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MEMO FROM ALAN RICHMAN
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! AUG 31 1981
P,7KIN CO.
OFFICE
August 31, 1981
City of Aspen
130 S. Galena St.
Aspen, Colorado 81611
Attn: Sunny Vann
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SUNNY - The First National Bank would like to confirm recent
communications with the Planning office that we will be re-
linquishing the Growth Management Plan approval received in
1979 for an addition of 4,203 square feet.
However, as was discussed, we are proposing to make a minor
addition of 81.5 square feet to create a court level connect-
ing link between the two bank buildings in the complex. The
impact of the connecting link is minimal both from a visual
standpoint (since it is located directly beneath an existing
ground level connecting link) and from a growth management
standpoint (since the square footage is negligible and it
will be adding no additional work space at all, but rather
just a short corridor to make intra-building communication
more convenient).
It is our understanding that an amendment to the Growth
Management Plan which will allow minor remodeling or additions
of this nature is imminent; and that reliance on this amend-
ment is the most practical and expedient method of obtaining
approval for this addition.
Enclosed for your information is a sketch showing the nature
of the 1979 GI4P approval and the present proposed addition.
Please inform us as to any other steps that we should take
at this time to expedite approval of the addition, and
please keep us informed as to the status of the amendment.
CAUOILL CSUSTAFSON AND ASSOCIATES ARCHITECTS P.C. �7 O R(-)X - ASPEN COLORADO 1 - 1 303-925-33B3
Mr. Sunny Vann
August 31, 1981
Page Two
If you have any questions or comments, do not hesitate to
contact us. Thank you.
Sincerely,
CAUDILL GUSTAFSON & ASSOCIATES ARCHITECTS, P.C.
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James A. Gustafso
FIRST NATIONAL BANK OF ASPEN
_Thomas S . Starodoj
CAUDILL GUSTAFSON AND ASSOCIATES ARCHITECTS P.C. P C) E3', iX ASPEN COLORADO F3 1 303-925-33B3
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Aspen/Pitkin Manning Office
130 south galena street
aspen, colorado 81611
September 3, 1981
Jim Gustafson
Caudill, Gustafson and Associates
P.O. Box FF
Aspen, CO 81612
Dear Jim,
This letter is to acknowledge your letter to the Planning Office,
dated August 31, 1981, within which you relinquished the 4,203 square feet
of commercial space awarded to the First National Bank in the 1979 GMP
competition. This letter is also to confirm our phone conversation today,
during which we discussed our plans to take a code amendment through the
review process by which small commercial additions would be exempt from
competition under the GMP. We are currently researching criteria to docu-
ment that the size of additions which are exempt will have no impact on the
community as regards employee housing, parking and similar questions. We
are confident, however, that our end result will be sufficient to take care
of the Bank's need for an 81.5 square foot link between its two buildings.
We would hope to stay in touch with you as we proceed through the
review process in hopes of having your input during P & Z and Council
public hearings. We expect to bring this matter before P & Z in October
and City Council in November, with the amendment hopefully on the books
by the end of the year. This timetable is predicated on anticipated support
by the review boards, which as you know, is always an uncertain matter.
Please feel free to call us if you have any questions.
Sincerely,
0
Alan Richman
Assistant Director
AR/ans
•
•
Sept. 28, 1981
City of Aspen
130 S. Galena Street
Aspen, Colorado 81611
Attn: Alan Richman
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PLANNING OFOCE ✓/
ALAN - In regard to the connecting link between the two
First National Bank buildings, we would like to inform you
of a change in our proposed design. Rather than the 81.5 square
foot court level connecting link, we are proposing a 165 square
foot link and storage space entirely below grade, located as
shown in the enclosed drawings. In addition to solving several
inherent problems with the original design, the new proposal
will have literally no visual impact on the complex. It does
however, increase the square footage required, but we still
feel that the size of the project remains negligible.
We remain interested in the progress of the amendment to the
Growth Management Plan which would allow minor remodeling
or additions and appreciate being kept informed as to its
status. Thank you.
Sincerely,
CAUDILL GUSTAFSON & ASSOCIATES ARCHITECTS, P.C.
Stephen Wagner
cc: Tom Starodoj
CAUDILL GUSTAFSON AND ASSOCIATES ARCHITECTS P.C. P 0 F_3DX FF ASPEN COLORADO " 1 h 1 303-925-33B3
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RECORD OF PROCEEDINGS 100 Leaves
rORw W r. P. enrcKn N. !. n L. CO.
