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Home My WebLink Aboutagenda.hpc.20120328 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING MARCH 28, 2012 — 5:00 P.M. CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO SITE VISIT- 4:30 -NONE I. Roll call II. Approval of minutes III. Public Comments IV. Commission member comments V. Disclosure of conflict of interest (actual and apparent) VI. Project Monitoring VII. Staff comments — (15 min.) VIII. Certificate of No Negative Effect issued (Next resolution will be #7 ) IX. Submit public notice for agenda items I. OLD BUSINESS A. None II. NEW BUSINESS- 5:15 p.m. A. 517 E. Hyman, 521 E. Hyman and Hunter/Hyman parking lot, aka Aspen Core project- Final Major Development and Final Commercial Design Review III. WORK SESSIONS- 7:00 p.m. A. 1006 E. Cooper Avenue IV. Adjourn 7:30 p.m. A P1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner THRU: Amy Guthrie, Historic Preservation Officer RE: 517 and 521 East Hyman Avenue and the Parking lot at the corner of Hunter and Hyman Avenue (Block 95, Lots G, H, and I) —Final Major Development Review and Final Commercial Design Standard Review, Public Hearing DATE: March 28,2012 SUMMARY: The applicant proposes to preserve the Benton studio and Little Annie's Eatery and to construct a three story mixed use building on the 9,000 square foot corner lot. Extensive restoration is proposed for the Benton Building to return the front facade to its original appearance based on photographic evidence. Removal of the rear of the Benton Building was approved at Conceptual to allow the construction of a 2-car garage. No changes are proposed for the Little Annie's building. HPC is asked to grant Final Commercial Design Review and Final Major Development Review. BACKGROUND: The project comprises three separate lots, 517 and 521 E. Hyman Avenue and the parking lot on the corner of Hunter and Hyman Avenue. Two buildings are located on the subject properties: the building that houses Little Annie's Eatery at 517 E. Hyman (aka Annie's) and located at 521 E. Hyman Avenue is Tom Benton's original design studio (aka Benton). The three properties are approved to be merged into a 15,000 square feet lot: 3,000 (517 E. Hyman) + 3,000 (521 E. Hyman) + 9,000 (parking lot). This project was first heard by HPC in September. The original proposal was to demolish the Benton Building and the building that houses Little Annie's Eatery and to construct a mixed use building on the 15,000 sq. ft. site. On September 21St, the Historic Preservation Commission (HPC) passed Resolution #9, Series of 2011 and Resolution #10, Series of 2011, which granted approval to demolish Annie's, and denied the request to demolish Benton. On September 26, 2011, City Council voted 4 -1 to "call-up" HPC's determination to allow demolition of the Little Annie's building. The Applicant filed an appeal of HPC Resolutions #9 and#10, Series of 2011 pursuant to Land Use Code Section 26.316.030, Appeals Procedures. The appeal was filed on the basis that HPC had no jurisdiction to pass both resolutions and that HPC acted HPC Final Review 3.26.2012 Aspen Core Page 1 of 9 P2 improperly in denying the demolition application for 521 E. Hyman Avenue. The Appellant requested that Council nullify and invalidate both HPC resolutions. On November 2, 2011, Council held a special meeting to hear the appeal and to review the Council "call up." The hearing was continued to November 28, 2011. However, on November 14, 2011, the Applicant submitted a letter requesting voluntary designation of Benton and Annie's in exchange for benefits through the AspenModern negotiation . process. At this time, the appeal and Council's call up that were scheduled for November 28, 2011 have been tabled while the applicant proceeds with the AspenModern negotiation. HPC conceptually reviewed this project on December 7th and December 14th, 2011. The Board recommended approval of landmark designation of both buildings by a 5 — 0 vote on December 14, 2011. HPC found that Benton was a "better" example of Organic/Wrightian style with the potential to be a "best" example after the proposed restoration and that Annie's was a "best" example of Rustic style. The Commission continued the hearing on December 7th to allow the architect to revise the conceptual plans to better reflect the historic character of Benton and the historic district. The architect returned on December 14th with revisions to the mass and scale of the new addition and HPC voted 4 -1 recommending Council approve Conceptual Commercial Design Standard Review and Conceptual Major Development Review. During the regular City Council meeting on January 9th, Council voted 4 -1 to negotiate for landmark designation through the AspenModern program. Adam Frisch and Tone volunteered to represent Council in the initial negotiations prior to bringing the project before Council for the adoption of an ordinance through the public hearing process. Since January 9th there have been three meetings with the applicant, Staff and Council representatives. During these meetings the applicant significantly adjusted the benefit requests from the original application based on comments from Councilmen Frisch and Tone. On February 13, 2012, City Council approved Ordinance 5, Series of 2012 granting Subdivision approval to merge the lots, Growth Management Review for an addition to a landmark building (Benton), Landmark Designation of Benton and Annie's, Conceptual Commercial Design Review and Conceptual Major Development Review. Council's approval locks in the height, mass, scale and proportions of the building — similar to a typical HPC Conceptual approval. Some Council members voiced concern about the perceived mass of the building at the corner and whether the design should have a chamfered corner. The adopted ordinance is attached as Exhibit B. The final materials, fenestration, landscape, lighting and architectural details are subject to HPC final review. FINAL COMMERCIAL DESIGN STANDARD REVIEW/MAJOR DEVELOPMENT FINAL MAJOR DEVELOPMENT FINAL: The procedure for a Major Development Review, at the Final level, is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's HPC Final Review 3.26.2012 Aspen Core Page 2 of 9 P3 conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions.No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. COMMERCIAL DESIGN STANDARD REVIEW—FINAL: Sec. 26.412.050. Review criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. • B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the facade of the building may be required to comply with this Section. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. HPC Final Review 3.26.2012 Aspen Core Page 3 of 9 P4 STAFF RESPONSE: A condition of HPC's Conceptual approval was to study the setback of the third floor of the building closest to the Benton Building. Also during conceptual review, HPC commented on adding recessed doorways to the ground level, raising the first floor storefront height, and clustering the mechanical on the rooftop to reduce visual impacts. The applicant has taken all of these comments into consideration with the final review proposal. It is important to note that the Design Guidelines relate to 19th century commercial buildings and do not consider new construction adjacent to post-War landmarks. As such the Guidelines are helpful in some instances of this review and are not relevant in others. During Conceptual review, HPC members were clear that the new construction needed to relate to Benton and/or Annie's and to the building in the predominately Victorian era neighborhood (Elks, the City, Aspen Arcade, Andres Building) that have important characteristics that should be also be reflected. Façade Articulation: Overall Staff is supportive of the proposed materials and fenestration for the new construction. Building modules are expressed through materials and window styles. The corner piece is more traditional in window and material treatment, and the modules adjacent to Benton and adjacent to the alley are more contemporary with references to Benton's horizontal IMO details. Rectangular terra cotta tiles reference existing masonry and brick facades throughout the Commercial Core. The elongated dimensions of the terra cotta and the glazed .finish B TERRA COTTA references,the horizontal band on the Benton Building and Tom "BOARD& BATTEN" Benton's pottery. The contemporary modules have a"board and RAINSCREEN batten"terra cotta tile that combines regular terra cotta and black glazed terra cotta to further emphasize horizontal characteristics. Staff suggests that HPC discuss whether the contrasting bands of color created by the natural and the black terra cotta is consistent with or distracting from the historic district. The storefront is metal with stainless steel columns. Following are Design Guidelines for materials: 639 High quality, durable materials should be employed. • • The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. • 6.60 Building materials should have these features: • Convey the quality and range of materials seen historically • Reduce the scale and enhance visual interest • Convey human scale • Have proven durability and weathering characteristics within this climate HPC Final Review 3.26.2012 Aspen Core Page 4 of 9 P5 6.61 The palette of materials used for new buildings within the core should reflect the predominately masonry (brickwork and natural stonework) palette of this area. 6.63 Where contemporary materials are used they shall be: • High quality in durability and finish • Detailed to convey a human scale • Compatible with a traditional masonry palette The Design Guidelines establish an architectural hierarchy that emphasizes prominent storefront proportions compared to upper floors and repetition of façade elements. The more traditional corner piece is consistent with these tenets—the upper floors are vertical punched openings that are repeated across the façade. Simple lintels are proposed over the windows and glazed black terra cotta parapet caps the module. Recessed panels of the board and batten striped terra cotta material is proposed between the upper floor windows, which adds a three-dimensional aspect to the façade. Staff is supportive of adding three-dimensional characteristics to the corner module (Guideline 6.39), but is concerned that the board and batten material in this location is out of character with the historic district. 