww. petersen-tegl.dkP158IV.A.     modif. architecture      Exterior Material 3  Basis of D esign: Board Formed Colored Concrete  Butterfield Color Uni­Mix Integral Concrete Colorant,  color to compliment brick    Example of texture      Example of colored concrete      modif. architecture 1200 west lake street suite 200      chicago, il     60607    P159 IV.A.     modif. architecture      Butterfield Color Supporting  Documentation                              modif. architecture 1200 west lake street suite 200      chicago, il     60607    P160 IV.A. Engineered Concrete Performance BUTTERFIELDCOLOR Uni-Mix® Integral Concrete Colorant Technical Data Sheet U-9911 625 W Illinois Ave Aurora, IL 60506 Phone: 800-282-3388 Fax: 630-906-1982 www.butterfieldcolor.com Engineered Concrete PerformanceBUTTERFIELDCOLOR39CONCRETEFINISHESEngineered Concrete PerformanceBUTTERFIELDCOLOR39CONCRETEFINISHESFOR PROFESSIONAL USE ONLY. Read all applicable and current product information for your project: Technical Data Sheet (TDS), Color Chart, Installation Guide, Material Safety Data Sheet (MSDS). All information is available for download online at www.butterfieldcolor.com and at point of purchase. MasterFormat™ Guide Specifications, and Butterfield Color® Architectural Details and Specifications are available for the specifier/designer. All information is available for download online at www.butterfieldcolor.com and at point of purchase. Uni-Mix, Perma-Cast, Select Grade, Sierra Stain, Elements, Clear Guard, Color Guard, PRO 350, T1000, Micro-Cem, MT Resurfacer, Cantera, SurfEtch, Delaminator, CHO, Flat Out, Perma-Tique, and Pro Pack are trademarks of Butterfield Color, Inc. MasterFormat is a registered trademark of The Construction Specifications Institute – CSI © 2014 Butterfield Color, Inc. All rights reserved. Made in USA 1. Description: Uni-Mix® Integral Con- crete Colorant is a pre-measured admix- ture for integrally coloring ready mixed concrete during batching. Conforming to ASTM Standard C979 (Standard Specifi- cation for Pigments for Integrally Colored Concrete), it is a blend of non-fading, syn- thetic iron oxides and a water-reducer, which produce uniform, streak-free colors in concrete. The water-reducer in Uni- Mix® Integral Concrete Colorant allows the color to quickly and evenly disperse with- out additional water, thereby maintaining the strength and freeze/thaw resistance of the cured concrete. This same compo- nent improves the finishing characteristics of the concrete, which contributes to color uniformity and surface durability. Superior quality control during manufacturing and packaging help to ensure your jobs will have uniform color from load-to-load. Uni-Mix® Integral Concrete Colorant is suitable for all concrete flat work instal- lations, interior floors and exterior hard- scapes, as well as, precast, tilt-up and cast-in-place applications. For truly unique and creative concrete installa- tions, use of Uni-Mix® Integral Concrete Colorant can be used with other But- terfield Color® products: Perma-Cast® Shake-on Color Hardener, Perma-Cast® Sierra Stain™, Elements™ Transparent Concrete Stain, Butterfield Color® Stamp- ing Tools, Perma-Cast® Antiquing Re- lease, Butterfield Color® Clear Liquid Re- lease and Perma-Tique™ Antiquing Agent. Uni-Mix® Integral Concrete Colorant and Uni-Mix® Liquid Integral Concrete Colo- rant colors can also be produced as a Perma-Cast® Shake-on Color Hardener. The shake-on colors produced from in- tegral colors may slightly vary from the color chart. 2. Packaging: Uni-Mix® Integral Con- crete Colorant is pre-packaged in 24 standard colors to eliminate weighing and measuring errors. Add one bag for each cubic yard (meter) of concrete. Do not open bags. Simply toss the dissolv- ing bag into the mixer. This eliminates the mess and inaccuracy associated with the handling of loose colorants. The use of single dose bags also simplifies inven- tory management. Uni-Mix® Integral Concrete Colorant is packaged for 5-sacks or 6-sacks of ce- ment per cubic yard. It can also be cus- tom packaged for any cement content or metric mix design. The color chart ap- proximates the color of cured and sealed concrete designed with a medium gray Portland cement. Local materials, finish- ing techniques, texture, and method of curing and sealing will affect the final col- or. Custom color requests are welcome at Butterfield Color®. Designing theme colors and precise color matching is available upon request. 2.1 SHELF LIFE: Indefinite, when stored in original, unopened containers, in dry storage. 3. Mix Design: Concrete should have a minimum of 5-sacks of cement per cubic yard of concrete. Exterior concrete requir- ing freeze/thaw resistance should have a minimum of 6-sacks of cement per cubic yard of concrete. If cement substitutes such as fly ash or blast furnace slag are utilized, that mix should be used for all ad- jacent pours as it will have a slight effect on color. Concrete must be free of reac- tive ingredients, and poured at a 4 in. (102 mm) slump or less. The water/cement ratio needs to be consistent throughout the entire project. In hot weather, the use of a retarder should be considered. Dur- ing cold weather, when an accelerator is needed, choose a non-chloride accelera- tor. Never use calcium chloride. Uni-Mix® Integral Concrete Colorant is compatible with most chemical admixtures and fibers. All concrete subject to freeze/thaw cycles should be properly air entrained (typically 5%-7%) as prescribed by the mix design. Uni-Mix® Integral Concrete Colorant is always consistent. Other variables can affect the appearance of concrete. There- fore, it is important that you discuss your project with your Ready Mix supplier. The same cement, sand, and aggregates must be utilized throughout project. Any de- viations will affect the final color. Contact Butterfield Color® with any questions con- cerning admixtures and mix design. 4. Batching: The mixer drum should be in good condition with little or no buildup on fins. One quarter (1/4) of the mixer volume is the minimum amount of concrete that should be batched to develop a consistent mix. Spin the drum in reverse until the load backs up to the top. Add bags of Uni-Mix® Integral Concrete Colorant to the drum. Once added, ensure that any colorant re- tained on the fins is thoroughly mixed into the load by slowly reversing drum so that concrete makes contact with and removes colorant from fins. Rotate drum at optimal mixing speed as recommended by the mixer manufacturer for 100 revolutions. A longer mix time is recommended when working with a pea gravel mix design to ensure adequate break down of the bag. 5. Installing Colored Concrete Flatwork: 5.1. SUBGRADE: The subgrade should be carefully prepared and compacted us- ing an approved gravel fill, such as CA-6. A minimum of 4 in. (102 mm) is recom- mended. The subgrade should be leveled to ensure a uniform thickness of concrete during placing and finishing. The subgrade must be free of frost with no standing wa- ter. Prior to placing concrete, dampen the sub-base with water. 5.2. PLACING AND FINISHING: Once placing has begun, do not randomly add water to the mixer drum or to the surface of the colored concrete. This will create color variations and a strength loss. Wa- ter may be added to the drum before ini- tial discharge to attain, but not to exceed, the specified slump. Once discharged, the specified slump must be maintained through out the installation, particularly for adjacent pours of concrete. Never retemper concrete that has started to set. Water re- ducing and plasticizing admixtures may be used with Uni-Mix® Integral Concrete Colo- rant. Use of such admixtures may affect the finishing characteristics of the concrete. After placing and initial bull floating, no further finishing should be performed un- til the bleed water has dissipated, after which final finishing can take place. Clos- ing with a steel trowel can diminish the ef- fectiveness of air entrainment at the sur- face and should be avoided where freeze/ thaw is a concern. Texture all surfaces adequately and uniformly for slip resis- tance. For exterior installations, apply a broom finish or swirl finish using a float. P161 IV.A. Engineered Concrete Performance BUTTERFIELDCOLOR Uni-Mix® Integral Concrete Colorant Technical Data Sheet U-9911 Manufacturing a complete line of Decorative Concrete Products 800-282-3388 www.butterfieldcolor.comEngineered Concrete PerformanceBUTTERFIELDCOLOR39CONCRETEFINISHESEngineered Concrete PerformanceBUTTERFIELDCOLOR39CONCRETEFINISHESPage 2 of 2 11153 When broom finishing concrete, shake off any water that may be left on broom af- ter rinsing, as it may cause discoloration. Finishing techniques must be consistent. Differing finishing techniques will change the appearance of the color. 5.3. CONTROL JOINTS: Random crack- ing of a concrete slab is minimized by the timely and correct placement of control joints. Control joints may be introduced during concrete placement with a groover, or after the concrete has reached initial set by power sawing. Each method should be evaluated prior to installation and should be incorporated into the pre-job mock-up. Refer to the following The American Con- crete Institute publications for additional information: Guide for Concrete Floor and Slab Construction (ACI 302.1R), Joints in Concrete Construction (ACI 224.3R). 6. Curing and Sealing: Never use plastic sheeting or water spray to cure colored concrete, as it will mottle and streak the surface. Use liquid, membrane-forming compounds such as Clear Guard® Cure and Seal, Clear Guard® PRO 350™ Cure and Seal, Color Guard™ Cure and Seal, Color Guard™ PRO 350™ Cure and Seal, Clear Guard® H2O Water-Based Cure and Seal, or Clear Guard® H2O Wet Look Wa- ter-Based Sealer. Read Technical Data Sheets before using these products. All in- formation is available for download online at www.butterfieldcolor.com and at point of purchase. Do not over apply. To avoid discoloration do not store objects on col- ored concrete for at least seven days after the pour. Cured and sealed surfaces may become slippery when wet if the concrete surface is not adequately finished for slip resistance. Incorporate a slip resistant additive into the sealer for additional slip resistance. Interior floors may be main- tained with a slip resistant wax. 7. Maintenance: Periodically inspect surfaces sealed with Clear Guard® Cure and Seal, Clear Guard® PRO 350™ Cure and Seal, Color Guard™ Cure and Seal, Color Guard™ PRO 350™ Cure and Seal, Clear Guard® H2O Water-Based Cure and Seal, or Clear Guard® H2O Wet Look Water-Based Sealer for wear or damage, and reseal as needed. Avoid exposing sealed surfaces to strong solvents and corrosives. Clean motor oil and gasoline spills as soon as possible. Avoid drag- ging, dropping or placing sharp objects on sealed surfaces. Prior to resealing, surfaces must be thoroughly cleaned, dry, and free from residual cleaning products or any condition that will affect adhesion. Do not over apply sealer. A slip resistant additive must be utilized when resealing colored concrete. 