ORDINANCE 140. 615
(Series of 1981)
AN ORDINANCE AMENDING SECTION 24-11.2 OF THE ASPEN
MUNICIPAL CODE BY THE CREATION OF AN EXCEPTION TO
THE GROWTH MANAGEMENT PLAN FOR SMALL COMMERCIAL PROJECTS
WHEREAS, the Aspen City Council did recently amend the Aspen
Municipal Code to include within the Growth Management Quota Sys-
tem the development of any co,umer.ci.al space within the City of
Aspen, and
WHEREAS, the Aspen City Council finds that small, low impact
couucrercial projects are unduly disadvantaged by the requirement
that they must compete under. the GMP, and
WHEREAS, the Aspen City Council desires to provide incentives
for the retention and rehabilitation of existing commercial ana
office buildings by allowing small additions to there, and
WHEREAS, the Aspen Planning and Zoning CoicuAssion did hold a
public hearing on November 17, 1981, and did forwara Resolution
No. 81-17 to the City Council, recommending the adoption of a
small commercial projects GMP exception, and
WHEREAS, the Aspen City Council does wish to accept the
recommendation of the Planning Commission by amending Section 24-
11.2 of the Aspen Municipal Code by the creation of an exception
to the Growth Management plan for small commercial projects.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE
CITY OF ASPEN, COLORADO:
e - +. , " - 1
That Section 24-11.2 of the Municipal Code of the City of
Aspen entitlea "Exceptions" be and the same is hereby ainendeu by
the addition of subsection (1) and by changes in the last para-
graph of Section 24-11. 2 with respect. to said subsection (1) to
read as follows:
FORM •a C. F. HOFCRFL R. B. R L. CO.
RECORD OF PROCEEDINGS
100 Leaves
" (1) Tile expansion of an existing conunerc ial or office use
in a build in not more than five hundred (500)
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square feet tor. tthe purposes of providing a small add i-
tion of space which can be shown to have minimal or
manageable impact upon the community and can be justi-
fied by the benefit which will accrue to the c:onuiiunity.
For expansions which involve less than two hundred
fifty (25U) square feet and are for the purposes of
providing space which is accessory to or incidental to
the principal use, such as mechanical, storage, corri-
dors and stairs, the expansion shall be approved joint-
ly by the Planning Director and the Chief Building
Inspector.. For expansions which involve any request
for co,nmerc:ial or office space, or which involve expan-
sions of any type of space of two hundred fifty (250 )
to five hundred (500) square feet, the expansion shall
be subject to the special approval of City Council,
based on the recommendations of the Planning and Zoning
Commission. The review of any request for the expan-
sion of an existing commercial or office use shall
include a determination of minimal or manageable impact
on the community, considering but not limited to find-
ings that a minimal number of additional employees will
be generated by the expansion or the applicant will
provide additional employee housing; that a minimal
amount of additional parking demand will be created or
that parking can be acconuLiodated on site; that there
will be minimal visual impact on the neighborhood due
to the project; and that minimal new demand i.s,placed
on services available at the site such as water, sewer.,
drainage and fire protection. Applications for expan-
sions shall be limited to a one time only coicuner. c ial
addition to any building within tiie City of Aspen.
Provided that the Building Inspector shall, as required by
Section 24-11.8, annually report the amount of residential,
commercial, office and lodge construction exempted by reason
of Section 24-11.2(b), (c), (d) and (1), and the nondeed
restricted portion of the residential construction exempted
by reason of Section 24-11. 2(i) and (k) within the previous
year and these totals snail be deducted from the quota of
allowable developtient in succeeding years. When reporting
exempted construction pursuant to subsection (b), the inspec-
tor shall calculate only the additional coiiuner.ci.al floor area
or dwelling units resulting from such construction."
Cartinn )
If any section, subsection, sentence, clause, phrase or por-
tion of this ordinance is for any reason held invalid or unconsti-
tutional in a court of competent jurisdiction, such portion shall
be deemed a separate, distinct and independent provision and shall
not affect the validity of tile remaining portions thereof.
Section 3
A public hearing on the ordinance shall be held on the
day of _ , 1981, in the City Council
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RECORD OF PROCEEDINGS 100 Leaves
r ORY N C. F. MOr[R[L !. !. 0 L. CLL
Chambers, Aspen City Hall, Aspen, Colorado, 15 days prior to which
heariny notice of the sauce shall be published once in a newspaper
of yeneral circulation within the City of Aspen.
INTRODUCED, READ AND ORDERED published as provided by law by
the City Council of the City of Aspen on the day of
. 1981.
Herman Edel, Mayor.
ATTEST:
Kathryn S. Koch, City Clerk
FINALLY adopted, passed and approved on the
1981.
