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coa.lu.ca.531 535 E Cooper.007.2010
s 0077.2010.ASLU 531 & 535 E. COOPER ST INTERPRETATION - ld I THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0077.2010.ASLU PARCEL ID NUMBER NO PARCEL PROJECTS ADDRESS 531 & 535\OPER ST PLANNER DREW ALEXANDER CASE DESCRIPTION INTERPRETATION REPRESENTATIVE MITCH HAAS DATE OF FINAL ACTION 12.29.10 CLOSED BY ANGELA SCOREY ON: 01.27.11 EXISTING BUILDING IMAGES EXISTING PEDESTRIAN VIEW AT COOPER STREET LOOKING SOUTH EXISTING PEDESTRIAN VIEW AT COOPER STREET LOOKING SOUTHWEST SHEET INDEX ARCHITECTURAL AO.0 COVER SHEET AO.1 GENERAL INFORMATION SHEET AO.2e EXISTING FLOOR AREA CALCULATIONS AO.2 PROPOSED FLOOR AREA CALCULATIONS EXISTING A1.0e EXISTING SITE PLAN A2.Oe EXISTING BASEMENT FLOOR PLAN A2.1e EXISTING MAIN LEVEL FLOOR PLAN A2.2e EXISTING UPPER LEVEL FLOOR PLAN A2.3e EXISTING ROOF PLAN A4.Oe EXISTING BUILDING ELEVATIONS A4.1e EXISTING BUILDING ELEVATIONS A5.Oe EXISTING BUILDING SECTIONS A5.1e EXISTING BUILDING SECTIONS DEMOLITION D1.0 DEMO SITE PLAN D2.0 BASEMENT DEMO PLAN D2.1 MAIN LEVEL DEMO PLAN D2.1m MEZZANINE LEVEL DEMO PLAN D2.2 UPPER LEVEL DEMO PLAN D2.3 ROOF DEMO PLAN PROPOSED A1.0 PROPOSED SITE PLAN A2.0 PROPOSED BASEMENT FLOOR PLAN A2.1 PROPOSED MAIN LEVEL FLOOR PLAN A2.1m PROPOSED MEZZANINE LEVEL FLOOR PLAN A2.2 PROPOSED UPPER LEVEL FLOOR PLAN A2.3 PROPOSED ROOF PLAN PROJECT DIRECTORY OWNER: STEIN BUILDING, LLC 601 E. HYMAN AVENUE ASPEN, CO 81611 ARCHITECT: ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN 117 S. MONARCH ST ASPEN, CO 81611 VOICE: (970) 544-9006 FAX: (970) 544-3473 CONTACT: JOHN ROWLAND, AIA CELL: (970) 379-9910 EMAIL: john@rowlandbroughton.com CONTRACTOR: HANSEN CONSTRUCTION PO BOX 10493 ASPEN, CO 81612 VOICE: (970) 920-1558 FAX: (970) 920-3038 CONTACT: JERRY CAVALERI CELL: (970) XXX-XXXX EMAIL: JCavaleri@hansenconst.com STRUCTURAL KL&A ENGINEER: STRUCTURAL ENGINEERS 805 14TH STREET GOLDEN, CO 80401 VOICE: (303) 384-9910 FAX: (303) 384-09915 CONTACT: BRETT MCELVAIN CELL: (303) 523-6890 EMAIL: BMcelvain@klaa.com MEP AEC - ARCHITECTURAL ENGINEERING CONSULTANTS ENGINEER: 40801 US 6 & 24, SUITE 214 AVON, CO 81620 VOICE: (970) 748-8520 CONTACT: TAYLOR CRITCHLOW CELL: (970) 376-0038 EMAIL: taylor@aec-vail.com CODE COLORADO CODE CONSULTANTS CONSULTANT: 811 FOURTH STREET BERTHOUD, CO 80513 VOICE: (303) 591-9258 CONTACT: GARY PRINGEY EMAIL: codeconsultant@earthlink.net STRUCTURAL MECHANICAL / ELECTRICAL / PLUMBING rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 RECEIVED NOV 19 2010 CITY OF ASPEN COMMUNITY DEVELOPMENT PROJECT NO: 2818 DWG FILE: 2818_AO-O.dwg SHEET TITLE COVER SHEET SCALE: N.T.S. AO.0 COPYRIGHT 2010 NOWIAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN THEHMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWIAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROBROUGHTONARCHITECTUREANDURBANDESIGNSH— RETAIN ALLCOMMON LAW STANTORY AND OTHER RESERVED RIGHTS. INCLUDING COPYRIGHT THERETO. PROJECT INFORMATION PROJECT: BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PARCEL ID: 273718222004 SYMBOL LEGEND A REVISION REFERENCE NAME XXX ROOM NAME & NUMBER O A COLUMN GRID i 4 Am.T 2 INTERIOR ELEVATIONS 3 xx WINDOW NUMBER �v» DOOR NUMBER NORTH ARROW NORTH T.O. xxx IF xxx xxx ELEVATION MARKER xxx,-x,, GLAZING x'-D CEILING HEIGHT W-' WALL CONSTRUCTION TYPE KEY Ax.x x SECTION CUT KEY AX.X MATERIAL INDICATIONS /Y 1//1 EARTH WORK STONE/GRAVEL/POROUS FILL MASONRY ® FIREBRICK ® BRICK STONE CONCRETE MASONRY UNIT CAST IN PLACE & PRECAST CONCRETE GROUT/MORTAR SAND GRASS E7ALUMINUM STEEL ® PLYWOOD ® FINISH CARPENTRY BATT/BLANKET /LOOSE FILL INSULATION RIGID INSULATION FIBER BOARD GYPSUM .............................. rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A0-1.dwg SHEET TITLE GENERAL INFORMATION SHEET SCALE: N.T.S. AO. 1 O3010 ROWIANMBROUGHTON ARCHITECTURE AND URBAN DESIGN THU INFORMATION AND DESIGN INT— CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWI—BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWIAND—OUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON IAW STATUTORY AND OTHER RESERVED RIGHTS. INCLUDING COPYRIGHT THERETO. BASEMENT PLAN Basement is used for building storage and mechanical equipment. CRAWL The majority of this level%SPACE is crawl space and less than 5'-6" AFF. FLOOR AREA: 737 SF x 0% = 0 SF BASEMENT - COMM. STORAGE +4,339 SF x 0% = +0 SF CRAWL SPACE 5,076 SF x 0% = 0 SF FOOTPRINT NOTE: BASEMENT LEVEL IS NOT EXPOSED TO THE EXTERIOR SO THE EXPOSED TO EXTERIOR FACTOR IS 0%. NET LEASABLE: 0 SF BASEMENT - COMM. 0 SF AREA UPPER LEVEL PLAN 27 SF FLOOR AREA: NET LIVABLE: 582 SF UNIT #1 - RES. 765 SF UNIT #2 - RES. 453 SF UNIT #3 - RES. 654 SF UNIT #4 - RES. 519 SF UNIT #6 - COMM. 1,453 SF PENTHOUSE - RES 74 SF STAIR EXEMPTION +383 SF *NON -UNIT 4,883 SF FOOTPRINT The current Residential Unit #5 is being proposed to be converted to commercial space. Currently, the total floor area of this unit is 1,035 sf and the net livable area is 881 sf. In addition, this unit is approximately 2'-4" below grade and is accessed by exterior steps. Finally, the bedroom windows located at the mezzanine level are not per building code. -� Existing wood to be location c new commerci; building FLOOR AREA: (COMM.) 966 SF 414 SF 624 SF 1,462 SF 809 SF 583 SF +180 SF 5,038 SF UNIT #1 - COMM. UNIT #2 - COMM. UNIT #3 - COMM. UNIT #4 - COMM. OPEN TO BELOW (246 SF) This commercial spac AA/ill be become the I%J LJY for the new elevator and stair hall. NET LIVABLE: 491 SF UNIT #5 - RES. 491 SF AREA NET LEASABLE: UNIT #5 - COMM. 863 SF UNIT #1 -COMM. UNIT #5 - RES. 348 SF UNIT #2 - COMM. *NON -UNIT 419 SF UNIT #3 - COMM. FOOTPRINT 899 SF UNIT #4 - COMM. +521 SF UNIT #5 - COMM. 3,050 SF AREA Currently there is no roof deck area as there is no ar,,,f,11 ROOF PLAN Area of si roof refral required. AIR SF Current location of Setterfield-Bright, relocated (519 sf fl area and 430 sf nE leasilble area). 