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Home My WebLink Aboutcoa.lu.gm.LaConcina.304 E Hopkins.1979/971- Gr�- o-7 �. La Concinat: JJ f, .W4-)3 C�Y�x� 02,/ice AL 41, 4t 41, OdM co ce one 9 A y GROWTH MANAGEMENT PLAN SUBMISSION 31 August 1979 Project: Smith Building 304 East Hopkins Aspen, Colorado Submitted to: City of Aspen 130 South Galena Street Aspen, Colorado Applicant: Fred G. Smith 131 East Durant Aspen, Colorado Architect: Donald E. Ball AIA Jacobs/Ball & Associates, Architects 415 East Hyman Avenue Suite 205 Aspen, Colorado Approval Request The enclosed GMP submission is for a passively solar -heated commercial building with employee housing proposed for Lot L, Block 80, at 304 East Hopkins Avenue. This request is for 5100 s.f, of commercial space, 900 s.f. of employee housing, and a reduction from 1 to 0 parking stalls for the employee housing portion of the project. TABLE OF CONTENTS Page 1 Project Description 2aa Water System 2bb Sewage System 2cc Storm Drainage 2dd Development Area 2ee Transportation/Parking/ Pedestrian 2ff Proposed Uses 2gg Adjacent Uses 2hh Construction Schedule 3 Quality of Design 3aa Architectural Design 3bb Site Design 3cc Energy 3dd Amenities 3ee Visual Impact 4 Historic Features 4aa Massing 4bb Exterior Buiding Materials 4cc Architectural Detail Odd Color 4ee Architecture 4 Community Commercial Use 4aa Employee Housing 4bb Medical and Service Needs DRAWINGS 1, Project Location Adjacent Zoning Historic District Overlay 2. Bus Routes Parking Pedestrial Malls 3. Site Utilities Neighborhood Context 4. Perspective 5. Elevations 6. Elevations Building Section 7. Plans PROJECT DESCRIPTION The project is proposed to be built on the vacant lot between La Cocina (on the east) and the Beaumont Residence (on the west). The neighborhood context of the 300 block of Hopkins Avenue is primarily commercial retail and office and one residence at the northwest corner adjacent to the site. The commercial establishments include a bank, restaurant, dry cleaners, toy store and photography gallery, a clothes shop and the Mill St. Station encompassing several retail shops and a restaurant. Three vacant lots across the street are currently being used for contract parking. The proposed two-story passive solar commercial office building features a series of south -facing greenhouse buffers that accommodate climatic and human concerns. The upper floor is for employee housing and a small office. The project has been submitted to the Department of Energy for a Passive Solar Commercial Design Assistance and Demonstration Grant. (Program Opportunity Notice DE-PN02-79CS30142,) as WATER SYSTEM Water will be supplied to the project by a tap from an existing 6" diameter cast iron public main (pressure = 95 psi +) under Hopkins Avenue. The City Water Department has indicated that the impact of the proposed project on existing facilities will be negligi- ble. bb SEWER SYSTEM The site is presently served by an 8" sanitary sewer line located under the alley. The impact of nine (9) fixture units is minimal on the capacity of the treatment plant. cc STORM DRAINAGE Roof, area and lower courtyard drainage will be piped internally into an adequately sized drywell. dd DEVELOPMENT AREA Lot size: Lot coverage: Zoning: Max. Buildout: Proposed Buildout: Net commercial/ office space: Net employee housing: Open space & landscaping: Decks/landscaped deck: 3000 square feet 2250 s.f. CC (Historic District) 2:1 (w/Employee Housing) 6000 s.f. 5100 s.f. 900 s.f. 750 s.f. 200 s.f. ee TRANSPORTATION/PARKING/PEDESTRIAN In accordance with current CC zone requirements, no off -site parking is required for Office Use. A review by the P&Z is required for the elimination of parking stalls for the Employee Housing. The project location provides easy access to the mall and the commercial core. Public transportation is easily accessible. Within two (2) blocks are three (3) alternate bus routes: Mountain Valley, Silverking and Snowbunny. There is contract parking directly across the street to the south. Truck deliveries and trash service will occur at the alley ser- vice area. It is not anticipated that traffic will increase significantly as a result of this development. ff PROPOSED USES Uses of the project include commercial office and/or commercial retail at the lower and main levels. The second floor space will be for employee housing and 430 square feet for office. The owner is presently nego- tiating lease arrangements with three local profes- sional firms. gg ADJACENT USES Thee are a variety of commercial uses on the three - hundred block of East Hopkins housed in a variety of structures. On the northwest corner is a private Vic- torian residence. The project siting and massing are meant to compliment and enhance neighboring uses. Of intensity of use and scale of development, this project will be consistent with that of the neighboring structures. (See project description.) hh CONSTRUCTION SCHEDULE Construction is scheduled to commence April 15,1980, with occupancy by November 1, 1980. 