6.39 A building should reflect the three-dimensional characteristics of the street façade in the strength and depth of modeling, fenestration and architectural detail. 1 1 I I I 11111111u1i==== 1i' • III 11111111 111111111 11111 III III The more contemporary modules —adjacent to Benton and adjacent to the alley — have a stronger relationship with Benton than with l9`h century commercial buildings. Starting with the module closest to Benton, the architect proposes a long horizontal window, ribbed terra cotta tiles and some rain screening for the second floor. The horizontality of these elements references the horizontal band of Benton and adds important architectural details to the building, but could be pushed further. The area above the Benton storefront is much more solid with larger area of glass reserved for the top floor. Staff recommends that the applicant continue to develop the second level windows. HPC Final Review 3.26.2012 Aspen Core Page 5 of 9 Ark d P6 • The third floor of the new construction adjacent to the Benton Building is setback 12 ft. and the height of the chimney is the I �r minimal allowed by Code. The 12 ft. I ire . ' ' �. setback aligns with the upper façade of the Benton Building. A second floor window wraps the corner to provide relief to the Benton Building, and a material change is proposed for the third floor of the new IC i1 Il construction to further reduce the ►_ - perceived mass. Staff finds that the . WOOD MANED ATE.i proposed treatment of the materials CEOAR tm ADIIIO successfully reduces the scale of the new �..-_ REMOVE PANT ANC,RfPONT building in relation to Benton. Staff is supportive of the design articulation of the module closest to the alley. It relates to the overall building and the context of Hunter Street. Storefront articulation: Recessed doorways have been added to all of the ground level entrances and the steel header and glazed horizontal band have been raised to create a taller storefront appearance in relation to the upper floors. Tall vertical metal storefront windows are proposed and are consistent with the design guidelines. Material changes are proposed to frame the ground floor level as directed by the guidelines below. Staff finds that the combination of steel header and glazed black terra cotta tiles are creative interpretations of the traditional belt course found throughout commercial 19th century buildings downtown. Staff recommends that the applicant explore adding more prominent entryways into the large retail spaces, possibly double doors, to be more proportional to the size of the spaces and the building. Staff also recommends that the applicant move the retail entry on Hyman Street to a more central location along the storefront façade to enhance the entryway. Relevant Guidelines are below: 6.47 The first floor facade and retail frontage should be designed to concentrate interest at the street level using the highest quality of design, detailing and materials. • The framework for the first floor of the façade, as identified in architectural tradition as characteristic first floor design. • An entryway, door and transom light designed to use the full storefront height. • A distinct change in the palette of materials used for the first floor design framework. • The depth and strength of the modeling of elements and details. • HPC Final Review 3.26.2012 Aspen Core Page 6 of 9 6.51 A building shall be designed to maintain or create the character and transparency of the traditional street level retail frontage. This shall be achieved using more than one of the following: • A traditional recessed retail entrance • Retail display cases P7 • Appropriately designed signage and lighting. 6.52 Design of the first floor storefront should include particular attention to the following: • The basic elements and proportions of storefront design. • Depth and strength of modeling. • The palette of materials and finishes used in both the structural framework and the storefront window. • The concentration of architectural detail to ensure a rich visual experience. • The careful and complementary use of signage and lettering to enhance the retail and downtown character. • The careful use of lighting to accentuate visual presence. Staff recommends that the applicant add airlock entries into the ground floor plan to be consistent with Guideline 6.49 below. 6.49 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. • Using a temporary vinyl or fabric airlock to provide protection from winter weather is not permitted. Rooftop: The rooftop comprises a green roof, mechanical, stairway and elevator access, and a chimney. A glass railing is proposed for the roof deck and zinc cladding is proposed for the stairs and elevator. Most of the mechanical is in the basement and rooftop equipment is clustered in the middle of the building with generous 42 ft. setbacks from both Hunter and Hyman Streets facades. A wood mechanical enclosure is proposed to screen the equipment. Landscape: The only area that is available for landscaping on the property is in front of the Benton Building, which counts as a portion of the public amenity requirement. The applicant designed a creative interpretation of Tom Benton's design aesthetic by adding a Benton- esque marble bench and an inset marble design that play on the three-dimensional characteristics of Benton's art and the organic style of architect in the Benton Building. The street trees and grates are subject to Parks and Engineering Review and will be HPC Final Review 3.26.2012 Aspen Core Page 7 of 9 P8 incorporated into a pedestrian enhancement plan which resulted from the AspenModern negotiations. Lighting: A lighting plan for the new construction is included in the application. Soffit lights and wall sconces are proposed for the first floor. Staff recommends that the lighting fixtures proposed for Benton are presented at the meeting. Staff finds that the lighting proposed is minimal and in compliance with the guidelines as long as the soffit lights do not trespass on the right of way. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. • The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. 4 • All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. • Unshielded, high intensity light sources and those which direct light upward will not be permitted. • Shield lighting associated with service areas,parking lots and parking structures. • Timers or activity switches may be required to prevent unnecessary "sources of light by controlling the length of time that exterior lights are in use late at night. • Do no wash an entire building façade in light. • Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. • Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. • Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of down lights, with the bulb fully enclosed within the shade or step lights which direct light only on to walkways is strongly encouraged. • Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way Benton Building Restoration: Benton is proposed to be restored to its original appearance using historic photographs, as shown in the elevations. The specific details of the restoration are best figured out in the field with Staff and monitor as a condition of approval. STAFF RECOMMENDATION: Staff recommends that HPC continue the public hearing to April 11th to refine the second level windows adjacent to Benton and to add more prominent entry doors for the retail space. HPC Final Review 3.26.2012 Aspen Core Page 8 of 9 I P9 EXHIBITS: Exhibit A: Commercial Core Design Guidelines and Objectives. Exhibit B: City Council Ordinance 5, Series of 2012. Exhibit C: Minutes from city council meeting dated February 13, 2012. Exhibit D: Application. • • • HPC Final Review 3.26.2012 • Aspen Core Page 9 of 9 P10 cc14ik A Commercial Core Historic District City of Aspen Final Review Design Guidelines The following design guidelines shall apply at the final review stage. L Building Design &Articulation The special character of the Commercial Core relies _ _ upon an intimate human scale and a variation in "— , �-rrfT" building height, massing, design, architectural �� 4 t detail and materials.This concentrated and rich visual.vitality is influenced by the articulation of ♦! .1' ;; e+ ,f! 'ii iii 1 ...r-$°) I . •#t the traditional lot width in the city center. It is important that new buildings which occupy more _ i—� " r ,,,, than one traditional lot width be articulated to N reflect these characteristics of Aspens urban form and scale. Architectural proportion of the street façade is an established characteristic of both traditional and successful urban form,and There are limits to the degree of variation that the current character of the center of the city. should occur, however. Excessive articulation of the street façade, for example in the use of ;fix multiple setbacks from the edge of the sidewalk, • would be out of character. This would weaken the coherence of the street block and the sense ' 6 of enclosure. Articulation can be reflected in the height,design . and variation in the modules and form of the _ 1 z street façades.It is also reflected in the roofscape. W In the city center this is predominantly of flat roof (� form,often with decorative street facade parapet _.'