8. Installing Vertical Colored Concrete: Unless a special form liner has been specified, use a clean epoxy coated or urethane coated plywood form. Use non- leaking snap-tie cones. Clean and then tape or seal all joints to prevent leakage. Any bleed water leaking along joints may discolor wall. Choose a release agent that does not discolor concrete. Do not use metal form ties or chairs within 1.5 in. (38 mm) from the surface. Keep the slump consistent form load-to- load. Do not add water after a portion of the load has been discharged. Never re- temper concrete that has started to set. Cast all walls in a continuous pour to their full height between engineered horizontal joints. When possible, use both external and internal vibrators. Vibrate the con- crete in lifts up to two feet or less. Do not touch the interior face of form with vibra- tor. Perform vibration long enough to con- solidate concrete and dislodge entrapped air. Do not over vibrate concrete causing segregation of the mix. Strip all forms when the concrete is the same age. Lightly sandblast all surfaces sufficiently to remove form marks and form release residue. Note: Excessive sandblasting may expose sand and ag- gregates, substantially changing the color of the finished wall. 9. Quality Control: Cast a job site sample at least 21 days prior to the installation for approval of color and finish. Utilize all ma- terials, tools, and techniques from the ac- tual job in the mock-up. Consistent batch- ing, pouring, finishing, curing, sealing, and preparation techniques, will ensure the uniformity of architectural concrete. Verify adequate wet and dry slip resistance. Dis- cuss maintenance requirements. Site vis- its by Butterfield Color, Inc. Personnel are for making technical recommendations only and not for supervising or providing quality control. Maintenance requirements should also be discussed. WARNING: USE WITH ADEQUATE VENTILATION. WHEN DUSTY CONDI- TIONS OCCUR, USE PROTECTIVE GLASSES, GLOVES AND DUST MASK (NIOSH/MSHA TC 21 APPROVED). IM- MEDIATELY AFTER USE WASH ANY AREA OF EXPOSED SKIN. IF CONTACT IS MADE WITH EYES FLUSH THOR- OUGHLY WITH WATER. DO NOT RUB. MOVE TO FRESH AIR IF INHALED. IF SYMPTOMS DEVELOP OR PERSIST, OR IF INGESTED, SEEK MEDICAL AT- TENTION. READ MATERIAL SAFETY DATA SHEET BEFORE HANDLING OR USE. ALL INFORMATION IS AVAILABLE FOR DOWNLOAD ONLINE AT WWW. BUTTERFIELDCOLOR.COM AND AT POINT OF PURCHASE. KEEP OUT OF THE REACH OF CHILDREN. LIMITED WARRANTY AND DISCLAIM- ER – EXCLUSIVE REMEDY: Butterfield Color, Inc. (“BC”) warrants that this prod- uct conforms to its published specifica- tions when it is shipped. THIS LIMITED WARRANTY IS THE EXCLUSIVE WAR- RANTY AND THERE ARE NO OTHER WARRANTIES, EXPRESSED OR IM- PLIED, INCLUDING IMPLIED WARRAN- TIES OF MERCHANTABILITY OR FIT- NESS FOR A PARTICULAR PURPOSE. BC does not warrant any particular meth- od of use or application of the product or its performance under any particular con- dition. If this product does not conform to its published specifications when shipped, we will replace the product as your ex- clusive remedy. Any action for breach of the limited warranty or any other liability arising from this product must be brought within 90 days of receiving the product. BC is not liable for consequential damag- es or personal injury arising from the use, storage or handling of this product. Suggested Short Form Specification for Butterfield Color® Uni-Mix® Integral Concrete Colorant: Add Butterfield Color® Uni-Mix® Integral Concrete Colorant to concrete in proportion required to obtain [_______] color and mix according to manufacturer’s instructions. Maintain mix characteristics for all concrete having matching finish. Concrete shall contain a minimum of five sacks of cement per cubic yard and have a maximum slump of 4 inches. Do not use calcium chloride. Place and finish concrete according to industry standards. [Optional: Apply Butterfield Color® Perma- Cast® Antiquing Release according to manufacturer’s instructions using [_______] color and imprint using Butterfield Color® Stamping Tools using [_______] pattern according to manufacturer’s instructions.] Cure and seal concrete with 2 coats Butterfield Color® Clear Guard® Cure and Seal with slip-resistive additive according to manufacturer’s instructions. P162 IV.A.     modif. architecture      Exterior Material 4  Basis of D esign: Architectural Cast Stone  Color: White  Texture: Smooth        Example of Texture        Example of Application        modif. architecture 1200 west lake street suite 200      chicago, il     60607    P163 IV.A.     modif. architecture      Architectural Cast Stone  Supporting Documentation                            modif. architecture 1200 west lake street suite 200      chicago, il     60607    P164 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® STANDARD SPECIFICATION 04 72 00 (2016 ) [1 of 6] Revised and Approved 1/1 /2016 This specification provides basic requirements for Cast Stone, a refined architectural concrete building unit manufactured to simulate natural cut stone, used in Division 4 masonry applications. Cast Stone is a masonry product, used as an architectural feature, trim, and ornament or facing for buildings or other structures. Materials and processes used for manufacturing Cast Stone vary according to the aggregates locally avai lable to the manufacturers and the processes and techniques used by the manufacturers to obtain the desired appearance and physical properties. Of paramount importance in molding Cast Stone is the need to use a properly proportioned mixture of white and/or grey cements, manufactured or natural sands, carefully selected crushed stone or well graded natural gravel and mineral coloring pigments to achieve the desired appearance while maintaining durable physical properties. Although a variety of casting methods are used, production conforming to this standard will exceed minimum requirements for compressive strength and weathering qualities essential for normal installations as a suitable replacement for natural cut limestone, brownstone, sandstone, bluestone, granite, slate, keystone, travertine and other natural building stones. The specifier should not prescribe the casting method. It is hoped that this specification may be helpful to the specifiers in understanding the inherent qualities of Cast Stone and its use. For details and samples of finishes available in your project area, contact your nearest Cast Stone Institute® Producer Member. 1. PART 1 - GENERAL 1.1. SECTION INCLUDES - Architectural Cast Stone. A. Scope - Cast Stone shown on architectural drawings and as described in this specification. 1. Manufacturer shall furnish Cast Stone covered by this specification. 1.2. RELATED SECTIONS A. Section – 01 33 00 – Submittal Procedures. B. Section – 04 05 13 – Masonry Mortaring. C. Section – 04 05 16 – Masonry Grouting. D. Section – 04 05 19 – Masonry Anchorage and Reinforcing. E. Section – 04 20 20 – Unit Masonry. F. Section – 07 90 00 – Joint Protection. 1.3. REFERENCES A. ACI 318 – Building Code Requirements for Reinforced Concrete. B. ASTM A 185 - Standard Specification for Steel Welded Wire Reinforcement, Plain, for Concrete. C. ASTM A 615/A 615M - Standard Specification for Deformed and Plain Billet-Steel Bars for Reinforced Concrete. D. ASTM C 33 - Standard Specification for Concrete Aggregates. E. ASTM C 150 - Standard Specification for Portland Cement. F. ASTM C 595 - Blended Cement G. ASTM C 1157 - Hydraulic Cement H. ASTM C 173 - Standard Test Method for Air Content of Freshly Mixed Concrete by the Volume Method. I. ASTM C 231 - Standard Test Method for Air Content of Freshly Mixed Concrete by the Pressure Method. J. ASTM C 260 - Standard Specification for Air-Entrained Admixtures for Concrete. K. ASTM C 270 - Standard Specification for Mortar for Unit Masonry. L. ASTM C 426 - Standard Test Method for Linear Shrinkage of Concrete Masonry Units. M. ASTM C 494/C 494M - Standard Specification for Chemical Admixtures for Concrete. 06 P165 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® STANDARD SPECIFICATION 04 72 00 (2013 ) [2 of 6] N. ASTM C 618 - Specification for Coal Fly Ash and Raw or Calcined Natural Pozzolan for Use as a Mineral Admixture in Concrete. O. ASTM C 666 – Standard Test Method for Resistance of Concrete to Rapid Freezing and Thawing. P. ASTM C 979 - Standard Specification for Coloring Pigments for Integrally Pigmented Concrete. Q. ASTM C 989 - Standard Specification for Ground Granulated Blast-Furnace Slag for Use in Concrete. R. ASTM C 1116 - Standard Specification for Fiber Reinforced Concrete and Shotcrete. S. ASTM C 1194 - Standard Test Method for Compressive Strength of Architectural Cast Stone. T. ASTM C 1195 - Standard Test Method for Absorption of Architectural Cast Stone. U. ASTM C 1364 - Standard Specification for Architectural Cast Stone. V. ASTM D 2244 - Standard Test Method for Calculation of Color Differences from Instrumentally Measured Color Coordinates. W. Cast Stone Institute® Technical Manual (Current Edition). 1.4. DEFINITIONS A. Cast Stone - a refined architectural concrete building unit manufactured to simulate natural cut stone, used in Division 4 masonry applications. 1. Dry Cast – manufactured from zero slump concrete. a. Vibrant Dry Tamp (VDT) casting method: Vibratory ramming of earth moist, zero-slump concrete against a rigid mold until it is densely compacted. b. Machine casting method: Manufactured from earth moist, zero-slump concrete compacted by machinery using vibration and pressure against a mold until it becomes densely consolidated. 2. Wet Cast – manufactured from measurable slump concrete. a. Wet casting method: manufactured from measurable slump concrete and vibrated into a mold until it becomes densely consolidated. 3. Specifier Note: Slump, manufacturing method, and apparatus shall be selected by the manufacturer and not specified by the purchaser. 1.5. SUBMITTAL PROCEDURES A. Comply with Section 01 33 00 – Submittal Procedures. B. Samples: Submit pieces of the Cast Stone that are representative of the general range of finish and color proposed to be furnished for the project. C. Test results: Submit manufacturers test results of Cast Stone previously made by the manufacturer. D. Shop Drawings: Submit manufacturers shop drawings including profiles, cross-sections, reinforcement, exposed faces, arrangement of joints (optional for standard or semi -custom installations), anchoring methods, anchors (if required), annotation of stone types and their location. E. Warranty: Submit Cast Stone Institute ® Member Limited Warranty. F. Certification: Submit valid Cast Stone Institute® Plant Certification. 1.6. QUALITY ASSURANCE A. Manufacturer Qualifications: 1. Cast Stone shall be produced in a plant certified by the Cast Stone Institute®. 2. Manufacturer shall have sufficient plant facilities to produce the shapes, quantities and size of Cast Stone required in accordance with the project schedule. 3. Manufacturer shall submit a written list of projects similar in scope and at least three (3) years of age, along with owner, architect and contractor references. B. Standards: Comply with the requirements of the Cast Stone Institute® Technical Manual and the project specifications. Where a conflict may occur, the contract documents shall prevail. 07 P166 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® STANDARD SPECIFICATION 04 72 00 (2013 ) [3 of 6] C. Mock-up (Optional): Provide full size unit(s) for use in construction of sample wall. The approved mock-up shall become the standard for appearance and workmanship for the project. D. Warranty Period: 10 years. 2. PART 2 - PRODUCTS 2.1. ARCHITECTURAL CAST STONE A. Comply with ASTM C 1364 B. Physical properties: Provide the following: 1. Compressive Strength - ASTM C 1194: 6,500 psi minimum for products at 28 days. 2. Absorption - ASTM C 1195: 6% maximum by the cold water method, or 10% maximum by the boiling method for products at 28 days. 3. Air Content – ASTM C 173 or C 231, for wet cast product shall be 4-8% for units exposed to freeze-thaw environments. Air entrainment is not required for VDT products. 4. Freeze-thaw – ASTM C 1364: The CPWL shall be less than 5% after 300 cycles of freezing and thawing. 