493 SF UNIT #1 - RES. 667 SF UNIT #2 - RES. 423 SF UNIT #3 - RES. 580 SF UNIT #4 - RES. +1,302 SF PENTHOUSE - RES. 3,465 SF AREA NET LEASABLE: 430 SF 430 SF UNIT #6 - COMM. AREA LEGEND NET LEASABLE FLOOR AREA NET LIVABLE FLOOR AREA DECK AREA OPEN TO BELOW STAIR EXEMPTION CRAWL SPACE PUBLIC AMENITY DECK AREA ALLOWED 6,500 SF LOT AREA x2.75 FAR 17,875 SF FLOOR AREA ALLOWED x15 % PERCENT ALLOWED 2,681 SF ALLOWABLE DECK AREA R zl �w 07 O Z Xw WH OPEN SPACE 715 SF DECK AREA: 101 SF 102 SF +179 SF 382 SF DECK#1 DECK #2 r_%rr-%IZ -Un r 11 % "I- % MEZZANINE LEVEL PLAN STAIR (44 SF) UNIT #4 (COMM.) 0 SF 505, SINCE THE MEZZANINE AREA DOES NOT EXCEED ONE-THIRD OF THE AREA OF WHICH IT IS LOCATED, THIS AREA IS NOT INCLUDED IN FLOOR AREA CALCULATIONS. FLOOR AREA: 0 SF UNIT #4 - COMM. 452 SF UNIT #5 - RES. 44 SF STAIR EXEMPTION 246 SF OPEN TO BELOW +4 SF *NON -UNIT 746 SF FOOTPRINT NET LIVABLE: 390 SF UNIT #5 - RES. 390 SF AREA NET LEASABLE: 0 SF UNIT #4 - COMM. 0 SF AREA The only open space that counts toward the Pedestrian Amenity requirement is the area near the sidewalk in the southeast corner of the property. The middle section does not count as it is a sloped concrete area used as a parking space. The southwest corner open space does not count as it is not visible from the sidewalk due to the existing exterior stair and 6'-0" high fence. SITE PLAN PROP. LINE—� DECK ABOVE HUNTER STREET % OF PUBLIC AMENITY SPACE: 11 % -_ 715 SF TOTAL OPEN SPACE 6,500 SF PROPERTY SIZE rowland + broughton architecture and urban design Consultants Issue: 28 APRIL 2010 SD VERIFY ALL AREA CALCULATIONS BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_AO-2e.dwg SHEET TITLE EXISTING FLOOR AREA CALCULATIONS SCALE: 1/1611=1'-OII AO.2e COPYRIGHT— ROW U N—ROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS PROPERTY OF ROWIAND.BROUGHTON ARCHTECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWIANO ROUGHTDN ARCHITECTURE AND URBAN DESIGN. ROWLAN—ROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON IAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. EXISTING FLOOR AREA CALCULATIONS architecture and urban design FLOOR LEVEL FLOOR AREA NON -UNIT SPACE FLOOR AREA TOTALS COMMERCIAL FREE-MARKET TOTAL COMM. 49% FREE 51 % TOTAL 100% BASEMENT 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF MAIN 4,275 SF 583 SF 4,858 SF 89 SF 91 SF 180 SF 5,038 SF MEZZANINE 0 SF 452 SF 452 SF 2 SF 2 SF 4 SF 456 SF UPPER 519 SF 3,907 SF 4,426 SF 189 SF 194 SF 383 SF 4,809 SF ROOF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF TOTAL 4,794 SF 4,942 SF 9,736 SF 279 SF 288 SF 567 SF 10,303 SF COMMERCIAL FLOOR AREA TOTAL FLOOR AREA 4,794 SF 279 SF 5,073 SF ALLOWABLE FLOOR AREA 13,000 SF DIFFERENCE - UNDER/(OVER) 7,927 SF FREE-MARKET FLOOR AREA TOTAL FLOOR AREA 4,942 SF 288 SF 5,230 SF ALLOWABLE FLOOR AREA (5:1 or .75:1 with 100% AHU mitigation) 3,250 SF [DIFFERENCE - UNDER/ OVER) SF TOTAL BUILDING FLOOR AREA TOTAL BUILDING FLOOR AREA 9,736 SF 567 SF 10,303 SF TOTAL ALLOWABLE FLOOR AREA 17,875 SF [DIFFERENCE - UNDER/ 7,572 SF NET LEASABLE (COMMERCIAL) AREA NET LEASABLE (FREE-MARKET) AREA BASEMENT - COMM. 0 SF UNIT 1 - RES. 493 SF MAIN - COMM. 3,050 SF UNIT 2 - RES. 667 SF MEZZANINE - COMM. 0 SF UNIT 3 - RES. 423 SF UPPER - COMM. 430 SF UNIT 4 - RES. 580 SF TOTAL 3,480 SF UNIT 5 - RES. 881 SF PENTHOUSE - RES. 1,302 SF TOTAL 4,346 SF Notes: C1 Zone District Property Size Allowable Deck 6,500 SF 2,681 SF Bowman - 2818 May 11, 2010 DECK AREA 0 SF 0 SF 0 SF 382 SF SF 382 SF 0.78 :1 2.0 :1 W :I 0.5 :1 1.59 :1 2.75 :1 a 4. to Z1 -4Cr �( r. 0 0 -c CD 0 0CD j. �0 43 Ln + C C 90 iD 0 -A £�p PW 6--4CO + B+. � M i4 T" C F 4" a ry BASEMENT LEVEL PLAN CRAWL SPACE No changes are proposed for the basement level with exception to a shallow pit for the new elevator FLOOR AREA: 737 SF x 0% = 0 SF BASEMENT - COMM. STORAGE +4,339 SF x 0% = +0 SF CRAWL SPACE 5,076 SF x 0% = 0 SF FOOTPRINT NOTE: BASEMENT LEVEL IS NOT EXPOSED TO THE EXTERIOR SO THE EXPOSED TO EXTERIOR FACTOR IS 0%. NET LEASABLE: 0 SF BASEMENT - COMM. 0 SF AREA Existing decks to be reframed to current structural codes, F UPPER LEVEL PLAN Ll New roof de k over new commercial space I 30�r V / P'sIrt 61 SF FLOOR AREA: 631 SF UNIT #1 - RES. 681 SF UNIT #2 - RES. 649 SF UNIT #3 - RES. 643 SF UNIT #4 - RES. 951 SF UNIT #5 - RES. 880 SF UNIT #6 - RES. 142 SF STAIR EXEMPTION +432 SF *NON -UNIT 5,009 SF FOOTPRINT New commercial space due to relocation of Setterfield-Bright from the upper level. Due to accessibilty issues at this location for the new commercial space and overage of the allow commercial floor area, we propose to raise the existing floor up to grade to eliminate the steps down into the space, as well as removing the mezzanine level to create higher ceilings. ---� NEb UNIT (COM FLOOR AREA: 1,199 SF UNIT #1 -COMM. 263 SF UNIT #2 - COMM. 624 SF UNIT #3 - COMM. 1,462 SF UNIT #4 - COMM. 809 SF UNIT #5 - COMM. 583 SF UNIT #6 - COMM. +98 SF *NON -UNIT 5,038 SF FOOTPRINT AIR SF Former Setterfield-Bright commerical space to be relocated to residential unit at alley on main level. NET LIVABLE: 551 SF UNIT #1 - RES. 601 SF UNIT #2 - RES. 586 SF UNIT #3 - RES. 579 SF UNIT #4 - RES. 857 SF UNIT #5 - RES. +774 SF UNIT #6 - RES. 3,948 SF AREA NET LEASABLE: 863 SF UNIT #1 -COMM. 224 SF UNIT #2 - COMM. 419 SF UNIT #3-COMM. 899 SF UNIT #4 - COMM. 521 SF UNIT #5 - COMM. +491 SF UNIT #6 - COMM. 3,417 SF AREA New roof deck area to max out allowable deck area. At last client meeting it was suggested to divide this space into 5 smaller, private decks (outdoor rooms). The new elevator will provide access to this area and additional means of egress will need to be provided. ---\ LEGEND NET LEASABLE FLOOR AREA NET LIVABLE FLOOR AREA DECK AREA OPEN TO BELOW STAIR EXEMPTION CRAWL SPACE PUBLIC AMENITY DECK AREA ALLOWED: 6,500 SF LOT AREA x2.75 FAR 17,875 SF FLOOR AREA ALLOWED x15 % PERCENT ALLOWED 2,681 SF ALLOWABLE DECK AREA OPEN SPACE 853 SF J DECK AREA: 138 SF DECK #1 132 SF DECK #2 305 SF DECK #3 +2,106 SF DECK #4 (ROOF 2,681 SF AREA MEZZANINE LEVEL PLAN UNIT #4 COMM. *PER IBC SECTION 505, SINCE THE MEZZANINE AREA DOES NOT EXCEED ONE-THIRD OF THE AREA OF WHICH IT IS LOCATED, THIS AREA IS NOT INCLUDED IN FLOOR AREA CALCULATIONS. FLOOR AREA: 0 SF FOOTPRINT NET LEASABLE: 0 SF AREA Although the new commercial space reduces the overall open space, the areas to the west that were not counted in the existing