�G"''r & cornice. Because buildings are viewed from ' the mountain slopes,enhancing the roofscape is or', especially important. r /0�� '' The vertical articulation of the street façade as a i� �' 'base, middle and cap' is also important in the gle: 'r Or composition of a human scale of building and ,` . °. 4 street façade. This is often defined by the first wed' floor storefront,elements of façade composition "' and hierarchy of the fenestration pattern,as well `� as the cornice or similar horizontal element.The • Traditional building materials convey a sense of human scale. depth of modeling,texture and detail of the façade is essential to the creation of the light and shadow which define and animate the scale and character of the street facade. Commercial,Lodging and Historic District 'r ' Design Objectives and Guidelines P11 City of Aspen Commercial Core Historic District Expression of Lot Widths 30' 301 The street facade is composed of a sequence of I I I buildings defined either in width or in design arrangement by original lot dimensions. Within this framework the height of each building or :; 1 ii I.. section of building may vary. The building façade composition, fenestration pattern, detail �- s { i = a • nd materials will accentuate the diversity of the p l i i.'I I street façade, and consequently the richness of I the street character. I one building Articulation of the traditional lot width enables A larger building may be divided into "modules"that reflect the larger scaled development to integrate more traditional scale of construction. successfully within the current context. It also creates the opportunity to enhance visual vitality 1 - and activity in various respects within the building. Anew building should be modulated or _, 't __.--- _„�• L_. otherwise designed to define this unit of scale. 91='ice _ -`� r 6.35 A new building shall reflect the traditional `. -"., lot width(30 ft.)as expressed by two or more of _ - - _ the following: -.-. r • Variation in height at internal lot lines -� ` a$'. L1 • Variation in the plane of the front facade - - "- - �~� - • ' Street façade composition 'I' � 'r�� I ' • Variation in architectural detailing and i - materials to emphasize the building A larger building shall reflect traditional lot widths. module 6.36 The detailed design of the building facade A� should reflect the traditional scale and rhythm •Pr of the block. This should be achieved using all of the following: v • The fenestration grouping - • The modeling of the facade , ' . i '--- • The design framework for the first floor '' • 4 ,44 storefront 14 i • Variation in architectural detail and/or the ,�`� ' ✓ 1 - �� palette of façade materials - ' ■ T Variation at the traditional lot width is a characteristic of the Commercial Core that should be maintained. Commercial,Lodging and Historic District page 113 Design Objectives and Guidelines - P.12 Commercial Core Historic District City of Aspen Façade Articulation Traditional architectural composition aligns elements within adjacent street façades, and in doing so creates a sense of cohesion and human ' 4 :- scale. Facade articulation depends upon design definition of the 'base, middle and cap' of the 4.." building façade as well as the reflection of the ' `"-,--`'•. traditional lot width. While the emphasis is often placed on the -- _ - stature and design of the first floor storefront, `tip this visual prominence also depends upon its I relationship with the façade above.The hierarchy _ of proportion in the sequence and pattern of '= windows and capping cornice help to complete the facade composition and define the height of the building in increments which relate to human scale. The design of a new building should �_ _ indude such articulation to reflect the traditional �'' - _ character of the street facade(s). The three dimensional quality of the design of the building façade is a characteristic of the city center. This is also essential to the visual strength, . s presence and animation of the street façade, --- - - • E it ,v through play of light and shadow. - - The design of buildings within the Core should include various elements which integrate with the traditional street façade. Traditionally these 4. would include pilasters, moldings, cornices, window dressings and reveals. Contemporary r 14-44°‘4#111111"360, ., 1 I ' : ' t interpretations of these details are encouraged. 6.37 Divide a larger building into "modules" -' - V I that are similar in width to buildings seen ' ' P- .r historically. • ' --?-' • Where a building is planned to exceed one ' _ lot width, use a change in design features to suggest the traditional building widths. Facade sculpting should be an integral part of•the design of a Changes in façade material, window building in the city core, design, façade height or decorative details are examples of techniques that should be used.These variations should be expressed throughout the depth of the structure, including its roof,such that the composition appears to be a collection of smaller . buildings. Commercial,Lodging and Historic District Design Objectives and Guidelines 1 r . City of Aspen Commercial Core Historic District P13 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street façade. All of the following should be addressed: • The design and definition of the traditionally "" -�` tall first floor _ The proportions of the upper level • p � S� y fenestration pattern �� • The completion of the sheer street facade(s) a$ with capping cornice or other horizontal ' �� f modeling - 4.11,- our 6.39 A buildin g should reflect the three- J0 ' 1 I 1 7-1 "" dimensional characteristics of the street i+1 4.' ' — a facade in the strength and depth of modeling, ---- - , , ,. -, s• ._'. fenestration and architectural detail. 'v"""'""—"�' s w,* s Repetition of Facade Elements I l Patterns are also created along the street by the I • repetition of similarly-sized building elements.For f .- P Y- g ) 't ; t '"s;. • example, the repetition of upper story windows I - = - �t _ across some building fronts creates a unifying . � �'a � 1 effect.In particular,windows,details,ornaments --- . -- and cornice moldings reoccur frequently. These Buildings should be designed to reflect the architectural hierarchy details also have substantial depth,such that they and articulation inherent in the composition of the street façade. cast shadow lines and add a three-dimensional feel to the facade. They combine to form a composition for each building that has variations of light and dark, solid and void, rough and smooth surfaces. This variety within an overall composition is an essential characteristic, and 3 should be incorporated in new designs. 6.40 Maintain the repetition of similar shapes and details along the block. • Upper story windows should have a vertical ;) emphasis. In general,they should be twice as tall as they are wide. +' • Headers and sills of windows on new et' buildings should maintain the traditional placement relative to cornices and belt Of courses. Commercial,Lodging and Historic District `, page 115 Design Objectives and Guidelines P14 Commercial Core Historic District City of Aspen Rhythm of Entries Most primary entrances to buildings are recessed, providing a shaded area that helps to define ''' doorways and to provide shelter to pedestrians. �.,r" The repetition of this feature along the street r > ..t �;.. contributes to the human scale of the area, and 1 I should be continued in future projects.Entrance 4 fteme doors were traditionally topped with transom I V - windows that extended the vertical emphasis of I these openings. �: '�' 6.41 Maintain the pattern created by recessed - r- - .'- « t_ ► entry ways that are repeated along a block. j "�• • Set the door back from the front facade. I I -- . approximately 4 feet. This is an adequate T amount to establish a distinct threshold for pedestrians. • Where entries are recessed,the building line at the sidewalk edge should be maintained The alignment of horizontal features on building facades is one of by the upper floor(s). the strongest characteristics of the street and should be maintained • Use transoms over doorways to maintain in new construction. the full vertical height of the storefront. . Alignment of Horizontal Elements . A strong alignment of horizontal elements exists a "4�- ' . , that reinforces the overall two-story scale of the - � district. Alignment is seen at the first floor level - with moldings that are found at the top of display ' - ' windows; at upper floor levels, alignment is N7 found among cornices,window sills and headers. This alignment of horizontal features on building • ail fa one of the strongest characteristics '` j , :Ir.; _'`` of the street and should be maintained in new construc ades on. ,I .• 6.42 The general alignment of horizontal features on building fronts should be The repetitionof this feature along the street contributes to the human maintained.tiis scale of the area,and should be continued in future projects. • Typical elements that align include window moldings, tops of display windows, cornices, copings and parapets at the tops of buildings. • When large buildings are designed to appear as several buildings,there should be some slight variation in alignments between the facade elements. pa a 116 Commercial,Lodging and Historic District err Design Objectives and Guidelines P15 City of Aspen Commercial Core Historic District Street Level Character V 1111--- Aspen is widely recognized for its visually 1 vibrant and attractive street character. Several • - ,ti... characteristics combine to create this. They • include the stature and also the design character N• /,.of the traditional first floor retail frontage. '-'_. 