ATTEST:
Kathryn S. Koch, City Clerk
Herman Edel, Mayor.
day of
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• APPROVAL REQUEST
*TABLE OF
CONTENTS
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FIRST NATIONAL
BANK OF ASPEN - 1980
EXPANSION
Page no.
GROWTH MANAGEMENT PLAN SUBMISSION
1.
Approval Request
2.
Written Project Description
Submitted to:
City of Aspen
3.
Written Project Description
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Planning Department
130 South Galena Street
4.
Written Project Description
Aspen, Colorado 81611
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5.
Written Project Description
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Applicant:
First National Bank of Aspen
Mr. T. S. Starodoj, II - President
6.
Written Project Description
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420 East Main Street
7.
Written Project Description
P.O. Box 3318
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Aspen, Colorado 81611
8.
Location, Zoning & Historical
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Preservation Map
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Attorney:
Garfield & Hecht
9.
Transportation & Parking Map
601 East Hyman Avenue
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Aspen, Colorado 81611
10.
Site Survey
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11.
Ground Floor Plan
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Architect:
Caudill Associates . Architects
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100 East Main Street
12.
Second Floor Plan
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P.O. Box FF
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Aspen, Colorado 81611
13.
Elevations & Sections
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14.
Photograph of Model of Existing
Facility
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15.
Photograph of Model of Expanded
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Facility
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16.
Perspective
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• INTRODUCTION
The First National Bank of Aspen Expansion is
submitted for a Growth Management Quota
System allotment under Section 24-10.5,
(Commercial and Office Development) Ordinance
No. 48.
This submission describes a proposal to expand
the second floor office space over the exist-
ing parking lot of the First National Bank
adding approximately 4200 square feet.
The expansion scheme does not decrease the
amount of:
• employee housing. (Presently 13 units
on the site and 3 off.)
• parking. (The current 18 spaces are
retained.)
• open space. (By a more efficient
arrangement of parking a new landscaped
area has been added on Main Street.)
The proposed expansion should serve the
community by providing increased and more
efficient banking services in a convenient
location, with negligible impact on the
community.
• WRITTEN DESCRIPTION
(aa) Water
The evaluation is the capacity of the
public water system to provide for the
needs of the proposed development with-
out treatment plant or other facility
upgrading beyond those provided as part
of the development.
Water will be supplied from an exist-
ing 6" main (pressure 100 psi) along
Main Street. The additional load of 40
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(water use) fixture units will be handled
thru the existing tap and 2" line. The
City of Aspen Water Department has in-
dicated that while it is difficult to
quantify the excess capacity in a 6" water
main, 40 additional water use fixture0
units would present no problem at all.
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(bb) Sewer System
The evaluation is the capacity of the
public sewage disposal system to serve
the proposed development without system
treatment
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extensions or plant upgrading.
A maximum of 35 (sewer use) fixture units
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of additional waste capacity will be added
and be handled thru the existing 4" tap
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on the 10" sewer line in the alley.
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According to Heiko Kuhn, Superintendent of
the Aspen Sanitation District, this 10"
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line has an excess capacity of 1.2 million
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gallons per day and the line into which
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it feeds on Mill Street has an excess
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capacity of 3 million gallons per day.
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35 (sewer use) fixture units at absolute
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maximum use could contribute 5000 gallons
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per day. In no way could this be construed
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as a burden to the system.
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(cc) Storm Drainage
The evaluation is the capacity of drainage U.-
facilities to adequately dispose of surface 0)OU
run-off without public drainage system ex- 0 0
pansion. L 0)
The surface run-off from the First National
Bank site would be nearly eliminated by
the proposed expansion. Presently the 2
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parking lot contributes nearly all sur-
face run-off from the site. The court
yard is drained by dry well as are the
roof areas. By covering the parking
lot and draining the roof into dry wells
any surface run-off from the site will
be all but eliminated.
(dd) The Total Development
LOT AREA: 22,567 Square Feet
Description
Sq.Ft.
Sq.Ft.
Actual
of
Before
After
Sq.Ft.
Areas
Addn.
Addn.
Added
DEVELOPMENT AREA
Employee Housing
5,400
5,400
0
Bank
14,079
18,282
4,203
Telephone
2,994
2,994
0
Drive -Up &
Covered Parking
1,793
5,996
4,203
8,406
TOTAL AREA ADDED
LOT COVERAGE
16,779
16,137
-642*
INTERNAL AREA
17,574
21,777
4,203
OPEN SPACE
5,788
6,430
642
LANDSCAPED AREA
896
1,538
642
* Reduced
(ee) Transportation
The evaluation is the capacity of the ex-
isting movement networks to service
project generated traffic and the means
used to discourage the use of automobiles
and encourage pedestrian access.