calculations can now be counted as they will be visible from the sidewalk as we are proposing to remove the 6' high fence and exterior stair that previously block it from being visible. In addition, a new walk way will be provided to access the new commerciai mace to the southwest. SITE PLAN PROP. LINE W I W 8 - - TOTAL AREA OF W � W PROPERTY J Q 6,500 +/- SF (65' X 100') 0 Wa O a NEW W 0_ BLDG. ` PROP. LINE a- _--I HUNTER STREET % OF PUBLIC AMENITY: 13% = 853 SF TOTAL OPEN SPACE 6,500 SF PROPERTY SIZE rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_AO-2.dwg SHEET TITLE PROPOSED FLOOR AREA CALCULATIONS SCALE: 1 /16"=1'-0" AO.2 COPYRIGHT 2010 RO—N—ROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT6 E PROPERTY OF POWIAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSIDNOFROW—.ND ROUGHTONARCHITECTUREANOURBAN DESIGN. ROW LAND+BROUGHTONARCHITECTUREANDURBANDESIGNSHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING C—FIGHT THERETO. PROPOSED FLOOR AREA CALCULATIONS rO I n+ roughton architecture and urban design ze Bowman - 2818 May 11, 2010 FLOOR LEVEL FLOOR AREA COMM. 53% NON -UNIT SPACE FREE 47% TOTAL 100% FLOOR AREA TOTALS DECK AREA COMMERCIAL FREE-MARKET TOTAL BASEMENT 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF MAIN 4,940 SF 0 SF 4,940 SF 52 SF 46 SF 98 SF 5,038 SF 0 SF MEZZANINE LEVEL 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF UPPER 0 SF 4,435 SF 4,435 SF 302 SF 272 SF 574 SF 5,009 SF 575 SF ROOF 0 SF 0 SF L 0 SF 0 SF 0 SF 0 SF 0 SF 2,106 SF TOTAL 4,940 SF 4,435 SF 1 9,375 SF 354 SF 318 SF 672 SF 10,047 SF 2,681 SF COMMERCIAL FLOOR AREA TOTAL FLOOR AREA ALLOWABLE FLOOR AREA DIFFERENCE - UNDER/'O\/ER) FREE-MARKET FLOOR AREA TOTAL FLOOR AREA ALLOWABLE FLOOR AREA DIFFERENCE - UNDER/ OVER TOTAL BUILDING FLOOR AREA TOTAL BUILDING FLOOR AREA TOTAL ALLOWABLE FLOOR AREA DIFFERENCE - UNDER/ 4,940 SF 4,435 SF 9,375 SF 354 SF 318 SF NET LEASABLE (COMMERCIAL) AREA NET LIVABLE (FREE-MARKET) AREA BASEMENT - COMM. 0 SF UNIT 1 - RES. 551 SF MAIN - COMM. 3,417 SF UNIT 2 - RES. 601 SF MEZZANINE - COMM. 0 SF UNIT 3 - RES. 586 SF UPPER - COMM. 0 SF UNIT 4 - RES. 579 SF TOTAL 3,417 SF UNIT 5 - RES. 857 SF UNIT 6 - RES. 774 SF TOTAL 3,948 SF 5,294 SF 1 0.81 :1 13,000 SF 1 2.01 7,706 SF 4,753 SF 1 0.73:1 3,250 SF 1 0.5:1 SF 672 SF 11 10,047 SF 1 1.55 :1 17,875 SF I 2.75:1 7,828 SF Notes: C1 Zone District Property Size 6,500 SF Allowable Deck 2,681 SF CL to M - -4co CD 0C) o 0 Co 60 t 0. COQD 0 �. CO c W + co F Ln -owl nd+ rou hton architecture and urbandesign AREA COMPARISON EXISTING PROPOSED ze 5,073 SF 51294 SF FREE-MARKET FLOOR AREA 51230 SF 41753 SF TOTAL BUILDING FLOOR AREA 10,303 SF 10, 047 SF NET LEASABLE 31480 SF 31417 SF NET LIVABLE 41346 SF 33948 SF Bowman - 2818 May 11, 2010 DIFFERENCE 221 SF (477) SF (256) SF (63) SF (398) SF CL lb Ca 0 3 0 W CrCL CD C CD 0 -p 0 CD CD 00 CO CO Cn r co t 0 3+ CO C• Ga c> row Ian d+;_proughton arChiftClurs .and ufban design EMPLOYEE GENERATION EXISTING PROPOSED ALLOWABLE ACTUAL ALLOWABLE ACTUAL COMMERCIAL FLOOR AREA 13,000 SF 5,073 SF 13,000 SF 5,294 SF 2.00 :1 0.78 :1 2.0 :1 0.81 :1 FREE-MARKET FLOOR AREA 3,250 SF 5,230 SF 3,250 SF 4,753 SF 0.50 :1 0.80 :1 0.50 :1 0.73 :1 TOTAL BUILDING FLOOR AREA 17,875 SF 10,303 SF 17,875 SF 10,047 SF 2.75 :1 1.59 :1 2.75 :1 1.55 :1 Bowman - 2818 May 11, 2010 DIFFERENCE ALLOWABLE ACTUAL 0 SF 221 SF 0.00 :1 0.03 :1 0 SF (477) SF 0.00 :1 (0.07) :1 0 SF (256) SF 0.00 :1 (0.04) :1 (63) SF (398 SF a Q. ra -4 3 cL. cr -� . -, 3 000 0cn 35 cD CD 0 0 10 0 oho c` 0 co C ro �a cn + CL cr r� E~ -.& co 0ca C cn W Z Q W Q. 0 0 HUNTER STREET (75' R.O. W.) 3 0 rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_D1-O.dwg SHEET TITLE DEMO SITE PLAN SCALE: 1 /8"=1'-0" • ,J THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAN—ROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWIAND-BROUGNTON ARCHITECTURE AND URBAN DESIGN. ROWLAND.BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL GOMMON LAW STATUTORY AND OTHER RESERVED RIGHTS. INCLUDING COPYRIGHT THERETO. 48'-5 7/8"± 87'-1 7/8"f z c A4.0 AS.t 1 BASEMENT DEMO PLAN �-o SCALE: 3/16" = 1'-0" CHUTE rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_D2-O.dwg BASEMENT DEMO PLAN SCALE: 3/ 16"=1'-0" D2.0 COPYRIGHT 2010 AOWLAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CD—NED ON THIS DOCUMENT IS THE PROPERTYOF RCM-ND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND-SROUGHTON ARCHDECTURE AND URBAN DESIGN. ROWIAND*BROUGHTONARCHITECTUREAND URBAN DESIGNS — RETAIN ALL COMMON IAyyYY�$TATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT YFIERETO. J�' I Y V n� ma r- I PAVEMENT I SLOPES ON I L_ GATE 1 MAIN LEVEL DEMO PLAN D2.1 SCALE: 3/16" = V-0" L u v u a C C Q rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_D2-1.dwg SHEET TITLE MAIN LEVEL DEMO PLAN SCALE: 3/16"=1'-0" D2.1 COPYRGHT2M0R—ROUGI-1 ARC NTTECTUREANDURBANDESIGN THE INFORMATION AND DESIGN INTENT GONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND—OUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART Of THIS INFORMATION MAY BE USED WRHOUT THE PRIOR WRITTEN PERMISSION OF ROWLANI—R—TON ARCHITECTURE AND URBAN DESIGN. ROWLAND•BROUGHTONARCHITECTURE AND URBANDESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. �I w Q I 1 MEZZANINE LEVEL DEMO PLAN D2.1 m SCALE: 3/16" = 1'-0" 1 2 3 7 A5.1 O 86'-1 1 /4" t HUNTER STREET 87'-1 7/8" t 101 48'-5 7/8"t c as. i u u 0 u 0 c c Q rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_D2-1 m.dwg SHEET TITLE MEZZANINE LEVEL DEMO PLAN SCALE: 3/ 16"=1 I-0'I D2.1 m LOPYBW NT 2010-1-ANO+BROUGHTON ARCHRECTURE AND URBAN DESIGN HE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWIAN HOUGHTON ARCHITECTURE AND URBAN DESIGN. NOPARTOFTHISINFORMATICNMAYBE USE. WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWILAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND•BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, WCLUDINGCOPYRIGHTTHBRETO. I 1 UPPER LEVEL DEMO PLAN D2,2 SCALE: 3/16" = V-0" 86'-1 1/4"t .