1 New development within the central area of the _ - . {� 1. city should be designed to acknowledge,reflect and interpret these characteristics. The quality of the design of the first floor is also essential to the vailliw creation of an attractive and successful secondary ' k.. frontage to the side or the rear of the building. .eis tom._. - Buildings in the Commercial Core in Aspen have a typically fixed Floor Stature plate glass first floor and subordinate upper floors. • The architectural proportion of the street façade is an established characteristic of both traditional and successful urban form, and the current character of the Commercial Core. The design � � of a new building should respect the heights of traditional building design, in the stature of the "'r00""• first floor and in the hierarchy and the proportion of upper floors as expressed in the building / six _ façade. .„ woe The street level features of traditional Aspen .....----v T commercial buildings are dearly distinguishable w ... from the upper floors. First floors are predominantly fixed plate glass with a small I percentage of opaque materials. Upper floors are the reverse;opaque materials dominate, and g. windows appear as smaller openings puncturing the solid walls. These windows are usually I double-hung. The street level is generally taller than the upper floors.Storefronts of 12 to 14 feet high are typical, whereas second floors of 10 to ;El, 12 feet are typical. 6.43 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. The architectural proportion of the street facade is an established g characteristic of both traditional and successful urban form,and the current character of the Commercial Core. • 1 Commercial,Lodging and Historic District page 117 Design Objectives and Guidelines r- s P16 • Commercial Core Historic District City of Aspen 6.44 Maintain the distinction between the I - ,y� street level and upper floors. u" " " " "''`�� Cornice • No upper floor shall be taller than the first • `1=== 1 floor. �� • Floor-to-floor heights should appear to ;lt III 11I1 Upper story be similar to those seen historically. In II i IR it windows particular,the windows in new construction iIron should appear similar in height to those seen ,.. _ Belt course traditionally. e • The first floor of the primary façade should Transom be predominantly transparent glass. • Display win- • Upper floors should be perceived as bein g Au!!!! ! -a dow more opaque than the.street level. Upper Recessed story windows should have a vertical I li all entry emphasis. r�1 Kickplate Highly reflective or.darkly tinted glass is inappropriate. Typical facade elements of commercial buildings in Aspen. • Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration.The presence of a belt course is pry� ' an important feature in this relationship. t .& i • i - " 6.45 A new building should be designed to •4' '_' 1 , • f,, ' • 'e maintain the stature of traditional street level 4, retail frontage. i *Ilk , • This should be 13-15 ft.in floor to floor height ' v .� on the first floor. tj Or • The minimum required first floor height it , must be maintained for at least tie first 50 foot depth of the lot, and may only be •-• • : dropped to a lower height beyond that rt , point for areas that are devoted to storage, circulation,offices,restaurantkitchens,alley • Maintain the stature of the traditional first floor store frontage. commercial spaces, or similar secondary uses. r. " Commercial,Lodging and Historic District •' r ,, , /. , 7$ s.%. Design Objectives and Guidelines City of Aspen Commercial Core Historic District P17 6.46 Minimize the appearance of a tall third - r floor. .! • Where a third floor height is in excess of 12 - ft.,it should be set back a minimum of 15 ft. - from the street facade to reduce the apparent 1 height. %.' • Increase the parapet height to screen the •a visual impact of a tall top floor. - T' • The design of a set back third floor shall be t, - simpler in form,more subdued in modeling, r. -.4,- 4 4 J. , detail and color than the primary facade. . First Floor Character The alignment of first floor elements as well as articulation of the The characteristic street level storefront, the storefront and facade are important to the character of Downtown relationship between the retail entrance and Aspen. sidewalk, the architectural embellishment and detail and the quality of materials combine to create the visual vitality and interest associated 4. { I. with the street level retail frontage. 1 ' 6.47 The first floor façade and retail frontage 1 461 should be designed to concentrate interest at ;:.'.. 1,... the street level, using the highest quality of design,detailing and materials. , . ? • The framework for the first floor of the 7?--- facade,as identified in architectural tradition as characteristic first floor design. ' • An entryway, door and transom light ,. fle designed to use the full storefront height. --2 I i 9t j t C `` . ., • A distinct change in the palette of materials rt I . used for the first floor design framework. • The depth and strength of the modeling of li 4.1 - elements and details. 4 Ai i Retail Entrance The close relationship between the level of the 4 shop frontage and entrance with the public sidewalk is critical to a successful retail character. A new building should locate an entrance at Concentrate interest and detail at the street level. sidewalk level. Elevated or sunken entrances should be avoided. 6.48 The retail entrance should be at the sidewalk level. • All entrances shall be ADA compliant. • On sloping sites the retail frontage should be designed to maintain as close to a level entrance as possible. Commercial,Lodging and Historic District 4 page 119 Design Objectives and Guidelines ", P18 Commercial Core Historic District City of Aspen 1 . ,:- ! 6.49 Incorporate an airlock entry into the plan ,1, - . . ; , for all new structures. • An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. 4..001 411 • Adding temporary entries during the winter season detracts from the character of the historic district. S "- • Using a temporary vinyl or fabric"airlock" to provide protection from winter weather is not permitted. (,r,. Transparency The transparency created by large storefront window area and the immediate relationship. this creates between public and internal display, interest and attraction,should be an integral part i as I of the design of a new building in the central ' t1 j commercial area. i 6.50 Window area along the first floor shall be =" 0 II a minimum of 60%of exterior street facade area when facing principal street(s). Design of the firstfloor storefilontshould include particular attention to the basic elements and proportions of storefront design. 6.51 A building shall be designed to maintain or create the character and transparency of the -- • -,, i traditional street level retail frontage. This shall be achieved using more than one of the ' • following: V • A traditional recessed retail entrance It • Retail dispy c ir 1 Li v • Appropriately laases designed signage and 1 . . lighting Storefront Design The traditional storefront, where architectural display was frequently used to draw attention to retail goods display, remains an essential feature of the attractive and vibrant commercial 4 center.The role and relationship of the traditional storefront can readily be interpreted through i contemporary design. A new building shall be :° designed to express these principles. Concentrate interest at street level using the highest quality of design,detailing and materials. • page 120 d,( Commercial,Lodging and Historic District � Design Objectives and Guidelines P19 City of Aspen Commercial Core Historic District 6.52 Design of the first floor storefront should include particular attention to the following: • The basic elements and proportions of storefront design • Depth and strength of modeling • The palette of materials and finishes used in both the structural framework and the storefront window • The concentration of architectural detail to ensure a rich visual experience • The careful and complementary use of signage and lettering to enhance the retail and downtown character • The careful use of lighting to accentuate visual presence. Side and Rear Façades r , _ _ 6.53 Side and rear building facades should be /1—, ; • i designed and articulated to reduce the apparent :,. ,.' scale of the building and create visual interest. I. 6.54 Side and rear facades providing retail The Wheeler Opera House uses a combination of storefront and frontage shall include a distinct definition of smaller windows to articulate the façade along the secondary the first floor, fenestration, design articulation, street. and/or display cases. 6.55 Retail frontage facing onto side courts or rear alleys should follow similar design principles to street frontage, adjusted for the scale of the space. Corner Lots 6.56 Special features that highlight buildings on corner lots may be considered. • Develop both street elevations to provide visual interest to pedestrians. • Corner entrances,bay windows and towers are examples of elements that may be considered to emphasize corner locations. • Storefront windows, display cases and other elements that provide visual interest to façades along side streets are also appropriate. Commercial,Lodging and Historic District page 121 Design Objectives and Guidelines • P20 Commercial Core Historic District City of Aspen + y -� ". Y=.. J-__.