5. Linear Shrinkage – ASTM C 426: Shrinkage shall not exceed 0.065%. C. Job site testing – One sample from production units may be selected at random from the field for each 500 cubic feet delivered to the job site. 1. Three field cut cube specimens from each of these samples shall have an average minimum compressive strength of not less than 85% with no single specimen testing less than 75% of design strength as allowed by ACI 318. 2. Three field cut cube specimens from each of these samples shall have an average maximum cold-water absorption of 6%. 3. Field specimens shall be tested in accordance with ASTM C 1194 and C 1195. 2.2. RAW MATERIALS A. Portland cement – Type I or Type III, white and/or grey, ASTM C 150. Blended Cement, ASTM C595 or Hydraulic Cement ASTM C1157 B. Coarse aggregates - Granite, quartz or limestone, ASTM C 33, except for gradation, and are optional for the VDT casting method. C. Fine aggregates - Manufactured or natural sands, ASTM C 33, except for gradation. D. Colors - Inorganic iron oxide pigments, ASTM C 979 except that carbon black pigments shall not be used. E. Admixtures - Comply with the following: 1. ASTM C 260 for air-entraining admixtures. 2. ASTM C 494/C 495M Types A - G for water reducing, retarding, accelerating and high range admixtures. 3. Other admixtures: Integral water repellents and other chemicals, for which no ASTM Standard exists, shall be previously established as suitable for use in concrete by proven field performance or through laboratory testing. 4. ASTM C 618 mineral admixtures of dark and variable colors shall not be used in surfaces intended to be exposed to view. 5. ASTM C 989 granulated blast furnace slag may be used to improve physical properties. Tests are required to verify these features. F. Water – Potable. G. Reinforcing bars: 1. ASTM A 615/A 615M: Grade 40 or 60 steel galvanized or epoxy coated when cover is less than 1.5 in. 2. Welded Wire Fabric: ASTM A 185 where applicable for wet cast units. H. Fiber reinforcement (optional): ASTM C 1116 08 P167 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® STANDARD SPECIFICATION 04 72 00 (2013 ) [4 of 6] I. All anchors, dowels and other anchoring devices and shims shall be standard building stone anchors commercially available in a non-corrosive material such as zinc plated, galvanized steel, brass, or stainless steel Type 302 or 304. 2.3. COLOR AND FINISH A. Match sample on file in architect’s office. B. All surfaces intended to be exposed to view shall have a fine-grained texture similar to natural stone, with no air voids in excess of 1/32 in. and the density of such voids shall be less than 3 occurrences per any 1 in.2 and not obvious under direct daylight illumination at a 5 ft distance. C. Units shall exhibit a texture approximately equal to the approved sample when viewed under direct daylight illumination at a 10 ft. distance. 1. ASTM D 2244 permissible variation in color between units of comparable age subjected to similar weathering exposure. a. Total color difference – not greater than 6 units. b. Total hue difference – not greater than 2 units. D. Minor chipping resulting from shipment and delivery shall not be grounds for rejection. Minor chips shall not be obvious under direct daylight illumination from a 20-ft. distance. E. The occurrence of crazing or efflorescence shall not constitute a cause for rejection. F. Remove cement film, if required, from exposed surfaces prior to packaging for shipment. 2.4. REINFORCING A. Reinforce the units as required by the drawings and for safe handling and structural stress. B. Minimum reinforcing shall be 0.25 percent of the cross section area. C. Reinforcement shall be noncorrosive where faces exposed to weather are covered with less than 1.5 in. of concrete material. All reinforcement shall have minimum coverage of twice the diameter of the bars. D. Panels, soffits and similar stones greater than 24 in. in one direction shall be reinforced in that direction. Units less than 24 in. in both their length and width dimension shall be non-reinforced unless otherwise specified. E. Welded wire fabric reinforcing shall not be used in dry cast products. 2.5. CURING A. Cure units in a warm curing chamber approximately 100ºF (37.8ºC) at 95 percent relative humidity for approximately 12 hours, or cure in a 95 percent moist environment at a minimum 70ºF (21.1ºC) for 16 hours after casting. Additional yard curing at 95 percent relative humidity shall be 350 degree-days (i.e. 7 days @ 50°F (10°C) or 5 days @ 70°F (21°C)) prior to shipping. Form cured units shall be protected from moisture evaporation with curing blankets or curing compounds after casting. 2.6. MANUFACTURING TOLERANCES A. Cross section dimensions shall not deviate by more than ±1/8 in. from approved dimensions. B. Length of units shall not deviate by more than length/ 360 or ±1/8 in., whichever is greater, not to exceed ±1/4 in. 1. Maximum length of any unit shall not exceed 15 times the average thickness of such unit unless otherwise agreed by the manufacturer. C. Warp, bow or twist of units shall not exceed length/ 360 or ±1/8 in., whichever is greater. D. Location of dowel holes, anchor slots, flashing grooves, false joints and similar features – On formed sides of unit, 1/8 in., on unformed sides of unit, 3/8 in. maximum deviation. 2.7. PRODUCTION QUALITY CONTROL 1. Test compressive strength and absorption from specimens taken from every 500 cubic feet of product produced. 2. Perform tests in accordance ASTM C 1194 and C 1195. 09 P168 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® S TANDARD SPECIFICATION 04 72 00 (2013 ) [5 of 6] 3. Have tests performed by an independent testing laboratory every six months. 4. New and existing mix designs shall be tested for strength and absorption compliance prior to producing units. 5. Retain copies of all test reports for a minimum of two years. 2.8. DELIVERY, STORAGE AND HANDLING A. Mark production units with the identification marks as shown on the shop drawings. B. Package units and protect them from staining or damage during shipping and storage. C. Provide an itemized list of product to support the bill of lading. 3. PART 3 EXECUTION 3.1. EXAMINATION A. Installing contractor shall check Cast Stone materials for fit and finish prior to installation. Unacceptable units shall not be set. 3.2. SETTING TOLERANCES A. Comply with Cast Stone Institute® Technical Manual. B. Set stones 1/8 in. or less, within the plane of adjacent units. C. Joints, plus - 1/16 in., minus - 1/8 in. 3.3. JOINTING A. Joint size: 1. At stone/brick joints 3/8 in. 2. At stone/stone joints in vertical position 1/4 in. (3/8 in. optional). 3. Stone/stone joints exposed on top 3/8 in. B. Joint materials: 1. Mortar, Type N, ASTM C 270. 2. Use a full bed of mortar at all bed joints. 3. Flush vertical joints full with mortar. 4. Leave all joints with exposed tops or under relieving angles open for sealant. 5. Leave head joints in copings and projecting components open for sealant. C. Location of joints: 1. As shown on shop drawings. 2. At control and expansion joints unless otherwise shown. 3.4. SETTING A. Drench units with clean water prior to setting. B. Fill dowel holes and anchor slots completely with mortar or non-shrink grout. C. Set units in full bed of mortar, unless otherwise detailed. D. Rake mortar joints 3/4 in. in for pointing. E. Remove excess mortar from unit faces immediately after setting. F. Tuck point unit joints to a slight concave profile. 3.5. JOINT PROTECTION A. Comply with requirements of Section 07 90 00. B. Prime ends of units, insert properly sized backing rod and install required sealant. 3.6. REPAIR AND CLEANING A. Repair chips with touchup materials furnished by manufacturer. B. Saturate units to be cleaned prior to applying an approved masonry cleaner. C. Consult with manufacturer for appropriate cleaners. 10 P169 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® S TANDARD SPECIFICATION 04 72 00 (2013 ) [6 of 6] 3.7. INSPECTION AND ACCEPTANCE A. Inspect finished installation according to Cast Stone Institute® Technical Bulletin #36. B. Do not field apply water repellent until repair, cleaning, inspection and acceptance is completed. 3.8 WATER REPELLENT (Optional) A. Apply water repellent in accordance with Cast Stone Institute® Technical Bulletin #35 or water repellent manufacturer’s directions. 10 B P170 IV.A.     modif. architecture      Exterior Material 5  Basis of D esign: Alucobond PE Natural Finish  Color: Black Anodized    Example Photo 1      Example Photo 2    modif. architecture 1200 west lake street suite 200      chicago, il     60607    P171 IV.A.     modif. architecture      Alucobond Supporting  Documentation                            modif. architecture 1200 west lake street suite 200      chicago, il     60607    P172 IV.A. GENERIC FACADE/CLADDING SPECIFICATIONS UTILIZING ALUCOBOND® MATERIAL PART 1: GENERAL 1.01 SCOPE A. SECTION INCLUDES 1. The extent of panel system work is indicated on the drawings and in these specifications. 2. Panel system requirements include the following components: a. Aluminum faced composite panels with mounting system. Panel mounting system including anchorages, shims, furring, fasteners, gaskets and sealants, related flashing adapters, and masking (as required) for a complete watertight installation. b. Parapet coping, column covers, soffits, sills, border, and filler items indicated as integral components of the panel system or as designed. c. Interior panel system work that basically matches exterior panel system work. B. RELATED DOCUMENTS Drawings and general provisions of the Contract, including General and Supplementary Conditions, Division 1 Specification Sections, and Technical Specification Divisions 2 through 16 apply to this Section. C. RELATED WORK SPECIFIED ELSEWHERE 1. Section 05100: Structural steel 2. Section 06100: Back up walls 3. Section 07200: Insulation 4. Section 07600: Metal flashing and counter flashing 5. Section 07920: Caulking and sealants 6. Section 09200: Interior wall finishes 1.02 QUALITY ASSURANCE 1. Composite Panel Manufacturer shall have a minimum of 20 years experience in the manufacturing of this product. 2. Composite Panel Manufacturer shall be solely responsible for panel manufacture and application of the finish. 3. Fabricator/installer shall be acceptable to the composite panel manufacturer. Contact the Customer Relations Department at 3A Composites USA, Inc. (800-626-3365 or 270-527-4200) or www.alucobondusa.com, for information on the Distributor Network in a specific geographic region. 4. Fabricator/Installer shall have a minimum 5 years experience of metal panel work similar in scope and size to this project. 5. Field measurements should be taken prior to the completion of shop fabrication whenever possible. However, coordinate fabrication schedule with construction progress as directed by the Contractor to avoid delay of work. Field fabrication may be allowed to ensure proper fit. However, field fabrication shall be kept to an absolute minimum with the majority of the fabrication being done under controlled shop conditions. P173 IV.A. 6. Shop drawings shall show the preferred joint details providing a watertight and structurally sound wall panel system that allows no uncontrolled water penetration on the inside face of the panel system as determined by ASTM E 331. Systems not utilizing a construction sealant at the panel joints (i.e. Rout and Return Dry and Rear Ventilated System) shall provide a means of concealed drainage with baffles and weeps for water which may accumulate in members of the system. 