� 17'-4" 21'-4" L I 47'-51/8"t r �T__ \II I )Ip� 1 II I tr-� i I I� 1 1 I �a 1 jIl I I I I r-� I ?jI I I a�; I 1 j I UNIT #2 III II I I ILL! I I t� I I I 1 1$a I (RESIDENTIAL) J J1 J L:j C------- -1--L--I ----- UNIT #6 \\i �I__ �� \ (COMMERCIAL) -� -t--�t------------------- �\ I I I I I I I I I I I III /.,-- -- -- --- FACP ==9 II I I / HALL 6_=�r II I I / I f 11 `tea/ I I r I 111 �I I I 1 11 II III 111 I I I I 11 11 II III I I I I 11 II r, ,II III UNIT#4 COVERED �_ ( I I I I1 UNIT#3 jl��) I� S�II�o JII r—T (RESIDENTIAL) Ly_J L._1I LAG �s.,G�L=_JL_ DECK �� (RESIDENTIAL) I � � III---- rl - 1 J III r-- I IL-------------- -ICI II Flu —T—---� II I I �JJ ------- -- 1 L- J � � I-�_ IL —�------ I -ir-----1-L J--------J_I � I ��rrJ II F=� II IIII IF I L - JI L_ _ �r� ='L�; I UNIT #1 III I------ I II II �----J 1 11 (RESIDENTIAL) III �- I F---� �s -s —if III 1 �� PENTHOUSE % Ij �I --- II�� II (RESIDENTIAL) I�\` 1 II II---1 II 1 \ II o II 1 1 II I W II I111 ,L 1----------- I / ALL----------- �__ --�---------------- II �/ \\ II 1 I =--------------- COVERED IL-,L-___--_- DECK re® I II ___---- L REMOVE EXISTING L� _- FLOOR AS \i� FOR ELEVATOR SHAFT I1 II --------; II 1 II c I I I I I f Iit 1 11 I I 17'-4" 21'-4" 87'-1 7/8" t HUNTER STREET 48'-5 7/8" t ..................... .................. rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_D2-2.dwg SHEET TITLE UPPER LEVEL DEMO PLAN SCALE: 3/16"=V-0" D2.2 COPYRIGHT3010ROW-BRGUGHTONARCHITECTUREANDURBAN GESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAN-BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHW T THE PRIOR WRITTEN PERMISSION OF RO-ND+BROUGNTON ARCHITECTURE AND URBAN DESIGN. ROWIAN-BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. 1 ROOF DEMO PLAN D2.3 SCALE: 3/16" = V-0" rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_D2-3.dwg SHEET TITLE ROOF DEMO PLAN SCALE: 3/16"=1 I-0" D2.3 COPYRIGHT 31110 ROWLAND-O.DNTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT LS THE PROPERTY OF ROWLAND•SROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS MFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROW IAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ED- O'BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. Uj W 0 V HUNTER STREET (75' R.O. W.) 3 ..... .............. . rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_Al-O.dwg SHEET TITLE PROPOSED SITE PLAN SCALE: 1 /8"=1'-0" COPYRIGHT-DROWEAN-000NTONARCHRECTUREANDURBANDESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROV-D-BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAN-ROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAN-ROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON TAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. I I I I 87'-1 7/8" t z A4.0 PROPOSED 1 BASEMENT FLOOR PLAN A2,0 SCALE: 3/16" = 1'-0" 48'-5 7/8" t c A5.1 CHUTE rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-0.dwg SHEET TITLE PROPOSED BASEMENT FLOOR PLAN SCALE: 3/ 16"=1'-0" A2.0 COPY RIGHT301UROMILk-SEOUGHTON ARCH -BC ANO URBAN BEBIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTYOFROWLAND'BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. I WIT &A; - I AFT PROPOSED 1 MAIN LEVEL FLOOR PLAN A2.1 SCALE: 3/16" = 1'-0" ..................................... .............................. . .................. rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-1.dwg SHEET TITLE PROPOSED MAIN LEVEL FLOOR PLAN SCALE: 3/16"=1'-0" A2.1 COPYRM311T-0 ROWIANDrBROUGHTON ARCHITECTURE AND URBAN DESIGN HE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWIAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION IMY BE USED WITHOUT THE PRIOR INCLUDING COPYRIGHT THERETO �I PROPOSED 1 MEZZANINE FLOOR PLAN A2.1 m SCALE: 3/1611 = 1'-0" HUNTER STREET 17' 4" 21' 4" 48'-5 7/8" t 87'-1 7/8" f — 0 0 3 z A4.0 A5.1 C4 rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 — 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-1 m.dwg SHEET TITLE PROPOSED MEZZANINE LEVEL FLOOR PLAN SCALE: 3/16"=1'-0" A2.1 m COPYRIGHT NHO ROWLANDUBROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IB THE PROPERTY OF ROWIAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWIAN-FOUGHTON ARCHITECTURE AND URBAN DESIGN. ROWIAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN S- R ETAIN ALL COMMON L A STALUTORY AND OTHER REB-C RIGHTS, INCLUDING COPYRIGHT THERETO. MR J�' EXISTING ri—'� MEZZANINE FLOOR PLAN A2.1 me SCALE: 3/16" = 1'-0" n n n u n C C C rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-1 me.dwg SHEET TITLE EXISTING MEZZANINE LEVEL FLOOR PLAN SCALE: 3/1611=1'-0" A2.1 me :OPYRIGHT2010 ROWIANO+BROUGHTON ARCHITECTURE ANI fHEME INFORMATION AND DESIGN INTENT CONTAINED ON TH PROPERTY OF ROWIA-BROUGHTON ARCHITECTURE I )ESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHC NRITTEN PERMISSION OF ROWIAN-ROUGHTON ARCHITECT JESIGN. ROWLAND-CUGHTON ARCHITECTURE AND URBAN 2ETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVEC NCLUDING COPYRIGHT THERETO. PROPOSED ri—"� UPPER LEVEL FLOOR PLAN �.2 SCALE: 3/16" = 1'-0" rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818 A2-2.dwg SHEET TITLE PROPOSED UPPER LEVEL FLOOR PLAN SCALE: 3/16"=1'-0" A2.2 COPYRIGID 2010 ROWLAND-BR0UGHTON ARCHITECTURE AND URBAN DESR3N THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF RO-ND+BROUGNTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION BWY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF R-BROUGNTON ARCHITECTURE AND URBAN DESIGN. ROVVV."-OUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. PROPOSED 1 ROOF PLAN A2.3 SCALE: 3/16" = V-0" rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-3.dwg SHEET TITLE PROPOSED ROOF PLAN SCALE: 3/16R=1 -011 A2.3 COPYRIGHT 201D ROWIAND+BROUGHTDN ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTYOF-IFAND-BRWGHTONARCHRECTUREANDURBAN N, NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWIANDIBROUGHTON ANCHITECTURE AND URBAN DESIGN. ROWIAND-BROUGHTON ARCHRECTURE AND URBAN DESIGN SHALL STAIN ALL COMMON -STATUTORY AND OTHER RESERVED RIGHTS. INCLUDING COPYRIGHT THERETO. HUNTER STREET (75' R.O.W.) R IT 1 cc W 4 O O U rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_Al-0e.dwg SHEET TITLE EXISTING SITE PLAN SCALE: 1 /8'1=V-011 A1.0e COPY RIGHT-O ROWLA-BROUGHTON ARCHRECTUREAND URBAN DE-N! THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENTIS THE PROPERTYOF NOV-ND-BROUGHTONARCHIT-TORE AND URBAN DESIGN. NO PART OF THIS INFORMATION 1- BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROW-NDHBROUGHTON ARCHITECTUREAND URBAN DESIGN. ROWLAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS. INCLUDING COPYRIGHT THERETO. I I I I 21'-4" 3 EXISTING ri—'� BASEMENT FLOOR PLAN A2.Oe SCALE: 3/16" = 1'-0" 48'-5 7/8"t 87'-1 7/8" t z c A4.0 A5.7 0 rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-0e.dwg SHEET TITLE EXISTING BASEMENT FLOOR PLAN SCALE: 3/16"=V-0" A2.Oe COPY RIGHT 20IG ROWLAND+BROUGHTON ARCHRECTURE AND URBAN DESIGN THE INFORMATION AND OESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROW-U-BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF NOWIAN-ROUGHTON ARCHITECTURE AND URBAN DESIGN. R WLANDiBROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALARM JCIATO I,NEL u EXISTING ri—"� MAIN LEVEL FLOOR PLAN �-1 SCALE: 3/16" = 1'-0" ..................................... .............. rowiand + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-1 e.dwg SHEET TITLE EXISTING MAIN LEVEL FLOOR PLAN SCALE: 3/16"=1'-0" A2.1 e COPYRIGHT 201Q RO-ANGHDIOUGHTON AROHITECTURE AND ORGAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF RO-ND.DROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAYBE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF R-D.GROUGHTON ARCHTECTURE AND URBAN DESIGN, RO-N-FOUGHTONARCHITECTUREANDURBANDESIGNSHAU. RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS. I - DING DING COPYRIGHT THERETO. e 3 ry EXISTING 1 UPPER LEVEL FLOOR PLAN A2.2e SCALE: 3/16" = 1'-0" Of o UNIT #3 (RESIDENTIAL) rowland + broughton architecture and urban design 117 s. monarch st. 3377 blake at, 106 aspen, co 81611 deriver, co 80205 970.544.9006 v 303.308.1373 v 970.544.3473 f 303.308.1375 f Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-2e.dwg SHEET TITLE EXISTING UPPER LEVEL FLOOR PLAN SCALE: 3/1611=1'-0" A2.2e COPYRIGNT]B1 NAND NDNNiNUGNT.H ARCNRECTURE qNO URBAN DESIGN THE V60RMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT LS THE PRO PERTY OF NO TON gRLNRELTUREAND URBAN DESIGN. NOPARTOP THISINPORM RCMAY BE USE. WI 'H ..AN PRIOR WRITTEN PERMNig10N OF gOWLq,NDNIR ,MEN ARCNTN:LTUREgND URBAN DESIGN. ROWUNDN)RglGHTON AgC111TECTURE ANO URBgf10ESIGNgf1ALL RETgINALL COMMON IAW gTAIUTOMAND OTNEq RESERVED RIGHTS, INCLUORIG COPYRIGHT TNEgETO. I EXISTING 1 ROOF PLAN A2.3e SCALE: 3/16" = V-0" w 9E{{}[ PARAPI AND B/ ROC ......................................... ..................................... ................................................................... ........................... .......................... ........................... ........................................ ...................... rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A2-3e.dwg SHEET TITLE EXISTING ROOF PLAN SCALE: 3/1611=V-0" A2.3e :OPYRIGMT I010 ROWLA RCIUGNTON ARCHIT DIE INFORMATION AND DESIGN INTENT CONTAI fHE PROPERTY OF ROW-113ROUGHTON ARCH. )ESIGN. NO PART OF THIS INFORMATION MAY BE NRITTEN PERMISSION OF ROWLANDIBROUGHTON :ESIGN. ROWIANO+8R000HTONARCHRECTURE iETA1N ALL COMMON LAW STATUTORY AMC OTHEF NCLUDING COPYRIGHT THERETO. ib co N ME *T.O. PARAPET 128'-6" I PENTHOUSE LEVEL T.O. F.F. :� Y 115'-6" N LUSH - MAIN LEVEL 1 T.O. F.F. 100.-0. J. Y. PARAPET 1- ", PENTHOUSE LEVEL Y 115'-6" LUSH - MAIN LEVEL EXISTING r1a NORTH-EAST BUILDING ELEVATION A4.0e SCALE: 3/16" = V-0" HALL LEVEL B A5.Oe 86'-1" C A D AS.ie AS.OB A5.1e D C B A T65'-6" 30'-10" 16'-0" PENTHOUSE UNIT #6 UNIT #4 _ (RESIDENTIAL) m-, nnfiRAM—rnlI „__.__.._.... UNIT#1 11 -_--->•-----IIIIIIIIilllllllllllllllllllllllllilllllilllllllllllllllllllllll ■-�-- _-_�--_ a----- N—■i—��i-- — E------- �■ --1 --- --- --�1i—�--------• [ter RF 'I HUNTER STREET \\ / SIDEWALK f �� �� 0 --Ul LUSH -MAIN LEVEL T.O. F.F. ENTRY FIXED DOOR EXISTING 2 NORTH BUILDING ELEVATION- 0 A4.e SCALE: 3/16" = 1'-0" UNIT #1 (COMMERCIAL) �■ SEL 11_■■ A0-1111111111 70.2111111 I® ■ Q■ -1%■ J��L"J � —• 1=J Imo,, rr STAIRS ENTRY UNIT #4 (COMM.) UNIT #5 (COMMERCIAL) 10'-0" ASPEN GROVE BUILDING ......................... r, rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A4-1 e.dwg SHEET TITLE EXISTING BUILDING ELEVATIONS SCALE: 3/16"=1'-0" A4.Oe COPYRIOHT1010 ROWLAN-R-TONARCMRECN .-URBAN-11 THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF RO-ND.BROUGHTD1 ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS WFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLANO+ -.-TON ARCHITECTURE AND URBAN DESIGN. ROWIAND OUGHTONARCHRECTUREANDURBANDESIGNSHALL RETAIN ALL COMMON I- STATUTORY AND OTHER RESERVED RIGHTS. INCLUDING COPYRIGHT THERETO. B A5.Oe 4 3 2 1 48'-8 1/2" 21'-4" W-0 1/2" D 41--) A5.1eD AS.te + T.O.PAPET 8"RA 128'Y — PENTHOUSE LEVEL J. T.O. F.F. Y 115'-6" co N € LUSHMAIN LEVEL III` Jl`. 1 T.O. F.. F. 100'-0" E 9 g `m 7i ryT gR TE> a� ym� G� .. _ ...... rowland + broughton architecture and urban design Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A4-1 e.dwg SHEET TITLE EXISTING BUILDING ELEVATIONS SCALE: 3/16"=1 I-0" A4.1 e COPYRIGHT-0 ROWUNbBROUGHTON ARCHITECTURE AND URBAN DESGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROW-AND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF R—IND-BROUGHTON ARCHITECTURE AND URBAN DESIGN. RO—N—HOUGHTON ARCHRECTURE AND URBAN DESIGN SHAIL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. I 'r ^ I7)AC)A0CT c -N A5.l e 1 2 3 4 86'-1 " 16'-0 1 /2" 21'-4" 1 48'-8 1 /2" EXISTING A BUILDING SECTION A A5.Oe SCALE: 3l16" = 1'-0" 1 2 16-0 1 /2" Ll L 1 I 11� � 1 I I Z Z I — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — J 21'-4" EXISTING rB"� BUILDING SECTION B A5.Oe SCALE: 3/16" = 1'-0" C A5.le 3 65'-6" 48'-8 1 /2" C? I in ..._............_................ ........................ ._ _ _ ..._...__._... _ ...... .......... .........__.. _ ._. ._ ... _...... __.. ......_. . _..... ._............ _. ......