---__ Roofscape �1;,, -" ., .�''':, t'----,_ - ., City roofscape should be regarded as one -1. ' ,,.R -`-- architectural 'elevation', given its visibility from `N. _ nearby buildings and mountain slopes. Specific attention should be paid to creating a varied and =r � -� interesting roofscape.The form seen from above ‘,. ,� ";, 'AS , should reinforce the rhythm and scale of the street '11 '* r facade. 6.57 A larger building should reflect the \� ,• traditional lot width in the form and variation r 1� ,-F' of its roof in order to maintain the scale of the V area. This should be achieved through the z". following: Abuilding should be designed to respect the traditional lot width • A set back of the top floor from the front and scale in the roofscape.. façade • Reflect the traditional lot width in the roof plane - .— .1 • nn R l F.kit-fusei.. 638 The roofscape should be designed with the same design attention as the secondary 1 0 •• elevations of the building. M _. ir, - - • Group and screen mechanical units from view. i• "-- •.0-• VI( jillid • Locate mechanical equipment to the rear of 1 ' the roof area. p • Position, articulate and design rooftop • enclosures or structures to reflect the modulation and character of the building. • Roofscape design is an important element within the city core since • Use materials which complement the design it is often seen from Aspen Mountain above. of the building facades • Design roof garden areas to be unobtrusive • from the street. • Use'green roof'design best practice,where feasible. • • • • page 122 Commercial,Lodging and Historic District .,,,p Design Objectives and Guidelines P21 City of Aspen Commercial Core Historic District • Architectural Materials The Commercial Core of Aspen is comprised of a rich variety of building materials, some of local origin. Predominant within this palette is range of generally high quality brick and natural stone used for prominent commercial and civic buildings. In contrast, wood is the I Lt material for the construction of early residential 41 7 buildings. The combination,quality and variation • a► traditionally found in these materials within the ; . Commercial Core area creates and maintains a - F sense of history,durability and permanence.This should be preserved. A range of façade materials should be used to reduce the apparent scale of a larger building. The immediate setting of a historic building will require particular care in the choice of materials. Stone is high quality material that has been used traditionally in A new building should respect the range and Aspen. Its use should be continued where feasible. quality of these existing materials.The palette of materials adopted for all façades of the building = 13rr �/ i should reflect, complement and enhance the +AA��"" evolving form and character of the center of the city ' 6.59 High quality,durable materials should be ih rife 41� employed. • The palette of materials proposed for all development should be specified and — ;' ,{ approved as part of the general and detailedV 1 development approvals process,including samples of materials as required. ' t 6.60 Building materials should have these features: • Convey the quality and range of materials seen historically • Reduce the scale and enhance visual interest • Convey human scale • Have proven durability and weathering characteristics within this climate Commercial,Lodging and Historic District page 123 Design Objectives and Guidelines P22 Commercial Core Historic District City of Aspen 6.61 The palette of materials used for new i buildings within the core should reflect the predominantly masonry (brickwork and I: ; natural stonework) palette of this area. i • " 6.62 A building or additions to a building ,-. „, - ' go should reflect the quality and the variation $0 ,/� traditionally found in these materials within 44 j :: the central commercial core. I `,,, 6.63 Where contemporary materials are used r' ; they shall be: 7 i • High quality in durability and finish ' j 1' • Detailed to convey a human scale , • Compatible with a traditional masonry palette in MUT #41 Mi$1 i ' ' 6.64 Materials used for third floor W accommodation set back from the street }444 facade(s) should be more subdued than the t v .` .t primary facades. ' 1 I Reflect the quality and detail found traditionally. 411411.11****4111111111111.41111111111111L411411:. . . 4.'' ' killw 1? rej!. , ,..., - ..,,,,,..v : -;:'.:1,1-- / ,I0r ii p 4- 101sior 41, 11°4 f Ft 41, 1 Reflect the materials found traditionally. page 124 r, Commercial,Lodging and Historic District A Design Objectives and Guidelines P23 City of Aspen Commercial Core Historic District 1 =111111111.11111.11111111 ..--- Paving and Landscaping �,'.; . , Certain settings and buildings within the city - -� =- . . are markedly enhanced by the quality of design 0010 and materials in paving and/or landscaping. It is important that this is recognized and retained - vi , ; j'' I t ",,• where it exists. It is equally important that the I a l ' i 1.1 t • \ opportunity is taken in all development to create - paving and landscaping design of the highest 1 *s4. quality with the consequent enhancement of the �t - - '. - ' • 1:•' city setting. , —- •... ":1 4.L:1;.,Proposed enhancements within the public right r'/j j� iii i of way shall form part of a comprehensive = St-lsl - 1 improvement proposal for the street or area,and Paving and landscaping should be designed to complement and will be assessed and approved in relation to these enhance the immediate setting of the building area as well as objectives. amenity spaces. 6.65 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. t. F i i 4'. a w Decorative paving can enhance the experience of the Commercial Core. Commercial,Lodging and Historic District ', "4 Design Objectives and Guidelines �' , ,. ::. s f;, • t P24 Commercial Core Historic District City of Aspen page 126 64-4 Commercial,Lodging and Historic District Design Objectives and Guidelines RECEPTION#:586790, 02/17/2012 at 13 ;5 10:34:13 AM, • 1 of 24, R $126.00 Doc Code ORDINANCE Janice K.Vos Caudill,Pitkin County,CO ORDINANCE#5 (Series of 2012) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN,COLORADO, APPROVING HISTORIC LANDMARK DESIGNATION, SUBDIVISION,GROWTH MANAGEMENT REVIEW, CONCEPTUAL COMMERCIAL DESIGN REVIEW, BENEFITS THROUGH THE ASPENMODERN PROGRAM,AND A SITE SPECIFIC DEVELOPMENT PLAN FOR THE PROPERTIES LOCATED AT 517 EAST HYMAN AVENUE,521 EAST HYMAN AVENUE,AND THE PARKING LOT ON THE CORNER OF HUNTER AND HYMAN STREETS, LEGALLY DESCRIBED AS LOTS E-I, BLOCK 95, INCLUDING UNITS 1,2 AND THE COMMON AREA OF THE BENTON BUILDING CONDOMIUMUMS,CITY AND TOWNSITE OF ASPEN,COLORADO PARCEL ID NUMBERS: 2737-182-54-001 2737-182-54-002 2737-182-54-800 2737-182-24-002 2737-182-24-004 WHEREAS,the applicant, Aspen Core Ventures, LLC,represented by Stan Clauson Associates, Inc., submitted an application, pursuant to Section 26.415.025(C), AspenModern Properties, of the Aspen Municipal Code, to voluntarily participate in the AspenModem ninety-day negotiation period for the properties located at 517 East Hyman Avenue (Lot E, Block 95) (the `Little Annie's Building"), 521 East Hyman Avenue (Units 1 and 2 of the Benton Building Condominium, aka Lot F, Block 95) (the "Benton Building") and the parking lot located at the southwest corner of Hunter ant Hyman Streets(Lots O,H and I Block 95);and WHEREAS, the subject properties are located within the designated boundaries of the Commercial Core Historic District as described in City Council Ordinance number 49, series of 1974; and WHEREAS, the applicant submitted a letter dated November 29, 2011 requesting that the City and the applicant negotiate the possible voluntary designation of the Little Annie's and Benton Buildings to add them as individual landmarks to the Aspen Inventory of Historic Landmark Sites and Structures in exchange for specific benefits through the AspenModern program; and WHEREAS, pursuant to §26.415.025.C(1), the ninety-day AspenModern negotiation commenced on November 29, 2011; and WHEREAS, §26.415.025.C(1)(b) states that, during the negotiation period, "the Community Development Director shall confer with the Historic Preservation Commission, during a public meeting, regarding the proposed building permit and the nature of the property. The property owner shall be provided notice of this meeting;"and 517 and 521 E. Hyman Avenue Ordinance#5, Series of 2012 Page 1 of 15 P30 c. Other Improvements and Development. With respect to all other improvements or development within the Project, the Applicant shall provide evidence satisfactory to the Community Development Department and the City Attorney's Office that the Applicant has in place sufficient financing to accomplish and complete all the development for which a Building Permit is sought. Such financing may include, without limitation, a construction loan from an institutional lender or lenders and equity capital investments from the Applicant or third party investors, The City Attorney shall have sole discretion in determining if the proposed financing as advanced by the Applicant is sufficient to complete the development activity for which a Building Permit is sought. d. Financial Assurances for Completion of the Project. The Applicant further commits and agrees that before any Building Permit (including demolition, access/infrastructure, and/or site preparation