7. Maximum deviation from vertical and horizontal alignment of erected panels: 6mm (1/4") in 6m (20') non-accumulative. 8. Panel fabricator/installer shall assume undivided responsibility for all components of the exterior panel system including, but not limited to attachment to sub-construction, panel to panel joinery, panel to dissimilar material joinery, and joint seal associated with the panel system. 9. Composite panel manufacturer shall have established a Certification Program acceptable to the local Code Authorities. 1.03 REFERENCES A. ALUMINUM ASSOCIATION 1. AA-C22-A41: Anodized - Clear Coatings. 2. AA-C22-A42: Anodized - Integral Color Coatings. B. AMERICAN ARCHITECTURAL MANUFACTURERS ASSOCIATION 1. AAMA 508-05: Voluntary Test Method and Specification for Pressure Equalized Rain Screen Wall Cladding Systems C. AMERICAN SOCIETY FOR TESTING AND MATERIALS 1. E 330 Structural Performance of Exterior Windows, Curtain Walls, and Doors Under the Influence of Wind Loads 2. E 283 Rate of Leakage through Exterior Windows, Curtain Walls, and Doors 3. D 1781 Climbing Drum Peel Test for Adhesives 4. E 84 Surface Burning Characteristics of Building Materials 5. D 3363 Method for Film Hardness by Pencil Test 6. D 2794 Resistance of Organic Coatings to the Effects of Rapid Deformation (Impact) 7. D 3359 Methods for Measuring Adhesion by Tape Test 8. D 2247 Practice for Testing Water Resistance of Coatings in 100% Relative Humidity 9. B 117 Method of Salt Spray (Fog) Testing 10. D 822 Practice for Operating Light and Water Exposure Apparatus (Carbon-Arc Type) for Testing Paint, Varnish, Lacquer, and Related Products 11. D 1308 Effect of Household Chemicals on Clear and Pigmented Organic Finishes 12. D 1735 Method for Water Fog Testing of Organic Coatings. 13. D 1929 Standard Test Method for Determining Ignition Temperature of Plastics 14. D 635 Standard Test Method for Rate of Burning and/or Extent and Time of Burning of Plastics in a Horizontal Position P174 IV.A. 1.04 SUBMITTALS A. SUBMITTALS SHALL BE IN CONFORMANCE WITH SECTION . Include section number of Division 1, which outlines administrative procedures for submittals. Refer to CSI Division 1, Section 01340 - Shop Drawings, Product Data, and Samples. B. SAMPLES 1. Panel System Assembly: Two samples of each type of assembly. 304mm (12") x 304mm (12") minimum. 2. Two samples of each color or finish selected, 76mm (3") x 102mm (4") minimum. C. SHOP DRAWINGS Submit shop drawings showing project layout and elevations; fastening and anchoring methods; detail and location of joints, sealants, and gaskets, including joints necessary to accommodate thermal movement; trim; flashing; and accessories. D. AFFIDAVIT CERTIFYING MATERIAL MEETS REQUIREMENTS SPECIFIED. E. TWO COPIES OF MANUFACTURER'S LITERATURE FOR PANEL MATERIAL. F. CODE COMPLAINCE Documents showing product compliance with the national and local building code shall be submitted prior to the bid. These documents shall include, but not be limited to, appropriate Evaluation Reports and/or test reports supporting the use of the product. G. ALTERNATE MATERIALS MUST BE APPROVED BY THE ARCHITECT PRIOR TO THE BID DATE. 1.05 DELIVERY, STORAGE AND HANDLING 1. Protect finish and edges in accordance with panel manufacturer's recommendations. 2. Store material in accordance with panel manufacturer's recommendations. PART 2: PRODUCTS 2.01 PANELS A. COMPOSITE PANELS 1. ALUCOBOND material manufactured by 3A Composites USA, Inc. 208 West 5th Street, Benton, KY 42025 (800-626-3365 or 270-527-4200) 2. Items of the same function and performance, which have received prior approval from the architect, shall be allowed for this project. Approval shall be based on documentation submitted showing the adequacy of the material. Fill in Division 1--General Requirement section numbers covering administrative procedures for substitutions or delete if substitutions are not permitted. B. THICKNESS: 3MM (0.118"); 4MM (0.157"); 6MM (0.236") Delete thickness not required. P175 IV.A. C. PRODUCT PERFORMANCE 1. Bond Integrity When tested for bond integrity, in accordance with ASTM D1781 (simulating resistance to panel delamination), there shall be no adhesive failure of the bond a) between the core and the skin nor b) cohesive failure of the core itself below the following values: Peel Strength: 115 N mm/mm (22.5 in lb/in) as manufactured 115 N mm/mm (22.5 in lb/in) after 21 days soaking in water at 70°F 2. Fire Performance ASTM E 84 Flame Spread Index must be less than 25, Smoke Developed Index must be less than 450. ASTM D 1929 A self ignition temperature of 650oF or greater ASTM D-635 Requires a CC1 classification D. FINISHES 1. Coil coated KYNAR® 500 or HYLAR® 5000 based Polyvinylidene Fluoride (PVDF) or Fluoro Ethylene – Alkyl Vinyl Ether (FEVE) resin in conformance with the following general requirements of AAMA 2605. a. Color: (Select one of the following) 1) Standard color as selected by the owner / architect / engineer from manufacturer's standard color palette. 2) Custom color to be matched by the panel supplier. 3) Clear coat over pretreated natural and brushed aluminum substrates. b. Coating Thickness: 1) Colors: 1.0 mil (±0.2 mil). 2) Clear: 0.50 mil (± 0.05 mil). c. Hardness: ASTM D-3363; HB minimum using Eagle Turquoise Pencil. d. Impact: 1) Test method: ASTM D-2794; Gardner Variable Impact Tester with 5/8" mandrel. 2) Coating shall withstand reverse impact of 1.5"/pounds per mil substrate thickness. 3) Coating shall adhere tightly to metal when subjected to #600 Scotch Tape pick-off test. Slight minute cracking permissible. No removal of film to substrate. e. Adhesion: 1) Test Method: ASTM D-3359. 2) Coating shall not pick off when subjected to an 11" x 11" x 1/16" grid and taped with #600 Scotch Tape. f. Humidity Resistance 1) Test Method: ASTM D-2247. 2) No formation of blisters when subject to condensing water fog at 100% relative humidity and 100°F for 4000 hours. g. Salt Spray Resistance: 1) Test Method: ASTM B-117; Expose coating system to 4000 hours, using 5% NaCl solution. 2) Corrosion creepage from scribe line: 1/16" max. 3) Minimum blister rating of 8 within the test specimen field. P176 IV.A. h. Weather Exposure 1) Outdoor: a. Ten-year exposure at 45° angle facing south Flor ida exposure. b. Maximum color change of 5 Delta E units as calculated in accordance with ASTM D-2244. c. Maximum chalk rating of 8 in accordance with ASTM D-4214. d. No checking, crazing, adhesion loss. i. Chemical Resistance: 1) ASTM D-1308 utilizing 10% Muriatic Acid for an exposure time of 15 minutes. No loss of film adhesion or visual change when viewed by the unaided eye. 2) ASTM D-1308 utilizing 20% Sulfuric Acid for an exposure time of 18 hours. No loss of film adhesion or visual change when viewed by the unaided eye. 3) AAMA 2605 utilizing 70% reagent grade Nitric Acid vapor for an exposure time of 30 minutes. Maximum color change of 5 Delta E units as calculated in accordance with ASTM D-2244. 2. Anodized: Color (Clear): AA-C22-A41 Architectural Class I Color Coating: AA-C22-A44, light bronze, medium bronze, dark bronze and black. Architectural Class I (AA-C22-A42 Architectural Class II available upon request.) 3. Urethane Coating: For small quantity aluminum accent panels or custom color applications, provide a multi coat urethane finish in accordance with the paint manufacturer's requirements. 4. High Performance Clear: For application over pretreated natural and brushed aluminum substrates, provide a high performance single coat clear finish. Delete colors and finishes not required. 2.02 PANEL FABRICATION A. COMPOSITION: Two sheets of aluminum sandwiching a solid core of extruded thermoplastic material formed in a continuous process with no glues or adhesives between dissimilar materials. The core material shall be free of voids and/or air spaces and not contain foamed insulation material. Products laminated sheet by sheet in a batch process using glues or adhesives between materials shall not be acceptable. B. ALUMINUM FACE SHEETS: Thickness: 0.50mm (0.0197") (nominal) Alloy: AA3000 Series (Painted material) AA5000 Series (Anodized material) Delete alloy not required. C. PANEL WEIGHT: 1. 3mm (0.118"): 0.92 lbs./ft² 2. 4mm (0.157"): 1.12 lbs./ft² 3. 6mm (0.236"): 1.59 lbs./ft² Delete weights not required. P177 IV.A. D. TOLERANCES 1. Panel Bow: Maximum 0.8% of any 1828mm (72”) panel dimension. 2. Panel Dimensions: Field fabrication shall be allowed where necessary, but shall be kept to an absolute minimum. All fabrication shall be done under controlled shop conditions when possible. 3. Panel lines, breaks, and angles shall be sharp, true, and surfaces free from warp and buckle. 4. Maximum deviation from panel flatness shall be 1/8" in 5'0" on panel in any direction for assembled units. (Non-accumulative - No Oil Canning) E. SYSTEM CHARACTERISTICS 1. Plans, elevations, details, characteristics, and other requirements indicated are based upon standards by one manufacturer. It is intended that other manufacturers, receiving prior approval, may be acceptable, provided their details and characteristics comply with size and profile requirements, and material/performance standards. 2. System must not generally have any visible fasteners, telegraphing or fastening on the panel faces or any other compromise of a neat and flat appearance. 3. System shall comply with the applicable provisions of the "Metal Curtain Wall, Window, Storefront, and Entrance Guide Specifications Manual" by AAMA and ANSI/AAMA 302.9 requirements for aluminum windows. 4. Fabricate panel system to dimension, size, and profile indicated on the drawings based on a design temperature of 70°F. 5. Fabricate panel system so that no restraints can be placed on the panel, which might result in compressive skin stresses. The installation detailing shall be such that the panels remain flat regardless of temperature change and at all times remain air and water tight. 6. The finish side of the panel shall have a removable plastic film applied prior to fabrication, which shall remain on the panel during fabrication, shipping, and erection to protect the surface from damage. F. SYSTEM TYPE Pick one of the following 1. Rout and Return Wet: System must provide a wet seal (caulked) reveal joint as detailed on drawings. The sealant type shall be as specified in Section 07900 and with foamed type backer rod as indicated on architectural drawings. 2. Rout and Return Dry: System must provide a perimeter aluminum extrusion with integral weather-stripping as detailed on drawings. No field sealant required in joints unless specifically noted on drawings. 3. Rear Ventilated Rain Screen: System must provide a reveal joint as detailed on drawings. Provide moisture barrier and sheathing as shown on drawings. 