_....... .... rowland + broughton architecture and urban design 117 s. monarch st. 3377 blake st, 106 aspen, co 81611 denver, co 80205 970.544.9006 v 303.308.1373 v 970.544.3473 f 303.308.1375 f Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818 A5-1 e.dwg SHEET TITLE EXISTING BUILDING SECTIONS SCALE: 3/16"=1'-0" A5.Oe COPYRIGHT 2010 ROWLAND-BROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. ROWLANO+SROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. co 00 N I jL T.O. PARAPET 128'-8" COMMON HAI. 06 T.O. F.F. 115'-3" LUSH - MAIN T.O. F.F. 100'-0" TO PARAPET � 128'-8-8" UNIT 2 LEVEL T.O. F.F. _ ppY 115'-3" N LUSH - MAIN LEVEL T.O. F.F. 100'-0" EXISTING D BUILDING SECTION C A5.1 @ SCALE: 3/16" = 1'-0" 1 2 UNIT #4 BASEMENT Or 16-0 1/2" 1_ 21'.4" EXISTING D BUILDING SECTION D �.l SCALE: 3/16" = 1'-0" 3 65-6" A5A e 48'-8 1 /2" rowland + broughton architecture and urban design 117 s. monarch st. 3377 blake st, 106 aspen, co 81611 denver,co 80205 970.544.9006 v 303.308.1373 v 970.544.3473 f 303.308.1375 f Consultants Issue: 05.11.2010 CONSULTANT RFP SET BOWMAN BUILDING 529 - 535 E. COOPER AVE. ASPEN, CO 81611 PROJECT NO: 2818 DWG FILE: 2818_A5-1 e.dwg SHEET TITLE EXISTING BUILDING SECTIONS SCALE: 3/16"=1'-0" A5.1 e COPYRIGHT 2010 ROWLAND+SROUGHTON ARCHITECTURE AND URBAN DESIGN THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN, ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS. INCLUDING COPYRIGHT THERETO. •M 00 THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER PARCEL ID NUMBER 0077.2010.ASLU NO PARCEL PROJECTS ADDRESS 531 & 535\OPER ST Faw-Irkl0c: CASE DESCRIPTION REPRESENTATIVE DATE OF FINAL ACTION DREW ALEXANDER INTERPRETATION MITCH HAAS 12.29.10 CLOSED BY ANGELA SCOREY ON: 01.27.11 •M 00 File idit Record Navigate Farm Reports Format Tab Help : h A Cip Routing Status Fees Fee Summary Mw Actions Atte ants Rating h&M j j&ebon j Ardit j Custz Fiefs Sub Permits i Parcels o Pent type aslu Aspen Land Use pot F077,2010.ASLU Addre% 5318 535 CGOcER E pp e o Cty ASPEN j¢ 1611 Q x Pern t Worst l n Maft wd RD* W sk01 Epp jet 2/2/1010 c. 8 z Project Staters ending Approved Desk IREMODEL CF THE HISTORIC BCIdIMAN BUILDING • INTERPRETATION $sued Foal m HAAS LAND PLANNING 9251395 unpin 56 1 I 11 Sub fled � Clodr � Days � Ezpres 1I2 I20 Submitted via' Onsnr Last name STEIN, LLC Fist rnrrn PO BOX 5453 AVOti CA 61620 Address Phone 910j 9491566 Appicant © Owner i appicant? [ Conhada is appk&O Last name INJ STEIN, LLC First name PO BOX 5450 VON CA 81620 Phone (9T0) 949-1566 Cust i 28943 Address Lender Lem First name Phan P ' ' ! Address I AspenGod f ffml M*- Midi • File Edit Record Navigate Form Reports Format Tab Help lu e� 21 OW 007? - 20 f D , AS L{Cl A� Routing Status Fees Fee Summary I'`10"' f Attachments Routing History Valuation ArthjEnq Custom Fidds Sub Permitr 4 ► ' Perrot type aslu Aspen Land Use Permit # 0077.2010.ASLU Address 5318 535 COOPER E Aptf Sujte g City ASPEN State CO7 zip 81611 Permit Information n Master permit Routing queue aslu07 Applied 12f2i?010 c ZProject Status pending Approved 9 Description REMODEL OF THE HISTORIC BOWMAN BUILDING TEz Z0 Issued Final 1 Submitted HAAS LAND PLANNING 925 7395 Cock Rurning Days 0 Expires 11727I2011 Submitted via Owner Last name NJ STEIN, LLC First name PO BOX 5450 Phone (970) 949.1566 Address AVON CA 81620 I Applicant E%o] Ownei is applicant? J Contractof is applicant? Last name NJ STEIN, LLC First name PO BOX 5450 AVON CA 81620 Phone (970) 949-1566 1 Cust # 88943 Address Lender Last name Phone ( ) First name Address AspenGold5 (serverj angelas 1= 1 of 1 , t2�Z� 110 ft • CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT LAND USE CODE INTERPRETATION JURISDICTION: City of Aspen APPLICABLE CODE SECTION: Section 26.470.070.D, Demolition or redevelopment of multi -family housing EFFECTIVE DATE: December 16, 2010 WRITTEN BY: Drew Alexander, Planner APPROVED BY: Chris Bendon, Community Development Director SUMMARY: This land use code interpretation clarifies whether the relocation of a residential multi -family dwelling unit with no loss of density triggers the requirements of Subsection 26.470.070.5, Demolition or redevelopment of multi -family housing. BACKGROUND: The Growth Management Quota System (GMQS) Chapter of the City's Land Use Code includes a subsection entitled 26.470.070.5, Demolition or redevelopment of multi family housing. This subsection establishes requirements when multi -family dwellings units within the City of Aspen are demolition, converted, combined, or redeveloped. This request for interpretation seeks to clarify the subsection's applicability when a residential multi -family unit is removed on one building level, but gained elsewhere in a building, resulting in no net loss of dwelling units. This code interpretation was requested due to a scenario similar to the example described above. The Applicant wished to convert a ground level residential multi -family unit to commercial, while at the same time converting a second level commercial space to a residential multi -family unit. The same residential density would have been maintained after completion. However, Staff found that this change would trigger Demolition or redevelopment of multi family housing. In the Applicant's request for interpretation are several reasons why the Code should allow for this type of project without triggering Demolition or redevelopment of multi family housing. However, the purpose of a code interpretation is to represent what the code does say, not what the code should say. In order to change the code, a code amendment would be the appropriate process to do this, not a code interpretation. RD • DISCUSSION AND INTERPRETATION: Staff is relying on various portions of the Land Use Code for this interpretation. These portions of the Code specifically include Section 26.104.100, Definitions, and Subsection 26.470.070.5, Demolition or redevelopment of multi -family housing. Subsection 26.470.070.5 begins with a preamble that outlines the basis for the requirements associated with the demolition or redevelopment of multi -family housing, noting that: "...