2 QUALITY OF DESIGN as ARCHITECTURAL DESIGN The building design is consistent with the architectural diversity of the neighborhood. Specifically, the distinc- tive solar features, the vertical and horizontal massing will compliment the adjacent Victorian architecture and emphasize its authenticity. bb SITE DESIGN The orientation of the project enables 750 square feet of open space to occur at the main entrance on Hopkins Street. This open, landscaped space is divided into two levels. The street level is the public entry, while the lower courtyard level is more private and allows solar gain at the lower level. Additionally, the visible landscape theme is carried at the upper deck level with shrubbery, flowers and climbing vines. The brick building material is repeated as paving for the entry area. All utility and drainage lines will be located under- ground. Service, trash and vehicular access will be available at the rear alley (consistent with the com- mercial core). cc ENERGY The climate of Aspen is appropriate for the use of increased insulation and passive solar technology, A passive solar commercial demonstration grant has been applied for through the Department of Energy. In addition, the mixed -use aspect of the project spreads out the energy consumption by reducing the problem of peak loading. All passive solar and energy -con- scious systems have been selected to provide optimum thermal capability as well as the comfort for the building users. This selection reduces the regular mechanical and electrical output. Emphasis is on the performance of the project as a total system. The re- sulting demonstration will educate and illustrate to both the public and the building users that economy and good design are compatible. dd AMENITIES The open landscaped areas provide visual relief and articulation of circulation patterns as well as private spaces for building users to enjoy the southern exposure. The east boundary is defined by a low brick planter that enhances the view for La Cocina dinner patrons of Shadow Mountain and the lower land- scaped courthard. The south -facing greenhouses, when filled with plants, will soften the visual impact of the building. The solar aspects of the proposed project offer many public amenities which are far-reaching in terms of socially responsive design. ee VISUAL IMPACT By siting and stepping the project back ( both verticlaly and horizontally), the visual impact is minimized. Scale, choice of building materials and landscaping design, repetitive architectural forms, and clean archi- tectural detailing give a sense of modesty to this building, The fifteen -foot setback allows the cornerVic- torian house to become the predominent element. 3 HISTORIC FEATURES as MASSING As previously mentioned in (ee) (Visual Impact), the building configuration (the curved greenhouse glazing) creates a gradual and flowing transition from the main level to the upper story. The flat roof does not distract from the steep roof pitches of the neighboring structures but remains harmonious on a scale with the second level of the Bank of Aspen building on the northeast corner. bb EXTERIOR BUILDING MATERIALS Distinctive and curvilinear brick course work has been chosen for its delicate detailing aspects, aesthetics and thermal performance characteristics. Essentially, this is an application of a historic building material in a clear up -dated manner. Additional materials include interior awnings and solar collector panels held vertically within the greenhouse glazing which is characterized by thin metal mullion framing. Detail materials comprise dec- orative downspouts and a metal handrail leading to the lower courtyard. cc ARCHITECTURAL DETAIL Fenestration is distinguished by repetitive, curved glazing at the upper two levels. Mullion and framing details are held to a minimum in order to parallel the scale of the masonry at the edges, to compliment the adjacent Victorian detailing. dd COLOR Visual interest is maintained with a limited range of colors. A dark -hued brick has been chosen for exterior building skin and paving treatment. Bronze -colored window framing will coordinate all glazing with complimentary interior awning colors. Interest color and texture is further punctuated by landscaping ma- terials such as shrubbery and flowers. ee ARCHITECTURE The project design incorporates the detail, scale, pro- portion, rhythm and massing of the neighboring structures. It preserves both the Victorian integrity of the block while contributing a new aesthetic dimension by the use of solar and energy -conserving technologies, COMMUNITY COMMERCIAL USES as EMPLOYEE HOUSING Employee housing will be provided at the upper level of the proposed project. A balcony is provided at the south elevation, separated from the living space by a continuous passive solar greenhouse. The close -in location reduces auto impact on the Commercial Core. The indirect effect will be positive for reducing air - pollution in the core area, less downvalley traffic on Highway 82, and implementing the auto -disincentive concept of planning. bb MEDICAL AND SERVICE NEEDS As mentioned in (ff) ( Proposed Uses), above, the owner is presently negotiating pre -lease arrangements with three local professional concerns. The intent is to ac- commodate local service needs for office space. This report is submitted by the owner, Fred G. Smith, in cooperation with the architect, Jacobs/ Ball & Associates. —Fred G. Smith 4 IN ANINN lIIIIIII IIII�� IIII IIIIIIIII IINIIIY IIII IIIIIIIII IIIIIIIH IIII IIIIIIIII IIIIIIIH IIINIIN IIII IIIIIIIII IIIIIIIH IIIIIIIII IIN IIIIIIIII. 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