4. Pressure Equalized Rain Screen System: System must provide air/vapor barrier as indicated in AAMA 508-05. G. SYSTEM PERFORMANCE 1. Composite panels shall be capable of withstanding building movements and weather exposures based on the following test standards required by the Architect and/or the local building code. P178 IV.A. a. Wind Load If system tests are not available, mock-ups shall be constructed and tests performed under the direction of an independent third party laboratory, which show compliance to the following minimum standards: Panels shall be designed to withstand the Design Wind Load based upon the local building code, but in no case less than 20 pounds per square foot (psf) and 30 psf on parapet and corner panels. Wind load testing shall be conducted in accordance with ASTM E330 to obtain the following results. Normal to the plane of the wall between supports, deflection of the secured perimeter-framing members shall not exceed L/175 or 3/4", whichever is less. Normal to the plane of the wall, the maximum panel deflection shall not exceed L/60 of the full span. Maximum anchor deflection shall not exceed 1/16". At 1-1/2 times design pressure, permanent deflections of framing members shall not exceed L/100 of span length and components shall not experience failure or gross permanent distortion. At connection points of framing members to anchors, permanent set shall not exceed 1/16". b. Air/Water System Test If system tests are not available, mock-ups shall be constructed and tests performed under the direction of an independent third party laboratory, which show compliance to the following minimum standards: Air Infiltration - When tested in accordance with ASTM E283, air infiltration at 1.57 psf must not exceed 0.06 cfm/ft² of wall area. Water Infiltration - Water infiltration is defined as uncontrolled water leakage through the exterior face of the assembly. Systems not using a construction sealant at the panel joints (i.e. Rout and Return Dry and Rear Ventilated Systems) shall be designed to drain any water leakage occurring at the joints. No water infiltration shall occur in any system under a differential static pressure of 6.24 psf after 15 minutes of exposure in accordance with ASTM E331. c. Pressure Equalized Rain Screen Systems shall comply with AAMA 508-05 Voluntary Test Method and Specification for Pressure Equalized Rain Screen Wall Cladding Systems 2.03 ACCESSORIES 1. Extrusions, formed members, sheet, and plate shall conform with ASTM B209 and the recommendations of the manufacturer. 2. Panel stiffeners, if required, shall be structurally fastened or restrained at the ends and shall be secured to the rear face of the composite panel with silicone of sufficient size and strength to maintain panel flatness. Stiffener material and/or finish shall be compatible with the silicone. 3. Sealants and gaskets within the panel system shall be as per manufacturer's standards to meet performance requirements. 4. Fabricate flashing materials from 0.030" minimum thickness aluminum sheet painted to match the adjacent curtain wall / panel system where exposed. Provide a lap strap under the flashing at abutted conditions and seal lapped surfaces with a full bed of non- hardening sealant. 5. Fasteners (concealed/exposed/non-corrosive): Fasteners as recommended by panel manufacturer. Do not expose fasteners except where unavoidable and then match finish of adjoining metal. P179 IV.A. Delete fastener not required. PART 3: EXECUTION 3.01 INSPECTION 1. Surfaces to receive panels shall be even, smooth, sound, clean, dry and free from defects detrimental to work. Notify contractor in writing of conditions detrimental to proper and timely completion of the work. Do not proceed with erection until unsatisfactory conditions have been corrected. 2. Surfaces to receive panels shall be structurally sound as determined by a registered Architect/Engineer. 3.02 INSTALLATION 1. Erect panels plumb, level, and true. 2. Attachment system shall allow for the free and noiseless vertical and horizontal thermal movement due to expansion and contraction for a material temperature range of -20°F to +180°F. Buckling of panels, opening of joints, und ue stress on fasteners, failure of sealants or any other detrimental effects due to thermal movement will not be permitted. Fabrication, assembly, and erection procedure shall account for the ambient temperature at the time of the respective operation. 3. Panels shall be erected in accordance with an approved set of shop drawings. 4. Anchor panels securely per engineering recommendations and in accordance with approved shop drawings to allow for necessary thermal movement and structural support. 5. Conform to panel fabricator's instructions for installation of concealed fasteners. 6. Do not install component parts that are observed to be defective, including warped, bowed, dented, abraised, and broken members. 7. Do not cut, trim, weld, or braze component parts during erection in a manner which would damage the finish, decrease strength, or result in visual imperfection or a failure in performance. Return component parts which require alteration to shop for refabrication, if possible, or for replacement with new parts. 8. Separate dissimilar metals and use gasketed fasteners where needed to eliminate the possibility of corrosive or electrolytic action between metals. Delete above if exposed fasteners are used. 3.03 ADJUSTING AND CLEANING 1. Remove and replace panels damaged beyond repair as a direct result of the panel installation. After installation, panel repair and replacement shall become the responsibility of the General Contractor. 2. Repair panels with minor damage. 3. Remove masking (if used) as soon as possible after installation. Masking intentionally left in place after panel installation on an elevation, shall become the responsibility of the General Contractor. 4. Any additional protection, after installation, shall be the responsibility of the General Contractor. 5. Make sure weep holes and drainage channels are unobstructed and free of dirt and sealants. 6. Final cleaning shall not be part of the work of this section. 03/14/06 P180 IV.A.     modif. architecture      Exterior Window System 1  Basis of D esign: Hope’s Landmark 175 Thermal Steel Window s    Example Photo 1      Example Photo 2      modif. architecture 1200 west lake street suite 200      chicago, il     60607    P181 IV.A.     modif. architecture      Hope’s Windows Supporting  Documentation                            modif. architecture 1200 west lake street suite 200      chicago, il     60607    P182 IV.A. Landmark175™ Series Thermal Steel Windows TYPICAL FULL SIZE DETAILS SEE THE “DOWNLOAD” LINK TO ACCESS CAD FILES FOR COMPLETE SELECTION OF DETAILS FIXED INTERIOR GLAZED WITH 1-1/8" GLASS 2 5 16 1 7 16 Hot-rolled steel frame Glass Glazing materials Glazing bead OPERABLE SWING-OUT INTERIOR GLAZED WITH 1-1/8" GLASS 2 1 2 2 3 16 Hot-rolled steel ventilator Glass Glazing materials Glazing bead Hot-rolled steel frame OPERABLE SWING-IN INTERIOR GLAZED WITH 1-1/8" GLASS 2 1 2 2 3 16 Weep cover Weep LANDMARK175™ SERIES THERMAL STEEL WINDOWS THERMAL EVOLUTION™ TECHNOLOGY U.S. PATENT NO. 8484902 and PATENT PENDING P183 IV.A. Landmark175™ Series Thermal Steel Windows TYPICAL FULL SIZE DETAILS SEE THE “DOWNLOAD” LINK TO ACCESS CAD FILES FOR COMPLETE SELECTION OF DETAILS Glass Glazing materials Glazing bead TRUE MUNTIN INTERIOR GLAZED WITH 1-1/8" GLASS 1 1 8 1 3 4 True divided lite muntin LANDMARK175™ SERIES THERMAL STEEL WINDOWS THERMAL EVOLUTION™ TECHNOLOGY U.S. PATENT NO. 8484902 and PATENT PENDING P184 IV.A.     modif. architecture      Exterior Window System 2  Basis of Design: Oldcastle Building Envelope Reliance Curtain Wall    Example Photo 1      Example Photo 2      modif. architecture 1200 west lake street suite 200      chicago, il     60607    P185 IV.A.     modif. architecture      Oldcastle Building Envelope  Supporting Documentation                        modif. architecture 1200 west lake street suite 200      chicago, il     60607    P186 IV.A. Reliance™curtain wall systemReliance™Cur tain Wall System—a new high-per forming, pressure-equalized cur tain wall system from Oldcastle BuildingEnvelope™ Reliance™Wall zone-glazed system is easy to install and features exceptional water control and outstanding thermal performance. Reliance™Wall is offered as a 1" infill system, with snap-in adapters to accommodate 1/4" infill for spandrel applications, as well as a complete 1/4" infill system. The system provides two gasket options: The standard option utilizes an EPDM dense gasket for both the exterior and interior applications.A second option features an EPDM dense gasket for the exterior and an EPDM sponge gasket for the interior to accommodate molded corners when necessary. Other installation features include roll-over and roll-under horizontals to simplify typical field stick erection. Reliance™Wall is thermally broken utilizing an EPDM push-in thermal isolator. The system includes thermally improved door framing adapters,which can accommodate the use of our Thermal Entrances to complete a thermal elevation. Performance Air Infiltration: <.06 CFM/SQ FT (6.24 PSF) per ASTM E283 Static Water: 15 PSF per ASTM E331 Dynamic Water: 15 PSF per AAMA 501.1 Deflection Load: 40 PSF per ASTM E330 Structural Load: 60 PSF per ASTM E330 STC: 33 (1/4"–1/2"–1/4" glazing) 37 (1/4"laminated –1/2"–1/4"laminated glazing) per ASTM E90 Seismic: Three levels of displacement per AAMA 501.4 Thermal Performance per AAMA 1503 for clear 1" insulating glass: – U-Value = 0.63 – CRF frame = 66 NFRC Certified Thermal Performance Characteristics per AAMA 507 RadioShack Riverfront Campus, Fort Worth, TX Architect: HKS, Inc. P187 IV.A. 2425 Olympic Boulevard, Suite 525-East Santa Monica, CA 90404 1-866-OLDCASTLE (653-2278) oldcastlebe.comReliance™curtain wall system RelianceTM allows the specifier numerous options, such as various loading capabilities, extensive finishing alternatives,one- and two-piece horizontal mullions 2-1/2" sightline and multiple system depths for structural as well as aesthetic requirements Heavy-duty vertical mullions are available for higher design criteria Reliance offers a complete system to accommodate 1" or 1/4" vision or spandrel glazing No exposed fasteners that will take away from appearance Aesthetic flexibility Can be installed using either captured or structural silicone-glazed vertical mullions Low-profile corner mullions Superior thermal performance, utilizing innovative door framing components that are thermally improved Accommodates glazed-in operable vents Optional head member to accommodate incidental water Integration of our Solar Eclipse™and Solar Shelf™sun control products,offering a wide range of engineered designs Value engineered for efficient use of material Easy to install Use of common members to reduce construction errors and costs and to simplify site fabrication Factory-punched pressure plates Self-drilling pressure plate screws Precision injection molded zone plugs for frame member intersections Precision Engineered Design Flexibility Granite Park III, Plano, TX Architect: BOKA Powell P188 IV.A. PROJECT SITE 517 E. HOPKINS AVE. PROPOSED 2 STORY RETAIL BUILDING Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1" = 80’−0" CS−1−COVER SHEET517 E. HOPKINS AVE.CORE & SHELL ASPEN, CO517 EAST HOPKINS AVENUE ASPEN, CO VICINITY MAP3D VIEW 517 E. HOPKINS AVE. PROPOSED 2 STORY MIXED-USE BUILDING DRAWING LISTPROJECT CONTACTS LOCAL JURISDICTION: THE CITY OF ASPEN 130 S. GALENA STREET ASPEN, CO 81611 TEL (970) 920−5000 CONTACT:− BY DEPARTMENT ARCHITECT: MODIF. ARCHITECTURE, LLC. 1200 W. LAKE ST. SUITE 200 CHICAGO, IL 60607 TEL: 312−288−2009 CONTACT: ROB AVILA, RA, LEED AP GENERAL CONTRACTOR: CENTAUR 833 N. ORLEANS ST., SUITE 300 CHICAGO, IL 60654 TEL (312) 644−4472 CONTACT: BRAD HRIBAR CIVIL ENGINEER: SOPRIS ENGINEERING, LLC. 502 MAIN STREET, SUITE A−3 CARBONDALE, CO 81623 TEL (970) 704−0311 CONTACT: YANCY NICHOL, PE MEP ENGINEER: ARCHITECTURAL ENGINEERING CONSULTANTS 40801 US HWY 6 & 24, STE 214 AVON, CO 81620 TEL: 970−748−8520 CONTACT: STANTON HUMPHRIES, P.E. LANDSCAPE ARCHITECT: BLUEGREEN 300 SOUTH SPRING STREET, STE. 202 ASPEN, CO 81611 TEL. 970−429−7499 CONTACT: SAMUEL BAUCUM, ASLA, PLA EARTH RETENTION ENGINEER: BERKEL & COMPANY, INC. 2647 S. 142ND ST. BONNER SPRINGS, KS 66012 TEL (913) 422−3588 CONTACT: ADAM HURLEY, PE NO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNERLAND PLANNER: BENDON ADAMS 300 S. SPRING ST. #202 ASPEN, CO 81611 TEL: 970−925−2855 