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... "[emphasis added]. And that: "The combining, demolition, conversion or redevelopment multi family housing shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on Compliance with the following regulations (see definition of demolition) "[emphasis added] Additionally, the term "demolition" as described in Section 26.104.100 is defined as: "To raze, disassemble, tear down or destroy forty percent (40%) or more of an existing structure (prior to commencing development) as measured by the surface of all exterior wall and roof area above finished grade and associated assembly and components necessary for the structural integrity of such wall and roof area... Demolition shall also include the removal of a dwelling unit in a multi- family or mixed -use building, its conversion to nonresidential use, or any action which penetrates demising walls or floors between Multi -Family Housing Units if such action is undertaken to combine the units "[emphasis added]. Therefore, the conversion of an existing unit from residential use to commercial use meets the definition of demolition, regardless if additional density is added, and is subject to review under 26.470.070.5.1. In some specific scenarios, exemptions may be applied to these regulations. The list of exemptions found in subsection 26.470.070.5.8, does not include any exemption for the relocation of a multi -family unit within the same structure, even when the same density maintained. The only exemptions that would apply to this situation would be a) Non -willful destruction (with conditions), b) The conversion or demolition of multi -family units that have been used exclusively for tourist accommodations, or c) The demolition or conversion of bandit units. ft 0 An additional exemption found at subsection 26.470.070.5.8.f, is dependent upon the opinion of the Community Development Director and states the following: "A change order to an issued and active building permit that proposed 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" [emphasis added]. It is Staff's determination that when a multi -family dwelling unit is converted to a non- residential use, even if an additional multi -family dwelling unit is created elsewhere in the building, that the demolition or redevelopment of multi -family housing is triggered. Unless one of the exemptions stated in 26.470.070.5.8 are explicitly related to the conversion of the multi- family dwelling unit, replacement housing shall be provided at one of the mitigation rates determined by the Land Use Code at the time of submittal. APPEAL OF DECISION: Any person with a right to appeal an adverse decision may initiate an appeal by filing a notice of appeal on a form prescribed by the Community Development Director. The notice of appeal shall be filed with the Community Development Director within fourteen (14) days of the date of the decision being appealed. Failure to file such notice of appeal within the prescribed time shall constitute a waiver of any rights to appeal the decision. EXHIBITS: A — November 18, 2010, letter from Mitch Hass • HAAS LAND November 18, 2010 PLANNING, LLC Mr. Chris Bendon, Director Aspen Community Development Dept. 130 South Galena Street Aspen, CO 81611 R'cC'c/V,ED NOV 18 ?010 C/Ty OF CON44/ y p I SPEIV EN, RE: Remodel of the Historic Bowman Building (531 & 535 E. Cooper Ave.) Dear Chris: This letter is a request for a formal Interpretation of Title, pursuant to Section 26.306.010 of the Land Use Code. Specifically, we are seeking to confirm that, through interpretation, Section 26.470.070(5), Demolition or Redevelopment of Multi -Family Housing, is not applicable to the proposed remodeling of the Historic Bowman Building. The Bowman Building, which was built in 1888, is located at 531 and 535 E. Cooper Avenue (SW corner of Cooper and Hunter). This building is on the City of Aspen Inventory of Historic Landmark Sites and Structures (the Inventory) and is located within the Commercial Core Historic Overlay District. It is legally described as Lots I, H, and the Easterly 5' of Lot G, Block 96, City and Townsite of Aspen. NJ Stein LLC (the applicant) owns the Bowman Building. The applicant intends to remodel the building, including relocation of the ground floor residential unit to the second floor, moving the second floor commercial space to ground level, and creating a new commercial space along the alley to replace similar space that will be lost as a result of the new lobby area. The property is comprised of three attached two-story structures, accommodating primarily commercial uses and one free-market residence on the ground floor while the second floor is made up primarily of free market residential units along with one commercial unit. The free market residential unit on the ground floor of the westernmost structure is located off the alley, and the small commercial space on the second floor is in the easternmost structure. In total, there are six separate commercial spaces and six residential units on the property. • 201 N. MILL STREET, SUITE 108 ASPEN, COLORADO • 8161 1 • PHONE: (970) 925-7819 FAX: (970) 925-7395 The applicant intends to relocate the second floor commercial unit to the space on the alley -side of the ground level where the free market residential unit is now located, and proposes to move that free market unit onto the second floor. There will also be some internal reconfiguration of the existing second floor residences, and one of the existing commercial spaces on the Hunter Street side of the ground level will move to a new location on the alley side of the building. This will allow for development of a lobby area with Code compliant access to the residential units above. Simultaneously, the second floor remodel will bring the building into compliance with current life -safety requirements for fire protection, circulation, ingress/egress, etc., as well as today's energy codes. After the renovations, there will be six (6) commercial spaces, all on the ground level of the building, and six (6) residential units, all on the second level of the building. There will be no net loss of residential units or bedrooms, i.e., no lost density will occur as a result of the proposed remodeling. The demolition or redevelopment of multi -family housing is governed by Section 26.470.070(5) of the City of Aspen Municipal Code (the "Code"). Said Section articulates that the City felt it necessary to adopt limitations on the combining, demolition, or conversion (to a different use) of existing multi -family housing. Section 26.470.070(5) provides, in part, the following narrative: 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 Bowman Remodel -Replacement Housing Interpretation Request Page 2 I Ilk- . 