permits) is issued for the Project approved by this Ordinance, the Applicant shall provide to the City Building Department and the City Attorney for review and approval a copy of a Performance Bond issued or committed to be issued to the Applicant's General Contractor by an institutional surety company pursuant to which the surety agrees to provide the funds necessary to complete the construction of the improvements covered by the Building Permit,and all public improvements required under the Subdivision/PUD Agreement, or by providing such other security that may be acceptable to the City attorney. If a Performance Bond is used, the Performance Bond shall name the Applicant and the City of Aspen as additional beneficiaries or insureds thereunder to grant to either or both of them a direct right of action under the Performance Bond in order to construct or finish public improvements, and to complete the construction of the improvements covered by the Building Permit. Section 5: Site Protection Fund The Applicant hereby commits and agrees that before any Building Permit(including demolition, access/infrastructure, and/or site preparation permits) is issued for the Project approved by this Ordinance, the Applicant shall deposit with Pitkin County Title, Inc. ("Escrow Agent")the sum of$250,000 in the form of cash or wired funds(the "Escrow Funds")and will execute an Escrow Agreement and Instructions with the Escrow Agent which recites and agrees as follows: "In the event construction work on the Project shall cease for sixty (60) days or longer (`work stoppage') prior to a final inspection by the City of the work authorized by the Foundation/Structural Frame Permit on the Project, then the City in its discretion may draw upon the Escrow Funds from time to time as needed for purposes of protecting and securing the Project site and improvements from damage by the elements and/or from trespass by unauthorized persons, and for purposes of improving the Project site to a safe condition such that it does not become an attractive nuisance or otherwise pose a threat to neighbors or other persons." 517 and 521 E. Hyman Avenue Ordinance#5, Series of 2012 Page 6 of 15 P31 The Escrow Funds or any remaining balance thereof shall be returned to Applicant upon completion by the City of a final inspection of the work authorized by the Foundation/Structural Frame Permit on the Project. Section 6: Approved Dimensional Requirements The buildings as presented in the plans dated February 13, 2012 and attached as Exhibit A to this Ordinance comply with the effective dimensional allowances and limitations of the Commercial Core (CC) zone district as modified below. Compliance with these requirements shall be verified by the City of Aspen Zoning Officer at the time of building permit submittal. The following dimensions are approved: Minimum Lot Size: 15,000 square feet Minimum Lot Width: 150 feet Minimum Front Yard Setback: 0 feet—Hyman Avenue Minimum Side Yard Setback: 0 feet—Hunter Street Minimum Rear Yard Setback: 0 feet—Alley Minimum Trash/Recycle Area: Alley frontage of 23 linear feet with 10 feet vertical clearance and 10 feet deep Maximum Building Height: 41 feet for three story elements Minimum Pedestrian Amenity: Accommodated partially onsite and with the completion of a Pedestrian Improvement Plan as described in § 7 herein. Maximum Allowable Floor Area: 33,005 square feet Maximum Commercial Floor Area: 24,055 square feet Maximum Net Leasable Commercial Area: 22,153 square feet Maximum Residential Floor Area: 8,950 square feet total free market residential allocated as follows: 6,950 square feet for Unit 1 and 2,000 square feet for Unit 2 Maximum Residential Net Livable Area: 7,605 square feet total: 6,063 square feet for Unit 1 and 1,542 square feet for Unit 2 517 and 521 E. Hyman Avenue Ordinance#5, Series of 2012 Page 7 of 15 P32 Residential Units: 2 units Minimum Off-Street Parking Spaces: 3 spaces Minor adjustments to the dimensions represented above may occur upon review of a building permit as long as the resulting dimensions do not exceed those approved through this ordinance. Decks are approved as shown in the plans attached as Exhibit A dated February 13, 2012. If an application is submitted by the owner, the residential floor area and residential net livable area described above for Unit 1 may be divided into two units through an administrative approval by the Community Development Director. The residential floor area and residential net livable area described above may not be increased without approval by City Council. Growth Management mitigation for the third free market residential unit is required and shall be in the form of a cash in lieu payment calculated at the time of building permit submittal for the third unit. Section 7: Affordable Restaurant Deed Restriction: The site currently occupied by Little Annie's Restaurant (the "Restaurant Site") shall be restricted in perpetuity by a deed restriction approved by the city Attorney and thereafter recorded * with the Clerk and Recorder's Office of Pitkin County so that the Restaurant Site may be used only for the operation of a "low-priced restaurant" (as hereinafter defined). Future rent for the Restaurant Site shall not exceed rent for the current year, as adjusted each calendar year thereafter by an amount equal to the percentage increase, if any, in the CPI-U,U.S. City Average, All Items, (1982-84=100) Consumer Price Index (the "CPI"), over the CPI in effect for the month and year of the effective date of this ordinance. For purposes of this paragraph, the term "low- priced restaurant" means a restaurant offering menu items priced not more expensively, on a relative basis when compared to other sit down restaurants in Aspen, Colorado, than the current menu prices. A copy of the current menu prices at the Restaurant Site shall be kept and maintained by the City of Aspen Community Development Department which shall constitute conclusive evidence of the current menu prices. Any other uses, including other uses allowed in the CC Zone District as a matter of right, or any greater increases in rent shall be permitted only upon the agreement of the Owner and the City. The deed restriction shall be recorded prior to granting a certificate of occupancy for the mixed use addition. The applicant shall make a reasonable good faith effort to find a tenant for the space. Section 8: Impact and Development Fees: Public Amenity Space The open space in front of the Benton Building qualifies as Public Amenity space and meets a portion of the requirement. Pursuant to Land Use Code Subsection 26.575.030.c.2,Public Amenity, the Applicant commits to provide the remaining 7.3% of the public amenity requirement off-site through the completion of a pedestrian improvement plan. The pedestrian improvement plan shall provide extensive improvements to the Hyman and Hunter Streets right-of-ways and is subject to approval by the Parks, Community Development and Engineering Departments. The improvements shall be installed at the cost of the Applicant and shall be in addition to the basic street,curb,gutter, sidewalk and landscaping improvements required under the Municipal Code. 517 and 521 E. Hyman Avenue Ordinance #5, Series of 2012 Page 8 of 15 P33 The property owner has agreed to undertake an architectural study to see if it is reasonably possible to provide accessibility in accordance with Building Code requirements to the Little Annie's building without disrupting existing restaurant operations. Parks Development and Air Qualitv/TDM Impact Fees Pursuant to Land Use Code § 26.610.030,Exemptions, development involving a property listed on the Aspen Inventory of Historic Landmark Sites and Structures is exempt from the Parks Development and Air Quality/TDM Impact Fees. School Lands Dedication Before the Applicant is issued a Building Permit, the Applicant shall pay a fee-in-lieu of land dedication pursuant to Chapter 26.620,School Lands Dedication. The amount of the fee shall be calculated by the Community Development Department using the calculation method and fee schedule in effect at the time the applicant submits a Building Permit. Parking Pursuant to Land Use Code § 26.515,Parking,new net leasable area is required to mitigate parking impacts either through onsite spaces or cash in lieu. The Applicant agrees to pay the following cash in lieu fee prior to the building permit issuance: 15,859 sq. ft.net leasable/ 1,000 sq. ft. = 15.8 parking spaces required 15.8 spaces required—3 onsite spaces provided= 12.8 parking spaces 12.8 x $30,000/space=$384,000 An increase to the 15,859 square feet of net leasable area described above shall require additional cash in lieu payment according to the above methodology. Section 9: Employee Generation and Mitigation The existing net leasable calculation for both the Benton Building (521 E. Hyman Avenue) and Little Annie's (517 E. Hyman Avenue)is 7,505 square feet. City Council hereby grants a credit of commercial net leasable for the preservation of these buildings. Pursuant to Chapter 26.470, Growth Management, of the Aspen Land Use Code historic landmarks are eligible for growth management benefits. As such the two free market residential units are permitted without affordable housing mitigation for the historic preservation of two buildings. Following is a calculation of the affordable housing requirement and the manner in which it is proposed to be provided. Existing Commercial Net Leasable Calculation: • Benton Building Main Level 2,375 x 4.1 FTEs/1,000 s.f.=9.7375 FTEs 517 and 521 E. Hyman Avenue Ordinance 115, Series of 2012 Page 9 of 15 P 3 4 Benton Building Upper Floors: 2,670 x 3.075 P its/1,000 s.f.