CONTACT: CHRIS BENDON A-010 SITE PLAN A-100 LOWER LEVEL FLOOR PLAN A-100A LOWER LEVEL FLOOR PLAN A-110 APPROVED GROUND FLOOR PLAN A-110A PROPOSED GROUND FLOOR PLAN A-120 APPROVED SECOND FLOOR PLAN A-120A PROPOSED SECOND FLOOR PLAN A-130 APPROVED ROOF PLAN A-130A PROPOSED ROOF PLAN A-210 SOUTH ELEVATION A-220 EAST ELEVATION A-230 NORTH ELEVATION A-240 WEST ELEVATION FAR-1 FLOOR PLANS - FAR CALCULATIONS FLOOR PLANS - FAR CALCULATIONS FLOOR PLANS - FAR CALCULATIONS NL-1 APPROVED FLOOR PLAN - NET LEASABLE APPROVED FLOOR PLAN - NET LEASABLE PROPOSED FLOOR PLAN - NET LEASABLE PROPOSED FLOOR PLAN - NET LEASABLE PROPOSED FLOOR PLAN - NET LEASABLE PA-3 SECOND FLOOR PUBLIC AMENITY PLAN PA-2 PROPOSED PUBLIC AMENITY PLAN CS-1 COVER SHEET FAR-2 FAR-3 NL-2 NL-3 NL-4 NL-5 SHEET #TITLE TIA SITE PLANTIA-1 EC-1 EXISTING CONDITIONS FLOOR PLAN EC-2 EC-3 ER-1 EXISTING CONDITIONS FLOOR PLAN EXISTING CONDITIONS FLOOR PLAN EXISTING RESIDENTIAL FLOOR PLAN10 10.04.1810.04.18P189IV.A. 7.20.1810.04.18DATE10.04.18P190 IV.A. 7.20.1810.04.18DATE10.04.18P191 IV.A. 7.20.1810.04.18DATE10.04.18P192 IV.A. 7.20.1810.04.18DATE10.04.18P193 IV.A. COVERED TRASH AREA200 S.F.515 E. HOPKINS (N.I.C.) 533 E. HOPKINS (N.I.C.)EAST HOPKINS AVENUEALLEYCONCRETE WALKPROPERTY LINE90.29'100.00' CONCRETE WALK 90.29'100.00' 17' - 9 1/2"74' - 0 1/2"16' - 3"BENCHPUBLIC AMENITY AREA: 285 SFSOFFIT ABOVESOFFIT ABOVE517 E. HOPKINS8,490.14 S.F.FOOTPRINTLIGHT POSTPARKING KIOSKLANDSCAPE AREA, TYP.LANDSCAPE PAVERS, TYP.TRANSPUBLIC AMENITY AREA: 1068 SF(R.O.W. IMPROVEMENTS)90' - 3 1/2"11' - 10"PUBLIC AMENITY AREA: 83 SFCOVERED TRASH AREATRANSNEW TRANSFORMERON SITE7.20.18 10.04.18 DATE 10.04.18 P194IV.A. OUTDOORDECKOUTDOORDECK0 S.F. PUBLIC AMENITY AT SECOND FLOORUPPER ROOF7.20.18 10.04.18 DATE 10.04.18 P195IV.A. 515 E. HOPKINS (N.I.C.) 533 E. HOPKINS (N.I.C.)EAST HOPKINS AVENUEALLEY517 E. HOPKINSCONCRETE WALKPROPERTY LINE90.29'100.00'90.29'100.00' 12' - 0" 8' - 0"LANDSCAPE AREA, TYP.LANDSCAPE PAVERS, TYP.FACE OF CURBTREE SPACINGAND QUANTITY T.B.D.SILVA CELL SYSTEM TO R.O.W BE USED WITHIN ALL LANDSCAPE AREAS.TRANSNEIGHBORINGTRANSFORMERCOVERED TRASH AREA200 S.F.90' - 3 1/2"----26 56 1310 73 1307 42 9310 18 00.A117' - 9 1/2"4"2' - 11 1/2" 3' - 1" 3' - 0"16' - 3"3"515 E. HOPKINS (N.I.C.) 533 E. HOPKINS (N.I.C.)EAST HOPKINS AVENUEALLEY517 E. HOPKINSCONCRETE WALKPROPERTY LINE90.29'100.00'90.29'100.00' 12' - 0" 8' - 0"LANDSCAPE AREA, TYP.LANDSCAPE PAVERS, TYP.FACE OF CURBTREE SPACINGAND QUANTITY T.B.D.SILVA CELL SYSTEM TO R.O.W BE USED WITHIN ALL LANDSCAPE AREAS.TRANSNEIGHBORINGTRANSFORMERCOVERED TRASH AREA90' - 3 1/2"----26 56 1310 73 1307 42 9310 18 00.A117' - 9 1/2"4"2' - 11 1/2" 3' - 1" 3' - 0"16' - 3"3"TRANSNEW TRANSFORMERON SITE10' - 0"10' - 0" 7.20.18 10.04.18 DATE 10.04.18 P196IV.A. 7.20.18 10.04.18 DATE 10.04.18 P197IV.A. 7.20.18 POSSIBLE STAIR/ELEVATORCONNECTION TO GROUND FLOOR10.04.18 DATE 10.04.18 P198IV.A. 7.20.18 10.04.18 DATE 10.04.18 P199IV.A. 7.20.18 10.04.18 DATE 10.04.18 COMMERCIAL100' - 0 3/8" 100' - 0"PROPERTYLINEADJACENT BUILDING (N.I.C.) ADJACENT BUILDING (N.I.C.) 3' - 2"TELEV105STAIR #2104STAIR #110627' - 5"23' - 1"22' - 7 1/2"AIR CURTAIN90' - 3 1/2"RETAIL SPACE 'B'101CORRIDOR103DSDSELEC. RM.11117' - 9 1/2"16' - 3"CORR.107RETAIL SPACE 'A'100RETAIL SPACE 'C'102OPEN TO BELOWAIR CURTAINAIR CURTAIN12' - 0"25' - 0"INTERIOR TRASHAREA112300 SFOVERHEAD SECTIONALDOORTPOSSIBLE STAIR/ELEVATORCONNECITON TO SECOND FLOORAND BASEMENT** EXAMPLE DEMISING PLAN, DEMISING BETWEEN COMMERCIAL SPACES TO BE DETERMINED BY OWNER FROM TIME TO TIME BASED ON TENANT NEEDS T10' - 0"10' - 0"P200IV.A. 7.20.18 10.04.18 DATE 10.04.18 P201IV.A. 7.20.18 10.04.18 DATE 10.04.18 DNDNBALCONYBALCONYSTAIR #2201STAIR #1203ELEV.20222' - 1"18' - 1 1/2"21' - 0 1/2"26' - 0"SECOND LEVELOFFICE TENANT20071' - 11 1/2"78' - 5" 57' - 4"87' - 5"SECOND LEVELOFFICE TENANT201MECH. RM.206WOMEN'S211MEN'S213PROPOSED SKYLIGHT ABOVEGUARDRAILOPEN TO BELOWPOSSIBLE STAIR/ELEVATORCONNECTION TO GROUND FLOORCOMMERCIAL10' - 0"10' - 0"P202IV.A. 7.20.18 110.04.18 DATE 10.04.18 P203IV.A. RDORDRDORDRDORDRDORDSLOPE SLOPESLOPESLOPESLOPESCUPPERAWNING BELOWAWNING BELOWMECHANICAL EQUIPMENT AREAMECHANICAL SCREENING26' - 11 1/2"15' - 0"50' - 0"SLOPE SLOPESLOPESLOPEPROPOSED SKY LIGHTS5' - 0" 7.20.18 110.04.18 DATE 10.04.18 RDORDRDORDRDORDRDORDSLOPE SLOPESLOPESLOPESLOPESCUPPERAWNING BELOWAWNING BELOWMECHANICAL EQUIPMENT AREAMECHANICAL SCREENING26' - 11 1/2"15' - 0"50' - 0"SLOPE SLOPESLOPESLOPEPROPOSED SKY LIGHTS5' - 0"P204IV.A. A-2207.20.18 10.04.18 DATE 10.04.18 P205IV.A. SECOND FLOOR16' - 0"PARAPET(H.P.)28' - 0"PARAPET27' - 0"B.O. LINTEL11' - 11 3/4"T.O. RAILING19' - 6"FIN. FLR. SPACE'A'0' - 8 31/32"T/O ELEVATORSHAFT31' - 0"ADJACENT BUILDING(N.I.C.)10 22 23.1310 73 13.1305 12 1332 94 33.A112 67 23.A105 76 0026 56 00ABCDEFHG08 81 23.A104 43 17RAILING /PARAPET19' - 6"A.8E.903 11 1608 62 007.20.18 10.04.18 DATE 10.04.18 NEW TRANSFORMERON SITEP206IV.A. A-230S B.O 12345RAIL ON SITE7.20.18 10.04.18 DATE 10.04.18 LOW POINT NW7918.650' - 0"SECOND FLOOR16' - 0"PARAPET(H.P.)28' - 0"PARAPET27' - 0"B.O. ALLEY LINTEL12' - 8"NEIGHBORINGTRANSFORMER(N.I.C.)RAILING /PARAPET19' - 6"KEYNOTE LEGEND04 21 13.13 BRICK VENEER MASONRY04 72 00 CAST STONE MASONRY05 12 13 ARCHITECTURALLY-EXPOSED STRUCTURAL STEEL FRAMING07 46 46 FIBER-CEMENT SIDING, HORZ. SPACING TO MATCH BOARDFORMED CONC. ON NORTH ELEVATION.08 30 01 ALUMINUM AND GLASS SECTION OVERHEAD DOOR.08 30 02 ALUMINUM SECTION OVERHEAD DOOR, INSULATED.08 43 13.13 ALUMINUM STOREFRONTS10 22 23.13 PRE-FINISHED CORRUGATED METAL PANEL MECHANICALSCREENING26 22 00 NEW TRANSFORMER, ONSITE.P207IV.A. 7.20.18 10.04.18 DATE 10.04.18 KEYNOTE LEGEND04 21 13.13 BRICK VENEER MASONRY04 72 00 CAST STONE MASONRY05 12 13 ARCHITECTURALLY-EXPOSED STRUCTURAL STEEL FRAMING07 46 46 FIBER-CEMENT SIDING, HORZ. SPACING TO MATCH BOARDFORMED CONC. ON NORTH ELEVATION.08 30 01 ALUMINUM AND GLASS SECTION OVERHEAD DOOR.08 30 02 ALUMINUM SECTION OVERHEAD DOOR, INSULATED.08 43 13.13 ALUMINUM STOREFRONTS10 22 23.13 PRE-FINISHED CORRUGATED METAL PANEL MECHANICALSCREENING26 22 00 NEW TRANSFORMER, ONSITE.P208IV.A. UPDNUPDNDNDNTADJACENT BUILDING (N.I.C.)PROPERTYLINE3 YDDUMPSTERPROPERTYLINEADJACENT BUILDING (N.I.C.)ADJACENT BUILDING (N.I.C.)RETAIL SPACE 'A'215RETAIL SPACE 'B'216RETAIL SPACE 'C'102LOBBY214ELEV.211STAIR #2213STAIR #1212T3 YDDUMPSTERSTAIR #2210STAIR #1208ELEV.209OUTDOORTERRACE201FLOOR AREA SUMMARY:MAIN LEVEL: 8,635 SFLOWER LEVEL: 9,013 SFSECOND LEVEL: 8,342 SFCOMMERCIAL AREA: 6,512 SFCOMMON AREA: 1,670 SFEXTERIOR ENTRYWAY: 453 SF (EXEMPT)AREA TOWARDS FAR: 8,182 SFCOMMERCIAL AREA: 6,643 SF (SUBGRADE EXEMPT)AREA TOWARDS FAR: 0 SFDWELLING AREA: 5,709 SFDECK/ROOF TERRACE: 1,282 SF (EXEMPT)AREA TOWARDS FAR: 6,557 SFZONING INFORMATION AND CALCULATIONS:ZONING: (CC) COMMERCIAL CORENET LOT AREA: 9,000 SF (90'-0" X 100'-0")ZONING ALLOWANCE (2:1) 18,000 SF (2 X 9,000 SF)CALCULATIONS:EXPOSED WALL BELOW GRADENORTH: 0 SF EXPOSEDSOUTH: 0 SF EXPOSEDEAST: 0 SF EXPOSEDWEST: 0 SF EXPOSEDBELOW GRADE WALL AREA:NORTH: 90'-2"SOUTH: 90'-2"EAST: 100'-0"WEST: 100'-0"TOTAL: 380'-4" LENGTH X____29'-0" HEIGHT11,029'-8" SF TOTAL WALL AREA0 SF TOTAL EXPOSED WALL AREA0 / 11,029'-8" = 0% APPLIEDDECK EXEMPTION:ZONING ALLOWANCE OF BUILDING: 18,000 SFDECK ALLOWANCE:18,000 SF X 15% = 2,700 SFACTUAL DECK PROVIDED:1,282 SF (COMPLIES)COMMON AREA: 2,370 SF (SUBGRADE EXEMPT)COMMON AREA: 848 SFTOTAL FAR: 14,739 SF (1.64:1 FAR)GROSS FLOOR AREA: 25,990 SFDWELLING AREA: 5,709 SFTOTAL EXEMPT AREA: 11,251 SF (ALL LEVELS)COMMON AREA: 2,518 SFCOMMERCIAL AREA: 6,512 SFEXTERIOR AREAS: 0 SF (TOWARDS FAR)COMMON AREA (ELEVATOR AND STAIRS): 503 SF (EXEMPT)COMMON AREA: 2,873 SF (EXEMPT)COMMERCIAL AREA: 6,643 SF (EXEMPT)EXTERIOR AREAS: 1,735 SF (EXEMPT)DWELLING AREA: 0 SF (EXEMPT)ScalePROJECT NUMBERDATEDRAWN BYCHECKED BYSCMODIF 1/8" = 1’−0"ASPEN, COFAR−12016−002FLOOR PLANS - FAR CALCULATIONS517 E. HOPKINS AVE. 1/8" = 1’−0"1MAIN FLOOR − FAR CALCULATIONS 1/8" = 1’−0"2SECOND FLOOR − FAR CALCULATIONSNO. DATE BYDESCRIPTION1 4−21−16 RA ISSUED TO LAND PLANNERAPPROVEDP209 IV.A. UPUPTENANT SPACE 'F'L100TENANT SPACE 'D'219TENANT SPACE 'E'220TENANT SPACE 'G'221CORRIDOR222WOMEN'S217ELEV.L102STAIR #2L103STAIR #1L101MECHANICAL219MEN'S218ScalePROJECT NUMBERDATEDRAWN BYCHECKED BYSCMODIF 1/8" = 1’−0"ASPEN, COFAR−22016−002FLOOR PLAN - FAR CALCULATIONS517 E. HOPKINS AVE. 1/8" = 1’−0"1LOWER LEVEL − FAR CALCULATIONSNO. DATE BYDESCRIPTION1 4−21−16 RA ISSUED TO LAND PLANNERAPPROVEDFLOOR AREA SUMMARY:MAIN LEVEL: 8,635 SFLOWER LEVEL: 9,013 SFSECOND LEVEL: 8,342 SFCOMMERCIAL AREA: 6,512 SFCOMMON AREA: 1,670 SFEXTERIOR ENTRYWAY: 453 SF (EXEMPT)AREA TOWARDS FAR: 8,182 SFCOMMERCIAL AREA: 6,643 SF (SUBGRADE EXEMPT)AREA TOWARDS FAR: 0 SFDWELLING AREA: 5,709 SFDECK/ROOF TERRACE: 1,282 SF (EXEMPT)AREA TOWARDS FAR: 6,557 SFZONING INFORMATION AND CALCULATIONS:ZONING: (CC) COMMERCIAL CORENET LOT AREA: 9,000 SF (90'-0" X 100'-0")ZONING ALLOWANCE (2:1) 18,000 SF (2 X 9,000 SF)CALCULATIONS:EXPOSED WALL BELOW GRADENORTH: 0 SF EXPOSEDSOUTH: 0 SF EXPOSEDEAST: 0 SF EXPOSEDWEST: 0 SF EXPOSEDBELOW GRADE WALL AREA:NORTH: 90'-2"SOUTH: 90'-2"EAST: 100'-0"WEST: 100'-0"TOTAL: 380'-4" LENGTH X____29'-0" HEIGHT11,029'-8" SF TOTAL WALL AREA0 SF TOTAL EXPOSED WALL AREA0 / 11,029'-8" = 0% APPLIEDDECK EXEMPTION:ZONING ALLOWANCE OF BUILDING: 18,000 SFDECK ALLOWANCE:18,000 SF X 15% = 2,700 SFACTUAL DECK PROVIDED:1,282 SF (COMPLIES)COMMON AREA: 2,370 SF (SUBGRADE EXEMPT)COMMON AREA: 848 SFTOTAL FAR: 14,739 SF (1.64:1 FAR)GROSS FLOOR AREA: 25,990 SFDWELLING AREA: 5,709 SFTOTAL EXEMPT AREA: 11,251 SF (ALL LEVELS)COMMON AREA: 2,518 SFCOMMERCIAL AREA: 6,512 SFEXTERIOR AREAS: 0 SF (TOWARDS FAR)COMMON AREA (ELEVATOR AND STAIRS): 503 SF (EXEMPT)COMMON AREA: 2,873 SF (EXEMPT)COMMERCIAL AREA: 6,643 SF (EXEMPT)EXTERIOR AREAS: 1,735 SF (EXEMPT)DWELLING AREA: 0 SF (EXEMPT)P210 IV.A. Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" FAR−1−PROPOSED FLOOR PLANS - FAR CALCULATIONS517 E. HOPKINS AVE.CORE & SHELL ASPEN, CONO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNER7.20.181 10.04.18DATE10.04.186,212 SF COMMERCIAL AREA (SUBGRADE EXEMPT) 2,611 SF COMMON AREA (SUBGRADE EXEMPT)P211IV.A. Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" FAR−2−PROPOSED FLOOR PLANS - FAR CALCULATIONS517 E. HOPKINS AVE.CORE & SHELL ASPEN, CONO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNER7.20.18 1/8" = 1’−0" MAIN FLOOR − FAR CALCULATIONS ADJACENT BUILDING (N.I.C.)PROPERTY LINE PROPERTY LINE STAIR #2 104 STAIR #1 106 ELEV 105 RETAIL SPACE 'B' 101 CORRIDOR 103 ELEC. RM. 111 CORR. 107 RETAIL SPACE 'A' 100 RETAIL SPACE 'C' 102 OPEN TO BELOW T INTERIOR TRASH AREA 112 1 10.04.18DATE10.04.186,557 SF COMMERCIAL AREA 1,629 SF COMMON AREA 378 SF EXTERIOR ENTRYWAY (TOTAL) TENANT SPACE 'A' TENANT SPACE 'B' TENANT SPACE 'D'P212IV.A. Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" FAR−3−PROPOSED FLOOR PLANS - FAR CALCULATIONS517 E. HOPKINS AVE.CORE & SHELL ASPEN, CONO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNERCOMMERCIAL 7.20.18STAIR #2 201 STAIR #1 203 ELEV. 202 OUTDOOR DECKOUTDOOR DECK TOP LEVEL OF STAIRS AND ELEVATORS (EXEMPT) 200 WOMEN'S 206 MECH. RM. 211 SECOND LEVEL 201 MEN'S 213 OPEN TO BELOW 1/8" = 1’−0" SECOND FLOOR − FAR CALCULATIONS STAIR #2 201 STAIR #1 203 ELEV. 202 OUTDOOR DECKOUTDOOR DECK TOP LEVEL OF STAIRS AND ELEVATORS (EXEMPT) 200 MECH. RM. 206 WOMEN'S 211 201 MEN'S 213 OPEN TO BELOW 1/8" = 1’−0" SECOND FLOOR − FAR CALCULATIONS1 10.04.18DATE10.04.18784 SF COMMON AREA 462 SF COMMON AREA (ELEVATOR AND STAIRS) 5,768 SF COMMERCIAL AREA 877 SF (TOTAL) DECK/ROOF TERRACE TENANT SPACE 'D' TENANT SPACE 'E'P213IV.A. UP UP TENANT SPACE 'F' L100 TENANT SPACE 'D' 219 TENANT SPACE 'E' 220 TENANT SPACE 'G' 221 CORRIDOR 222 WOMEN'S 217 ELEV. L102 STAIR #2 L103 STAIR #1 L101 COMMERICAL AREA: 6,188.07 SF NON−UNIT COMMON AREA: 2,158.19 SF MEN'S 218 MECHANICAL 219 Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" NL−12016−002APPROVED FLOOR PLAN - NET LEASABLE517 E. HOPKINS AVE.ASPEN, CO 1/8" = 1’−0"1 LOWER LEVEL − NET LEASABLE CALCULATIONS NO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNERNET LEASABLE CALCULATIONS: MAIN LEVEL: LOWER LEVEL: SECOND LEVEL: NET LEASABLE AREA: 6,492 SF NON-UNIT COMMON AREA: 1,300 SF SUB-TOTAL MAIN LEVEL: 6,492 SF NET LEASABLE AREA: 6188 SF (RED) SUB-TOTAL LOWER LEVEL: 6,188 SF NET LIVABLE AREA: 5,693 SF SUB-TOTAL 2ND LEVEL: 7,060 SF NON-UNIT COMMON AREA: 2,198 SF (BLUE) NON-UNIT COMMON AREA: 1,367 SF TOTAL NET LEASABLE: 12,680 SF OUTDOOR TERRACE AREA: 1,149 SF 7.20.1810.04.18DATE10.04.18P214IV.A. DN DN UP DN UP DN STAIR #2 210 STAIR #1 208 ELEV. 209 OUTDOOR TERRACE 201 T ADJACENT BUILDING (N.I.C.)PROPERTY LINE ADJACENT BUILDING (N.I.C.)ADJACENT BUILDING (N.I.C.)RETAIL SPACE 'A' 215 RETAIL SPACE 'B' 216 RETAIL SPACE 'C' 102 LOBBY 214ELEV. 211 STAIR #2 213 STAIR #1 212 T Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" NL−22016−002APPROVED FLOOR PLAN - NET LEASABLE517 E. HOPKINS AVE.ASPEN, CO 1/8" = 1’−0"2 SECOND FLOOR − NET LEASABLE CALCULATIONS 1/8" = 1’−0"1 MAIN FLOOR − NET LEASABLE CALCULATIONS NO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNERNET LEASABLE CALCULATIONS: MAIN LEVEL: LOWER LEVEL: SECOND LEVEL: NET LEASABLE AREA: 6,492 SF NON-UNIT COMMON AREA: 1,300 SF SUB-TOTAL MAIN LEVEL: 6,492 SF NET LEASABLE AREA: 6188 SF (RED) SUB-TOTAL LOWER LEVEL: 6,188 SF NET LIVABLE AREA: 5,693 SF SUB-TOTAL 2ND LEVEL: 7,060 SF NON-UNIT COMMON AREA: 2,198 SF (BLUE) NON-UNIT COMMON AREA: 1,367 SF TOTAL NET LEASABLE: 12,680 SF OUTDOOR TERRACE AREA: 1,149 SF 7.20.1810.04.18DATE10.04.18P215IV.A. Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" NL−3−PROPOSED FLOOR PLAN - NET LEASABLE517 E. HOPKINS AVE.CORE & SHELL ASPEN, CONO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNER7.20.181 10.04.18DATE10.04.18P216IV.A. Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" NL−4−PROPOSED FLOOR PLAN - NET LEASABLE517 E. HOPKINS AVE.CORE & SHELL ASPEN, CONO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNER7.20.18CO PROPERTY LINE ADJACENT BUILDING (N.I.C.)ADJACENT BUILDING (N.I.C.)STAIR #2 104 STAIR #1 106 T COMMERICAL AREA: 6,099 SF NON−UNIT COMMON AREA: 1,101 SF ELEV 105 RETAIL SPACE 'B' 101 TRASH AREA 108 CORRIDOR 103 CORR. 107 RETAIL SPACE 'A' 100 RETAIL SPACE 'C' 102 OPEN TO BELOW 1/8" = 1’−0"1 MAIN FLOOR − NET LEASABLE CALCULATIONS PROPERTY LINE ADJACENT BUILDING (N.I.C.)ADJACENT BUILDING (N.I.C.)STAIR #2 104 STAIR #1 106 T COMMERICAL AREA: 5,926 SF NON−UNIT COMMON AREA: 1,307 SF ELEV 105 RETAIL SPACE 'B' 101 ELEC. RM. 111 CORRIDOR 103 CORR. 107 RETAIL SPACE 'A' 100 RETAIL SPACE 'C' 102 OPEN TO BELOW T INTERIOR TRASH AREA 112 6,099 SF 10.04.18DATE10.04.18TENANT SPACE 'A' TENANT SPACE 'B' TENANT SPACE 'C'P217IV.A. Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" NL−5−PROPOSED FLOOR PLAN - NET LEASABLE517 E. HOPKINS AVE.CORE & SHELL ASPEN, CONO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNER7.20.18STAIR #2 201 STAIR #1 203 ELEV. 202 OFFICE AREA: 5,322 SF OUTDOOR DECKOUTDOOR DECK TOP LEVEL OF STAIRS AND ELEVATORS (EXEMPT) 355 SF 200 NON−UNIT COMMON AREA 729 SF OPEN TO BELOW 1/8" = 1’−0" SECOND FLOOR − NET LEASABLE CALCULATIONS Copy 1 STAIR #2 201 STAIR #1 203 ELEV. 202 OFFICE AREA: 5,322 SF OUTDOOR DECKOUTDOOR DECK TOP LEVEL OF STAIRS AND ELEVATORS (EXEMPT) 355 SF 200 NON−UNIT COMMON AREA 635 SF OPEN TO BELOW 1 10.04.18DATE10.04.18TENANT SPACE 'D' TENANT SPACE 'E'P218IV.A. Scale PROJECT NUMBERDATEDRAWN BYCHECKED BYmodif.modif. 1/8" = 1’−0" TIA−1−TIA SITE PLAN517 E. HOPKINS AVE.CORE & SHELL ASPEN, CO 1/8" = 1’−0"2 PROPOSED TIA SITE PLAN NO.DATEBYDESCRIPTION1RAISSUED TO LAND PLANNER517 E. HOPKINS EXISTING PEDESTRIAN ENTRANCE. 149'-9" ROUTE BETWEEN DOORS EXISTING PEDESTRIAN ENTRANCE. 105'-11" ROUTE BETWEEN DOORS 1/8" = 1’−0"1 EXISTING TIA SITE PLAN 515 E. HOPKINS (N.I.C.)533 E. HOPKINS (N.I.C.)EAST HOPKINS AVENUE 517 E. HOPKINS PROPERTY LINE NEW PEDESTRIAN ENTRANCE. 100'-2" ROUTE BETWEEN DOORS CONCRETE WALK LIGHT POSTPARKING KIOSK LANDSCAPE AREA, TYP.LANDSCAPE PAVERS, TYP. FACE OF CURBLANDSCAPE AREA, TYP. LANDSCAPE AREA, TYP. LANDSCAPE AREA, TYP. TRANS TRASH AREA 200 S.F. NEW PEDESTRIAN ENTRANCE. 84'-0" ROUTE BETWEEN DOORS 8' - 0"90' - 3 1/2"17' - 9 1/2"4"2' - 11 1/2"3' - 1"3' - 0"16' - 3" 3"12' - 0"SLOPE 2% OR LESS, TYP.ENHANCED PEDESTRIAN ACCESS POINT ENHANCED PEDESTRIAN ACCESS POINT ENHANCED PEDESTRIAN ACCESS POINT ENHANCED PEDESTRIAN ACCESS POINT 149'-9" / 105'-11" = 1.41 RATIO 100'-2" / 84'-0" = 1.19 RATIO 515 E. HOPKINS (N.I.C.)533 E. HOPKINS (N.I.C.)EAST HOPKINS AVENUE ALLEY 517 E. HOPKINS PROPERTY LINE NEW PEDESTRIAN ENTRANCE. 100'-2" ROUTE BETWEEN DOORS CONCRETE WALK LIGHT POSTPARKING KIOSK LANDSCAPE AREA, TYP.LANDSCAPE PAVERS, TYP. FACE OF CURBLANDSCAPE AREA, TYP. LANDSCAPE AREA, TYP. LANDSCAPE AREA, TYP. TRANS INTERIOR TRASH AREA NEW PEDESTRIAN ENTRANCE. 84'-0" ROUTE BETWEEN DOORS 8' - 0"90' - 3 1/2"17' - 9 1/2"4"2' - 11 1/2"3' - 1"3' - 0"16' - 3" 3"12' - 0"SLOPE 2% OR LESS, TYP.ENHANCED PEDESTRIAN ACCESS POINT ENHANCED PEDESTRIAN ACCESS POINT ENHANCED PEDESTRIAN ACCESS POINT ENHANCED PEDESTRIAN ACCESS POINT TRANS 7.20.1810.04.18DATE10.04.18P219IV.A. EXHIBIT d , 'D D 9 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: fly k- Ji` e/ ,,,, s aa,,J , Aspen, CO SCHEDULED PUBLIC HEARING DATE: , de 201y STATE OF COLORADO ) ss. County of Pitkin ) (name, please print) being d 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.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 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 on the day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (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. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public 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(3 0) 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, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and. new Specially Planned Areas, 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 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. Sign tore The foregoing"Affidavit of Notice"was acknowledg before me this 2 7 day 20//�,by NOTICE OF PUBLIC HEARING RE:517 E.Hopkins Avenue WITNESS MY HAND AND OFFICIAL SEAL Public Hearing: 4:30 pm,Wednesday, Meeting Location: December 12,2018 Aspen City Hall,City Council Chambers 130 S.Galena St., My commission ex fres: Project Location: Aspen,CO 81611 Legal Description: 517 E.Hopkins Avenue City and Townsite of Aspen•Colorots do Block 94, PID#2737-073-40-003 Application Description:The applicant ses 7,, amending a 2016 land use approval to dempropo olish NOt r PUb11C and replace the existing structure. The amend- ments modify the building program and design. Land Use Reviews: Substantial Amendment to Final Major Development Review and Final =PUBLIC Commercial Design Review,and Amendment of aManagementDavelopmentOrder KAREI'V RRSONision Making Body: HistoricPreservationCorrtmissl: NOTApplicant: 517 East Hopkins LLC 2001 N.Halsted St.,Ste.304Chicago,IL 60614 TTACHM ENTS AS APPLICAB E: STATEDOMore Information: For further informationrelated to the project,contactAmy Simon at the T NOTARY2767City of Aspen Community Development Depart- TBLICATION ry 15,2020ment,130 S.GalenaSt,Aspen,CO,js7oj 429- My Commissio 2758,amy.simonQcityofaspen.com II+`THE POSTED NOTICE (SIG Published in the Aspen Times on November 22, 1;MRS AND GOVERNMENTAL AGENCIES NOTICED 2018 - 0000337995 lfY NLALL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 OF AsPEN COMMUNiTy • ' DEPARTMENT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 517 E. Hopkins Ave. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: December 12 , 20 18 STATE OF COLORADO ) SS. County of Pitkin ) I, Chris Bendon (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 of an official Paper or 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. V 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 on the 19 day of November , 2018 ,to and including the date and time of the public hearing. A photograph of the posted notice(sign) is attached hereto: Mailing of notice. By 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 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. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached,was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (Continued on next page) March,2016 City of Apen 1130 S. Galena St.1(970) 920 50501 COMMUNITY • ' DEPARTMENT 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 tax records of Pitkin County. At a minimum,Subdivision,Spas or PUDs that create more than one lot, new Planned Unit Development,and new Specially Planned Areas,are subject to this notices requirement. Rezoning or text amendment. Whenever the official zoning district map is in anyway to be changed or amended incidental to or as part of a general revision of this Title,to whenever the text of this Title is to be amended,whether such revision be made by repeal of this Title and enactment of new land use regulation,or otherwise,the requirement of an accurate survey map or other significant legal description of,and the notice to and listing of names and addresses of owners of real estate property in the ears of the proposed change shall be waived. However,the proposed zoning during all busine hours for fifteen (15)days prior to the public hearing on such amendments. Signature The foregoing"Affidavit Notice"was acknowledged before me this day of �_��( 'f��il.-',� 20 ,by WITNESS MY HAND AND OFFICIAL SEAL ANGELA ,TUNE SCOREY2 NC17AR', PUBLIC My commission expires: 3 3 � ! ST.'.I E iii CUI 0R)AD0 C1 Nr)TAR Y IC'' '::hi 6 I;,a,11113c 44yC; 2. ' .� �--- -'-• - - -�. Notary Public ATTACHMENTS AS APPLICABLE: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICES (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICED AS REQIURES BY C.R.S§24-65.5-103.3 2016 City of Apen 1130 S.Galena St.1(970)920 5050 t 1 . PUBLIC NOTICE Date: Wed December 12. 2018 Time: 4.30 pm -- --.. P I a c e: 130 S. Galena St.. Council Chambers Purpose: I-fpC will review a Substantial - Amendment to Finel Ma!or Development & Fina! Cornmercial Design. & Amendment of a GMQS ment Order. Applicant, 5i7 Develop Halsted Hopkin_s LLC, 200 t N' - Ch_ icego. 14. Proposes r<,,al St.. Ste 16 land use SPI emending a 2U .cnu h 8, replace tlle ex; olis rit?��-an � to dem.. ing orot. 275 1{�,�, siructure..1rn0din 97()-42a ,,. For inforn - w A ,moi► ^� � � � j 1 `_ •�� �Jd - � 4 r_ i NOTICE of PUBLIC A RING- 517 East Hopkins Project Location: 517 East Hopkins Ave., Aspen ial Land Use Reviews: Substantial Amendment to Final Major Development Review and Growth Mgmmerc Devel pm�ent Order gn N and Amendment of a 130 S Galena Street, Decision Making Body: HPC Aspen, CO 81611 Hearing Date: December 12, 2018, 4:30 p.m. p: (970) 920.5000 Hearing Location: City Hall, Council Chambers; 130 S. f: (970) 920.5197 Galena St; Aspen, CO 81611 vvww.aspenpitkin.com Project Description: The project is approved to demolish the existing building oud d level replace with amixed-use building with commercial The applicant is proposing to make the uses in the basemen an g and affordable housing on the second f building all commercial along with design changes to the building. Review is by the Historic Preservation Commission. en, Colorado. Aspen, Legal Description: Lots D,3, and F, Block 94, City and Towns e, Halsted Rd. Parcel ID: 2737-073-4o-003 Applicant:. 