0 0 the private sector maintains its role in the provision of resident housing and to prevent a housing shortfall from occurring. [Emphasis added.] "Demolition" is defined in Section 26.104.100 of the Code as follows: To raze, disassemble, tear down or destroy forty percent (4001o) or more of an existing structure (prior to commencing development) as measured by the surface of all exterior wall and roof area above finished grade and associated assembly and components necessary for the structural integrity of such wall and roof area.... Demolition shall also include the removal of a dwelling unit in a multi family or mixed -use building, its conversion to nonresidential use, or any action which penetrates demising walls or floors between multi family housing units if such action is undertaken to combine the units. The crucial theme of both the replacement of multi -family housing section and the Code's definition of demolition is to ensure that any residential units that are lost be fully replaced by new units and/or cash -in -lieu. In fact, considering the language of Section 26.470.070.5 of the Code, clearly this definition is intended to address: 1) permanent removal of dwelling units without replacement, 2) conversion to non-residential use resulting in a net loss of units, or 3) any combining of units resulting in lost density. In the proposed remodel of the Bowman Building, no "demolition" will occur, as less than forty percent (40%) of the existing structure as measured pursuant to the Code, will be razed, disassembled, torn down, or destroyed. Although the ground floor residential unit will be moved to the upper level of the building (thus eliminating the current nonconformity of a ground floor residential unit in the Commercial Core), and the space that it currently occupies will become a commercial space, it should not be considered "demolition" or "conversion" since there will still be the same number of residential units (and bedrooms) in the building once the remodel is completed. This remodel will not result in any working residents being displaced, nor will it result in the loss of any units or density, nor will it create any housing shortfalls. Additionally, the private sector will continue to maintain its role in providing the same exact amount of resident housing in the Bowman Building as has existed for all these years. Next, and by way of analogous reasoning, Section 26.470.070(8) of the Code provides for certain exemptions from the multi -family housing replacement requirements, including reconstruction after non -willful demolition due to a flood, fire, or other natural catastrophe, civil commotion, or similar event not purposefully caused by the landowner. In order for reconstruction Bowman Remodel -Replacement Housing Interpretation Request Page 3 after non -willful demolition to be exempt, the Code requires the exact replacement of the previous number of units, bedrooms, and square footage in the same configuration. However, Code Section 26.470.070(8)(a) goes on to state that, ... the Community Development Director may approve exceptions to the 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. It seems only logical that the proposed remodel be exempt from multi- family replacement requirements since the City can/will achieve the same outcome that would be required in the case of exempt reconstruction after a non - willful demolition. That is, if a non -willful demolition were to occur, the City would actually require the applicant to remodel the building in exactly the manner proposed so as to enable compliance with current building codes, improved accessibility, and conformance to the Commercial Core zoning. The building should not need to somehow be destroyed in order to get to the same, desired end result. The proposed remodel of the Bowman Building should be considered a Minor Enlargement of a Historic Landmark since there will be no net gain in free-market units. Since the remodel will not result in the loss of any residential units (or bedrooms, for that matter), Section 26.470.070(5) of the Code should not be applicable. To impose Section 26.470.070.5 puts the entire project, including all of the benefits mentioned below, in jeopardy unnecessarily and, we believe, inappropriately given the rationale behind/ intent of the replacement requirements. The proposed remodel is fully consistent with the Code and will deliver the following benefits: • elimination of a non -conforming use (the ground -floor residential unit); • only commercial uses will exist on the ground level, consistent with the Commercial Core regulations; • the proposed alley commercial and small retail spaces are conducive to "local orientation"; • the new ingress/egress, elevators and fire sprinklers will conform to current health and safety requirements, thereby greatly improving accessibility and safety for all residential and commercial occupants; • new mechanical equipment, and the replacement of non -historic windows and doors, insulation and roofing will provide greatly increased energy efficiency; and, • this iconic historic building's preservation will be enhanced. Bowman Remodel -Replacement Housing Interpretation Request Page 4 In closing, it is respectfully requested that a formal interpretation be provided confirming the above -described understanding and effect of the cited Code provisions. If you are of the opinion that this Code section is applicable in this instance, a written response explaining why it should apply is requested. That said, we hope to instead receive written confirmation that Section 26.470.070(5) will be inapplicable to the proposed remodel described herein. If you should have any questions or require any additional information, please do not hesitate to contact me. Truly yours, Haas Land Planning, LLC I U Mitc Haas Owner/ Manager Bowman Remodel -Replacement Housing Interpretation Request Page 5