Because of the intended use of the
additional space, very little additional
traffic will be generated. The expansion
area will be used for bank loan officers,
their secretaries and associated waiting
areas. A total of 15 additional employees
are anticipated. Customer visits to this
area will be by appointment only and are
expected to average 6 per employee per
day. This is a 7% increase in the present
number of 1600 visitors to the Bank per
day.
While the Bank has no count of auto visits
versus pedestrian visits, it is estimated
that the use of the facility will be
pedestrian intensive. The location of
the Bank is the main reason to expect
heavy pedestrian use. The majority of
bus routes either pass the Bank or pass
within close proximity of it. Bicycle
paths are also close by at the Rio Grande
Parking area. The proximity to this
parking area is another auto disincentive.
The Bank is directly in the path of people
using the public parking at the Rio Grande
property and walking to the retail centers
at the core of the city. When it is
necessary for shoppers to visit the Bank,
it is possible that the Bank's location
may actually enhance the use of this
_public parking area. Another disincentive
for auto visits to the new facility is
that no additional parking spaces or drive -
up facilities have been included.
Assuming the worst possible case, (that
none of the above auto disincentives were
to function and 90 new automobile visits
per day were generated), the impact would
still be negligible. Recent traffic counts
have shown that about 1400 cars per hour
(compared with 90 per dam) pass the Bank
on Main Street and about 660 cars per hour
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pass the alley at Mill Street. Also the
appointment hours of loan officers (10 AM
to 3 PM) would only partially coincide
with the peak traffic hours; missing
the 4 PM to 6 PM peak entirely.
(ff) Proposed Uses
This building is a bank and no other use is
possible without substantial building
changes. Because of the expensive
built-in facilities necessary to operate
a modern bank (such as a vault, security
windows, teller equipment, drive -up
areas, etc.) it would be highly impractical
to convert this building to another use.
The office space portion of the building
has little potential for retail space; and
if any alternative use were imagined, this
area is more adaptable for use as tenant
offices.
It is important to realize that this
expansion is. a response by the Bank to a
recognized growth in the community's
need for banking services both past and
future. The Bank does not intend to fully
utilize the new area immediately but to
gradually phase into it as necessary,
using the surplus for storage. This
gradual escalation would soften whatever
small impact might be associated with the
Bank's operation.
(gg) Adjacent Uses
The evaluation is the extent to which the
development will cause changes in uses or
land uses in its vicinity.
uses to the vicinity and even the volume
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increase to the present uses will be
small, as discussed in section (ee) above.
It can therefore be assumed that this
project would create no pressures for
changing uses in the area. It will only
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enhance their access to more efficient
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banking services.
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(hh) Construction Schedule
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Without any unforseen delays, construction
will take place in the 1980 summer build-
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ing season.
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• EVALUATION CRITERIA QUALITY OF DESIGN
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(aa) Architectural Design
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The evaluation is the compatibility of the
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development with adjacent buildings in
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terms of size, height, location and
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materials.
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The size of the new addition, while giving
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the Bank a larger facade, is well within
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the scale of the adjacent buildings. The
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height is the same as the existing bank
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building and approximately the same as
the Vroom Building to the West. The
scale, the horizontal roof lines and the
brick exterior relate to prevalent
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Victorian buildings throughout the
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commercial core and historic district.
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(bb) Site Design
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The evaluation is the quality of the open
The project will not add any new or different space and landscaping, the undergrounding
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of utilities and the design of circulation
including service,safety and privacy.
Presently, Bank landscaping is substantial
in the areas of the Kandahar Employee
housing apartments, the recessed court and
the east side of the site adjacent to
Galena Street, but minimal at the west end
of the site.
About 650 square feet of new landscaping
will be provided near the west end of
the site and in front of the proposed
addition by using a more economical park-
ing area plan. The landscaping will be
comprised of cottonwood trees as large
as can be practically transplanted and
low ground cover. Because of the lo-
cation on either side of the parking area
exit it is important that sight lines at
the appropriate height be allowed thru
the landscaped area. The function of the
landscaping in this area is very useful
however, since it screens the under-
ground parking from the street while still
allowing light to enter from behind and
around the trees.
It has been the Bank's desire since the
death of the large cottonwood in front
of its east entrance to again help es-
tablish the previously existing tree -
lined character of Main Street, but
relandscaping has been postponed to
correspond with the proposed addition.
On -site circulation will not be changed
in any way and utilities will be under-
ground as they are now.