517 East Hopkins Avenue LLC'B rk Hunt, Manager; un , Manager; 2001 N. #304; Chicago, IL 60614. Represented by ro ect, contact Amy Simon at More Information: For further pment Department,nformation related to the p130 S. Galena St., Aspen. CO, the City of Aspen Community (970) 429.2758, amy.simon@citeveloelo Y pen.com BendonAdams 300 So Spring St 202 Aspen, CO 81611 970.925.2855 bendonadams.com Pitkin County Mailing List of 300 Feet Radius From Parcel: 273707340003 on 11/13/2018 TKIN COUNT' Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. http://www.pitkinmapsandmore.com GELD LLC NZC CO LLC HORSEFINS LLC PO BOX 1247 600 E MAIN ST#104 601 E HOPKINS AVE ASPEN,CO 81612-1247 ASPEN,CO 81611 ASPEN,CO 81611 JURINE LLC SILVER SLAM COMMERCIAL LLC ALPINE BANK ASPEN PO BOX 2 60 COLUMBUS CIR PO BOX 10000 SONOMA,CA 95476 NEW YORK,NY 10023 GLENWOOD SPRINGS,CO 81602 610 EAST HYMAN LLC COLLINS BLOCK LLC COTTONWOOD VENTURES II LLC 610 E HYMAN AVE 205 S GALENA ST 300 CRESCENT CT#850 ASPEN,CO 81611 ASPEN,CO 81611 DALLAS,TX 75201 BIG HOPKINS LLC AUSTIN LAWRENCE CONNER LLC BPOE ASPEN LODGE#224 421 N BEVERLY DR#300 532 E HOPKINS AVE 510 E HYMAN AVE 3RD FL BEVERLY HILLS,CA 90210 ASPEN,CO 81611 ASPEN,CO 81611 CT018 ASPEN LLC DOWNTOWN 420 LLC BASS CAHN 601 LLC 47 HIGHLAND PARK VILLAGE 23622 CALABASAS RD#200 PO BOX 4060 DALLAS,TX 75205 CALABASAS,CA 91302 ASPEN,CO 81612 KANDYCOM INC 601 EAST HOPKINS CONDO ASSOC VICTORIAN SQUARE LLC 766 SINGING WOOD DR COMMON AREA 601 E HYMAN AVE ARCADIA,CA 91006 601 E HOPKINS AVE ASPEN,CO 81611 ASPEN,CO 81611 WHEELER BLOCK BUILDING LLC SILVER SLAM COMMERCIAL LLC PITKIN CENTER CONDO ASSOC 211 N STADIUM BLVD STE 201 60 COLUMBUS CIR COMMON AREA COLUMBIA,MO 65203 NEW YORK,NY 10023 E HYMAN AVE ASPEN,CO 81611 COLLINS BLOCK LLC BASS CAHN 601 LLC VICTORIAN SQUARE LLC 205 S GALENA ST PO BOX 4060 601 E HYMAN AVE ASPEN,CO 81611 ASPEN,CO 81612 ASPEN,CO 81611 GELD LLC VICTORIAN SQUARE LLC CT018 ASPEN LLC PO BOX 1247 601 E HYMAN AVE 47 HIGHLAND PARK VILLAGE ASPEN,CO 81612-1247 ASPEN,CO 81611 DALLAS,TX 75205 ALPINE BANK ASPEN ALPINE BANK ASPEN BRAND BUILDING LLC PO BOX 10000 PO BOX 10000 205 S GALENA ST GLENWOOD SPRINGS,CO 81602 GLENWOOD SPRINGS,CO 81602 ASPEN,CO 81611 ALPINE BANK ASPEN COTTONWOOD VENTURES II LLC 419 EAST HYMAN AVENUE LLC PO BOX 10000 300 CRESCENT CT#850 2001 NORTH HALSTED#304 GLENWOOD SPRINGS,CO 81602 DALLAS,TX 75201 CHICAGO,IL 60614 PITKIN CENTER CONDO OWNERS ASSOC SILVER SLAM COMMERCIAL LLC BPOE ASPEN LODGE#224 517 W NORTH ST 60 COLUMBUS CIR 510 E HYMAN AVE 3RD FL ASPEN,CO 81611 NEW YORK,NY 10023 ASPEN,CO 81611 BPOE ASPEN LODGE#224 AUSTIN LAWRENCE CONNER LLC CT018 ASPEN LLC 510 E HYMAN AVE 3RD FL 532 E HOPKINS AVE 47 HIGHLAND PARK VILLAGE ASPEN,CO 81611 ASPEN,CO 81611 DALLAS,TX 75205 CT018 ASPEN LLC BRAND BUILDING LLC COX ANTHONY E LIVING TRUST 47 HIGHLAND PARK VILLAGE 205 S GALENA ST 1260 41 ST AVE#0 DALLAS,TX 75205 ASPEN,CO 81611 CAPITOLA,CA 95010 PARAGON PENTHOUSE LLC GELD LLC GELD LLC 9950 SANTA MONICA BLVD PO BOX 1247 PO BOX 1247 BEVERLY HILLS,CA 90212 ASPEN,CO 81612-1247 ASPEN,CO 81612-1247 COLLINS BLOCK LLC DOWNTOWN 420 LLC ALPINE BANK ASPEN 205 S GALENA ST 23622 CALABASAS RD#200 PO BOX 10000 ASPEN,CO 81611 CALABASAS,CA 91302 GLENWOOD SPRINGS,CO 81602 CITY OF ASPEN SALT PARKS WEST LLC COLLINS BLOCK LLC 130 S GALENA ST 30 E 71ST ST 205 S GALENA ST ASPEN,CO 81611 NEW YORK,NY 10021 ASPEN,CO 81611 534 EAST HOPKINS LLC FURNGULF LLC VICTORIAN PENTHOUSE LLC 623 E HOPKINS 616 E HYMAN AVE 623 E HOPKINS AVE ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 BRAND BUILDING LLC HUNTER SQUARE LLC PARAGON BUILDING CONDO ASSOC 205 S GALENA ST PO BOX 2 COMMON AREA ASPEN,CO 81611 SONOMA,CA 95476 419 E HYMAN AVE ASPEN,CO 81611 DOWNTOWN 420 LLC COLLINS BLOCK LLC ALPINE BANK ASPEN 23622 CALABASAS RD#200 205 S GALENA ST PO BOX 10000 CALABASAS,CA 91302 ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81602 DOWNTOWN 420 LLC BASS CAHN 601 LLC HINDERSTEIN FAM REV TRUST 23622 CALABASAS RD#200 PO BOX 4060 4415 HONEYMOON BAY RD CALABASAS,CA 91302 ASPEN,CO 81612 GREENBANK,WA 98253 BRAND BUILDING LLC ASPEN FIRE PROTECTION DISTRICT PITKIN COUNTY BANK 205 S GALENA ST 420 E HOPKINS AVE PO BOX 54288 ASPEN,CO 81611 ASPEN,CO 81611 LEXINGTON,KY 40555 GELD LLC MARIPOSA REAL ESTATE II LLC VICTORIAN SQUARE LLC PO BOX 1247 500 S POINTE DR#240 601 E HYMAN AVE ASPEN,CO 81612-1247 MIAMI BEACH,FL 331397318 ASPEN,CO 81611 DUVIKE CONDO ASSOC SILVER SLAM COMMERCIAL LLC ASPEN PLAZA LLC COMMON AREA 60 COLUMBUS CIR PO BOX 1709 420 E HYMAN AVE NEW YORK, NY 10023 ASPEN,CO 81612 ASPEN,CO 81611 204 S GALENA ST LLC ALPINE BANK ASPEN GELD LLC 2001 N HALSTED#304 PO BOX 10000 PO BOX 1247 CHICAGO,IL 60614 GLENWOOD SPRINGS,CO 81602 ASPEN,CO 81612-1247 CICUREL CARY 514 AH LLC NZC CO LLC 2615 N LAKEWOOD 514 E HYMAN AVE 600 E MAIN ST#104 CHICAGO, IL 60614 ASPEN,CO 81611 ASPEN,CO 81611 BRAND BUILDING CONDO ASSOC CITY OF ASPEN ALPINE BANK ASPEN 205 S GALENA ST 130 S GALENA ST PO BOX 10000 ASPEN,CO 81611 ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81602 COTTONWOOD VENTURES I LLC 426 EAST HYMAN AVE LLC NZC CO LLC 419 E HYMAN AVE PO BOX 4068 600 E MAIN ST#104 ASPEN,CO 81611 ASPEN,CO 81612 ASPEN,CO 81611 CTO18 ASPEN LLC COX ANTHONY E LIVING TRUST WALL JANET REV TRUST 47 HIGHLAND PARK VILLAGE 1260 41 ST AVE#0 205 S GALENA ST DALLAS,TX 75205 CAPITOLA,CA 95010 ASPEN,CO 81611 VICTORIAN SQUARE LLC GELD LLC ASPEN CORE CONDO ASSOC 601 E HYMAN AVE PO BOX 1247 535 E HYMAN AVE ASPEN,CO 81611 ASPEN,CO 81612-1247 ASPEN,CO 81611 410 AH LLC PARAGON PENTHOUSE LLC NZC CO LLC PO BOX 4068 9950 SANTA MONICA BLVD 600 E MAIN ST#104 ASPEN,CO 81612 BEVERLY HILLS,CA 90212 ASPEN,CO 81611 BRAND BUILDING LLC CT018 ASPEN LLC HUNTER&HOPKINS PROF BUILDING COND( 205 S GALENA ST 47 HIGHLAND PARK VILLAGE COMMON AREA ASPEN,CO 81611 DALLAS,TX 75205 600 E HOPKINS AVE ASPEN,CO 81611 SALT PARKS WEST LLC CITY OF ASPEN BPOE ASPEN LODGE#224 30 E 71ST ST 130 S GALENA ST 510 E HYMAN AVE 3RD FL NEW YORK, NY 10021 ASPEN,CO 81611 ASPEN,CO 81611 COLLINS BLOCK LLC ALPINE BANK ASPEN BRAND BUILDING LLC 205 S GALENA ST PO BOX 10000 205 S GALENA ST ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81602 ASPEN,CO 81611 NZC CO LLC ALPINE BANK ASPEN ALH HOLDING CO 600 E MAIN ST#104 PO BOX 10000 435 E MAIN ST ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81602 ASPEN,CO 81611 BRAND BUILDING LLC BRAND BUILDING LLC CONNER CABINS&LOFTS CONDO ASSOC 205 S GALENA ST 205 S GALENA ST COMMON AREA ASPEN,CO 81611 ASPEN,CO 81611 530 E HOPKINS AVE ASPEN,CO 81611 419 EAST HYMAN AVENUE LLC SJA ASSOCIATES LLC DOWNTOWN 420 LLC 2001 NORTH HALSTED#304 407 S HUNTER ST#3 23622 CALABASAS RD#200 CHICAGO, IL 60614 ASPEN,CO 81611 CALABASAS,CA 91302 419 AH LLC ALPINE BANK ASPEN LEVY ASPEN RESIDENCE TRUST PO BOX 4068 PO BOX 10000 5959 COLLINS AVE ASPEN,CO 81612 GLENWOOD SPRINGS,CO 81602 MIAMI BEACH,FL 33140 VICTORIAN SQUARE CONDO ASSOC DOWNTOWN 420 LLC ARCHDIOCESE OF DENVER 601 E HYMAN AVE 23622 CALABASAS RD#200 1300 S STEELE ST ASPEN,CO 81611 CALABASAS,CA 91302 DENVER,CO 80210 GELD LLC MYSKO ASPEN HOLDINGS GELD LLC PO BOX 1247 615 E HOPKINS AVE PO BOX 1247 ASPEN,CO 81612-1247 ASPEN,CO 81611 ASPEN,CO 81612-1247 SALT PARKS WEST LLC DOWNTOWN 420 LLC GODIVA HOLDINGS LLC 30 E 71 ST ST 23622 CALABASAS RD#200 435 E MAIN ST NEW YORK, NY 10021 CALABASAS,CA 91302 ASPEN,CO 81611 AMORPHOUS LLC ALPINE BANK ASPEN COLLINS BLOCK LLC 623 E HOPKINS AVE PO BOX 10000 205 S GALENA ST ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81602 ASPEN,CO 81611 BRAND BUILDING LLC HINDERSTEIN FAM REV TRUST GELD LLC 205 S GALENA ST 4415 HONEYMOON BAY RD PO BOX 1247 ASPEN,CO 81611 GREENBANK,WA 98253 ASPEN,CO 81612-1247 DOWNTOWN 420 LLC COTTONWOOD VENTURES II LLC ASPEN CLARKS REAL ESTATE LLC 23622 CALABASAS RD#200 419 E HYMAN AVE 104 ANNIE ST CALABASAS,CA 91302 ASPEN,CO 81611 AUSTIN,TX 78704 BLAU JEFF T TROYER TROUSDALE TOWNHOMES CONDO PRINCETON CAPITAL PARTNERS LLC 60 COLUMBUS CR 19TH FL COMMON AREA 401 WORTH AVE#301 NEW YORK, NY 10023 611 E HOPKINS AVE PALM BEACH,FL 33480 ASPEN,CO 81611 308 HUNTER LLC BRAND BUILDING LLC 530 HOPKINS LLC 490 N WILLIAMS ST 205 S GALENA ST 530 1/2 E HOPKINS DENVER,CO 80218 ASPEN,CO 81611 ASPEN,CO 81611 BPOE CONDO ASSOC WOODS FAMILY LP 510 E HYMAN AVE THIRD FLOOR PO BOX 11468 ASPEN,CO 81611 ASPEN,CO 81612 EXHIBIT 1.9.18 N D To: Aspen Historical Preservation Commission RE: Livability and "continued utility" benefits for historic resources on small lots. From Jake Vickery Greetings, In connection with the proposed code changes around HP Bonus reductions and restrictions I would like to propose a couple of new ideas for benefits for your consideration. These benefits would be in the form of certain exemptions which will improve the livability and continued utility of small historic properties and simultaneously support reductions in the mass and scale of new additions to these properties. These ideas have generated out of my design work on 202 East Main, a 3000 sf lot in the Main Street Historic District (MU zone). That said, I think they could be of universal value to small resources and to furthering the goals of the HP program. I have attached a marked up version of page 43 of the Historic Preservation Guidelines for reference. The proposed benefits are 1. An exemption for alley loggias and similar features from the deck calculation for FAR. This exemption supports and incentivizes the incorporation of an interstitial public/ private activity space between the property and the alley. This space supports more vital activity of the alley.Think functionally as "rear front porch". 2. An exemption for light wells and areaways from the calculation of exposed wall area for subgrade FAR and the measurement of building height. This exemption supports larger light wells which provide greater livability (natural light, air, and connection to outdoors) of subgrade areas. It supports more sustainable use of subgrade areas by reducing needs for mechanical ventilation and artificial lighting. This exemption incentivizes the development and utilization of subgrade areas in lieu of above grade areas to reduce mass and scale of additions. 3. An exemption of roof deck/ roof stair areas larger than 15%of allowable FAR from the deck calculation for FAR. A condition for this exemption might be that the proposed roof deck (not including railing) be within 3 feet of the principle ridge of the historic resource and not visible from the street. This exemption supports the lower height and mass and scale of an addition and provides useable private outdoor space which may be the only option for small historic properties. I propose that these exemptions would not directly be part of the "Bonus" section but would rely on a simpler set of criteria and with a requirement to demonstrate that their application accomplishes the stated intent. I think these benefits would generate win-win situations balancing historic preservation, continued utility, public interest and ownership interests. These benefits would offer motivation and incentivization for owners/designers to work to a higher level. Thank you for your consideration Jake Vickery iakevickery@comcast.net 970 309-7722 �,,HAPTER`l:SITE PLANNING&LANDSCAPE DESIGN STREET FRONT CZone A most significant EEZone B moderately significant C ZoneL C unrestricted F-1 Historic Resource — , z I I Non-historic Historic L _ _j addition Resource M X NOTE: Zones of signifi- 0 cance are approximate and X deviations may be deemed r appropriate by the HPC. Zone C may include secondary historic resourc- es such as a historic shed or outbuilding. When this occurs, the allowances in ' i Zone B shall apply to the areas around the historic ' shed or outbuilding. {3fl k istoric Addition Basement Light wells r / Areaways 2nd Floor Roof Deck & Stair \..,. 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