(cc) Energy
The evaluation is the ability of the pro-
ject, its spaces and users, to maximize
the conservation of energy.
The small size of the project and the con-
straints of its historic setting have
ruled out solar systems, being neither
cost effective nor visually acceptable.
Should energy economics change however, the
Bank will be prepared to adapt to solar by
having properly sized the piping for the
heating system.
Conservation of energy will occur, however,
thru the use of an accumulation control
system (a more sophisticated and efficient
system) which would be cost effective in
this application. The expensive cavity
wall construction of the exterior walls
allows insulative values easily in excess
of Aspen's thermal code to be attained at
a very small cost margin above the base
cost of the cavity wall. This will allow
a much more energy efficient building to
be cost effective.
These two factors, combined with a general
tune-up and recalibration of the existing
mechanical system will cause the new build-
ing (the existing plus expansion) to ac-
tually consume less energy than the present
building does.
(dd) Amenities
The evaluation is the provision of usable
open space and pedestrian and bicycle ways.
There are no designated bike paths or walk-
ways thru the site. Access has been
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provided around the site on Mill & Galena
Streets from adjoining bike paths and
walkways to the entrance, where bike racks
are provided.
The open space provided will all be land-
acaped and will function as described
above in (bb) Site Design.
(ee) Visual Impact
The evaluation is the scale and location
of buildings to maximize public views of
scenic areas.
The building is the same height as the
adjacent buildings and when looking
north occludes only the view from across
Main Street of the lower development -
scarred portion of Red Mountain.
• HISTORIC FEATURES EVALUATION CRITERIA
(aa) Massing
The evaluation is the massing, type of
roof, and compatibility with the historic
scale in the vicinity.
The new bank building will be compatible
in all the above ways. The massing is
compatible with both adjacent buildings
and others in the area. The building
has no parapet but does create a strong
horizontal compliment of the roof line
with a contemporary cornice detail.
(bb) Exterior Building Materials
The evaluation is the use of historic
building materials on all facades and the
avoidance of inappropriate materials.
The materials of the new addition will
match the existing building in all respects.
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(cc) Architectural Detail
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The evaluation is the overall impression of
the fenestration and details at transitions.
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The fenestration at the upper level office
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space respect the verticality of the pre-
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valent historic mode while not losing the
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functional integrity of modern architecture.
The same verticality is augmented by pairing
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windows at the east and west corners and re-
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peating this opening directly underneath in
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the parking area screen wall.
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The contemporary cornice detail complements
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the horizontal lines of the Bank and other
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roof lines in the vicinity. Rowlock sills,
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while performing an extremely necessary
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function, attend to a need for refinement
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often lost in contemporary detailing.
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(dd) Color
The evaluation i's the appropriateness of d
the building colors and variations in color. U.-
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Availability of the brick used for the 0 m
original building has been confirmed. It 0.)
is more than appropriate that the color
scheme of the addition be integral with
that of the existing building. Variation
occurs between the dark red brick of the 6
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Bank and the varying salmon tones of the
historic brick and sandstone.
(ee) Architecture
The evaluation considers the use of compat-
ible contemporary design instead of
imitative historic architecture.
The extension of the existing upper floor
function is reflected on the exterior as
the horizontal continuation of the simple
full height windows which reflect contemp-
orary building technology as well as the
functional requirement of day -lighting
office space. The grouping of openings
and their two story vertical extension
form a necessary interruption in the
otherwise long span of horizontal re-
petition at the second level. The
"punched -out" solid wall which is formed
by the extension of this vertical element
to the first level becomes a much needed
screen and fills in the void formed
underneath the second level bridging of
the parking area.
• COMMUNITY COMMERCIAL USES
(aa) Employee Housing
The evaluation is the extent to which the
project supplies employee housing for the
proposed commercial space.
Although no additional employee housing
is being provided at this phase of the
expansion plan, the First National Bank
already provides a relatively large
amount of employee housing. The total
of sixteen units includes 13 units on the
present site. The total square footage of
the on -site employee housing is 29% greater
than the internal square footage of the
proposed expansion. The First National
Bank provides for more employee housing than
is presently prevalent for other employers
in the community.
(bb) Medical and Other Service Needs
The evaluation is the degree to which the
project accommodates routine trade and
service needs of the community.
This facility is designed to accommodate
banking services only. Because of the type
of banking services the expansion will
provide (administrative and loan officer
functions), this project will encourage
virtually no tourist use. This addition
will have even less impact than other
types of banking services in terms of
traffic and customer visits. The activity
created by the new facility will be slight,
and the resulting benefit in services to
the resident community will be greater in
proportion to any increased traffic because
the added space will accommodate administra-
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