=8.21025 FTEs Total Benton Building existing net leasable= 17.94775 FTEs Little Annie's Main Level 2,460 x 4,1 FTEs/1,000 s.f.= 10.086 FTEs Preservation credit for existing net leasable 17.94775+10.086=28.03375 FTEs New Commercial Net Leasable Calculation: Main Level (6,096 x 4.1 FTEs)/1,000 sq. ft.=24.9936 FTEs Upper Floors and Basement Level (9,763 x 3.075)/1,000 s.f. = 30.021225 FTEs Total new commercial net leasable=55.014825 FTEs Calculation for the enlargement of a historic landmark for mixed use development: 55.014825—28.03375=26.981075 Total FTEs The first 4 employees require 0 mitigation; 2 landmarks means the first 8 employees require 0 mitigation: 0 FTEs generated for first 8 employees. The second 4 employees require mitigation at 30%; 2 landmarks means the second 8 employees require 30%mitigation 8 x 30%=2.4 FTEs generated for the second 8 employees. The remaining employees are mitigated at 60%. 26.981075—(2 x 8)= 10.981075 10.981075 x 60% =6.588645 FTEs 0+2.4+6.588645=8.988645 employees to be housed by this project. The project is required to provide housing mitigation to house 9 employees, and has represented a commitment to pay cash in lieu for approximately 80% of the total mitigation, 7.25 FTEs, which equals (7.25 x $139,890) = $1,014,202.50 and approximately 20% of the total mitigation, 1.75 FTEs,shall be provided in the form of an offsite unit or affordable housing credits. 517 and 521 E. Hyman Avenue Ordinance#5, Series of 2012 Page 10 of 15 P35 The offsite unit shall meet the requirements of the Aspen Pitkin County Housing Authority Guidelines and shall be deed restricted in accordance with Aspen Pitkin County Housing Authority requirements at Category 4 or lower. A Certificate of Occupancy shall be granted and a deed restriction shall be recorded for the offsite housing unit prior to the issuance of a Certificate of Occupancy or a Conditional Certificate of Occupancy for the mixed use addition. If applicable, affordable housing credits shall be extinguished prior to a Certificate of Occupancy for the mixed use addition. Section 10: Growth Management Quota System Allotments The following Growth Management allotments are hereby granted to the Project: a. Residential Free Market—2 units b. Commercial Net Leasable—15,859 square feet Section 11: Design Review Conceptual Commercial Design Review and Certificate of Appropriateness for Major Development Conceptual including mass, scale and height of the project is hereby granted as presented in the plans dated February 13, 2012 attached as Exhibit A to the Ordinance. Final Commercial Design Review as described in Land Use Code § 26.412, Commercial Design Review, and a Certificate of Appropriateness for Major Development Final as described in Land Use Code § 26.415.070 Development involving designated historic properties,are required to be granted by the Historic Preservation Commission prior to the issuance of a Development Order. Section 12: Building Permit The applicant may not submit a Building Permit Application, with the exception of a building permit for the Benton Building exterior restoration and interior remodel, until the requirements in Land Use Code § 26.304.075, Building Permit, are fulfilled. The building permit application shall include the following: 1. A copy of the Development Order issued by the Community Development Department (see § 26.304.075(A)(2),City of Aspen Municipal Code.) 2. A copy of the final City Council Ordinance and HPC Resolutions. 3. The conditions of approval shall be printed on the cover page of the Building Permit set. 4. A fugitive dust control plan to be reviewed and approved by the City Engineering Department. 5. An excavation-stabilization plan, construction management plan (CMP), drainage and soils report pursuant to Engineering and Building Department requirements. 6. A grading report pursuant to Engineering Department requirements. 7. Accessiblity and ANSI requirements shall meet adopted Building Code requirements. 8. Evidence that the landscape plan received approval from the Parks Department. 9. Evidence that the cost estimates for the landscaping plan and Public Improvements received approval from the Community Development Department. 10.Evidence that the Financial Assurances and Site Protection Fund commitments, set forth at Section 4& 5 above,have been met. • 517 and 521 E. Hyman Avenue Ordinance#5, Series of 2012 Page 11 of 15 P36 Section 13: Engineering The Applicant's design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21, Tide 28, and all construction and excavation standards published by the Engineering Department. A construction management plan must be submitted in conjunction with the building permit application. A completed drainage report/plan as outlined in the Urban Runoff Management Plan shall be submitted and approved prior to recordation of Final Plat and building permit issuance for the mixed use addition. A complete grading report shall be submitted and approved prior to recordation of Final Plat. Failure to meet the standards in Title 21 and Title 28 may result in a physical change to the project and possible review by City Council and/or HPC to amend the design. My transformers, telephone pedestals and any other above ground utility boxes will need to be located on the property instead of the ROW. Section 14: Parks 1. The Parks Department shall review and approve a Landscape Plan prior to building permit submittal for any phase of the project. 2. Landscaping in the public Right-of-way (ROW) shall be subject to landscaping in the Right-of-way requirements, Aspen Municipal Code Chapter 21.20. All plantings within the City Right-of-way must be approved by the City Parks Department prior to installation. 3. Right-of-way requirements necessitate adequate irrigation pressure and coverage, if a system is not in place one will need to be added. 4. An approved tree removal permit shall be required before any demolition or access infrastructure work occurs. Section 15: Fire Mitigation Before the Applicant is issued a Building Permit, the Applicant shall obtain the approval of the Fire Marshal of a Fire Protection Plan which shall include the following elements: 1. Compliance with all codes and requirements of the Aspen Fire Protection District 2. Sprinkler, fire alarms and carbon monoxide alarms are required. (IFC as amended Section 903 and 907). 3. Documentation that the proposed development has sufficient volume and pressure of water for the sprinklers or other fire suppression system adequate to satisfy the District's standards for the type of structures proposed by the approved development. This requirement shall be satisfied by an analysis acceptable to the Water Department which demonstrates system delivery capacity of existing water distribution system at the Water Departments' main water to the approved development of no less than 3,000 gallons per minute. 4. An overall access plan for the site. Section 16: Sanitation District Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. 517 and 521 E.Hyman Avenue Ordinance#5, Series of 2012 Page 12 of 15 • P37• Section 17: Water Department The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and with the applicable standards of Title 8 (Water conservation and Plumbing Advisory Code) of the Aspen Municipal Code in place at the time of building permit submittal, as required by the City of Aspen Water Department. Each of the units within the mixed use building shall have individual water meters. Section 18: Exterior Lighting MI exterior lighting shall meet the requirements of the City's Outdoor Lighting Code pursuant to Land Use Code § 26.575.150,Outdoor Lighting. Section 19: Public Improvements The Applicant has agreed to perform certain Public Improvements and completion of said Public Improvements is hereby made a specific condition of the approval of this Ordinance. Applicant shall faithfully complete the Public Improvements listed below before the Applicant is issued a Certificate of Occupancy or a Conditional Certificate of Occupancy by the Building Department for the mixed use addition. The determination of satisfactory completion of the Public Improvements shall be within the sole discretion of the City Engineering or Building Departments. Applicant shall confirm its agreement to complete all Public Improvements in the Subdivision Agreement. The following are Public Improvements the Applicant has agreed to complete: a. compliance with the parks improvements,including a Landscape Plan, referenced in §14 herein, b. the public amenity requirement set forth at § 8 herein Section 20: Vested Rights The development approvals granted herein shall constitute a site-specific development plan and a vested property right pursuant to Land Use Code Section 26.308.011 attaching to and running with the Subject Property and shall confer upon the Applicant the right to undertake and complete the site specific development plan and use of said property under the terms and conditions of the site specific development plan including any approved amendments thereto.The vesting period of these vested property rights shall be for three (3)years which shall not begin to run until the date of the publications required to be made as set forth below. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of § 26.104.050, Void Permits. Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. For purposes of this provision, the submission and acceptance of a building permit application for the restoration of the Benton Building as part of the enlargement of a historic landmark that is deemed complete by the Chief Building Inspector pursuant to Land 517 and 521 E. Hyman Avenue Ordinance#5, Series of 2012 Page 13 of 15 P38 Use Code Section 26.304.075 shall prevent the expiration of the vested rights of the applicant and any related development orders under Land Use Code Section 26.304.070.D. No later than fourteen (14) days following final approval of this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to Chapter 26.308, Vested Property Rights. Pursuant to § 26.304.070(A), Development Orders, such notice shall be substantially in the following form; Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 517 East Hyman Avenue (Lot E, Block 95), 521 East Hyman Avenue (Units 1 and 2 of the Benton Building Condominium, aka Lot F, Block 95) and the parking lot located at the southwest corner of Hunter and Hyman Streets (Lots G, H and I Block 95), by Ordinance of the City Council of the City of Aspen. Nothing in this approval shall exempt the Development Order from subsequent reviews and approvals required by this Ordinance of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this Ordinance. The vested rights granted hereby shall be subject to all rights of referendum and judicial review. The period of time permitted by law to exercise the right of referendum to refer to the electorate this Section of this Ordinance granting vested rights; or, to seek judicial review of the grant of vested rights shall not begin to run until the date of publication of the notice of final development approval as set forth above. The rights of referendum described herein shall be no greater than those set forth in the Colorado Constitution and the Aspen Home Rule Charter. Section 21: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded,whether in public hearing or documentation presented before the Historic Preservation Commission or City Council, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 22: This ordinance shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided,and the same shall be conducted and concluded under such prior ordinances. Section 23: • If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a 517 and 521 E. Hyman Avenue Ordinance#5, Series of 2012 Page 14 of 15 P39 separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. The City Clerk is directed,upon the adoption of this ordinance,to record a copy of this ordinance in the office of the Pitkin County Clerk and Recorder. Section 24: A public hearing on this ordinance shall be held on the 13th day of February, 2012, at a meeting of the Aspen City Council commencing at 5:00 p.m. in the City Council Chambers, Aspen City Hall, Aspen,Colorado, a minimum of fifteen days prior to which hearing a public notice of the same shall be published in a newspaper of general 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 6th day of February,2012 Michael . Ireland, May A �.T: tea got athryn Koch, eity Clerk FINALLY,adopted,passed and approved this 13th day of February,2012 % Michael C. Ireland, ayor Air : L/LL..,,. i ii 2/ athryn Koch/ity Clerk APPROVED AS TO FORM: v--- i 5-e2.:w\c...0-,%1 Gv-- John Worcester,City Attorney Exhibit A: Plans representing dimensional requirements. 517 and 521 E. Hyman Avenue Ordinance#5, Series of 2012 ' Page 15 of 15 P40 I a w fl A I Q Q Q Q Q 1 1 I Ill WI- 1 1 II I i O 1 I I-- •O ir a 1{ I F `,I II 11. 11'1111111 !a a 0 _ �1111{d11117 _ _ . _:__ . _ -- 0 Z W ' , I o o• U8 11,-iiiiiinol 1 _i 171 m:: Z N Milli co CO i 4 • I r a 1 h. % 1 I ill 41 !_ _ _ _ 1 O O -1- 1• 1 . ! 1 1 ° 1 1 1 b b: b b b a 11 1 W i Y 9 1 P41 g 5 '? 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S7 £ , § .1�� ° § ) } 2 i § \ \ ` 4 / § Z 1 � \ , , ! § ' i 1. |� : § ! ° z | ! ` § ) ■ | : § , , B , ; . . . . § | r § . | ^ « w k E J § ■ ' 1 | | Ilk 1,L � '] : | , |•• | J U ) | §2.4 1 i. | I ƒ | k ( | 2 t & �,_ ----'J � § ] I { / § | P48 5 0 0 o e 0 o o - o : r z a 0 0 0 133H1S 113WIIH 0 W 1 1 • W W 0 01 b Z u .5 -,..N W S aY a L_ a (0 .Y/ ,/� YYY l - \MUM' ME .a — All ,_ ' ' __ -_ VIII I I li 1 1 IV \ , _ I 1 _ — — — l'�VM�1 �IF • P49 Regular Meeting Aspen City Council February 13,2012 Lee Mulcahy agreed he would prefer to see the plan adopted in its present form. Mulcahy supports full mitigation for affordable housing. Mulcahy said allowing 51' in height and a reduction in affordable housing at the Little Annie project is unfortunate. Mayor Ireland closed the public hearing. Councilman Tone requested a legal opinion on the gap amendments,the changes,what from the previous AACP will be foregone in this iteration. Councilman Johnson moved to continue Ordinance#3,Series of 2012,to February 27; seconded by Councilman Frisch. All in favor,motion carried. ORDINANCE#34, SERIES OF 2011—Code Amendment—Vacation Rentals Mayor Ireland moved to continue Ordinance#34, Series of 2011,to March 26th; seconded by Councilman Johnson. All in favor,motion carried. ORDINANCE#5,SERIES OF 2012—AspenModem Designation, Little Annie's/Benton Building • Sara Adams,community development department,reminded Council this is an AspenModem negotiation for designation of the Benton building and Little Annie's. AspenModem is the method to designate post WWII buildings in Aspen. This is a voluntary program and allows applicant to request incentives in exchange for voluntary designation. Ms. Adams noted exhibit J outlines in detail the employee generation calculations and why they have changed in the process. Ms. Adams said since the last meeting,the applicant has offered to deed restrict the building housing Little Annie's as an affordable restaurant in perpetuity. The current proposal is to mitigate for 9 employees through a one-bedroom off-site unit and cash-in-lieu for category 4. Two free market residential units are proposed; the larger unit exceeds the square footage cap allowed in the commercial core. The total free market residential square footage exceeds the allowable in the commercial core. The key issues before Council are how the employee generation is calculated and the residential component of the project. Ms. Adams pointed out the applicant may break the larger residential units into two units and affordable housing would be required for the second unit. Ms. Adams told Council the application meets the parking requirements for the commercial core; one is allowed to pay cash-in-lieu for parking that cannot be provided on site. The applicant is providing 3 parking spaces on site and it paying cash-in-lieu for the remainder. The applicant is meeting the pedestrian amenity requirement through a pedestrian enhancement plan. Ms. Adams said landmark designation of Little Annie's and the Benton building is required as part of the application. The designation criteria are addressed in detail in exhibits A and B. Ms. Adams said staff finds the Benton building is important in its connection to Tom Benton,it is representative of the organic style of architecture, it is indicative of 1970's trends in Aspen and it 8 P50 Regular Meeting Aspen City Council February 13,2012 meets all of the designation criteria. The applicant is proposing a$2 million restoration of the Benton building. Ms. Adams said staff feels Little Annie's is representative of the rustic style. HPC reviewed designation of both buildings in December and voted in favor of designation of both. HPC recommends landmark designation to Council and it is Council's decision whether designation will happen. Ms.Adams reminded Council HPC voted last fall in favor of demolition of Little Annie's and Council called up that decision. Ms. Adams pointed out there are different criteria when discussing designation of a property versus demolition of a property. After hearing from the public,HPC looked at social importance to the community and relationship to the rustic theme of this property. HPC found historic designation criteria a and e are met. As part of AspenModem, Council can consolidate other land use reviews; subdivision review to merge these 3 lots is requested,growth management review to enlarge two landmarks is requested. HPC voted 4 to 1 in favor of the conceptual design review and if Council adopts Ordinance#5,HPC will have final design review, which review deals with materials, landscaping, and fenestration. Staff finds the project meets the requirement of the commercial core zone except the free market component of units size and total square footage. Ms.Adams said for the mechanical elements on the roof,the code requires a 15' setback from the street facade and the proposed elements are setback 28' from each street façade. Ms. Adams said Benton and Little Armies meet the criteria for designation. Mayor Ireland asked how much mitigation would the free market condominiums be required to provide. Chris Bendon, community development department, said residential development is an inclusionary requirement at 30% of the floor area or about 2600 square feet and this can be provided in any number of ways. Councilman Torre asked what happens in the design process if this ordinance is adopted. Ms. Adams said conceptual design review deals with massing, height, scale,the shape of the box. Final design review deals with what goes on the box. Nikos Hecht,applicant, told Council he purchased these five lots and went forward with a development and then heard from the community they wanted to keep Little Annie's and the Benton building. Hecht said the architect then tried to pinch the development onto 3 lots and made an effort to preserve and to restore Little Annie's and the Benton building. Hecht said he has also committed to making a low price eatery in perpetuity. Stan Clauson, representing the applicant, showed the area in context, showed the surrounding buildings, showed the streetscape,showed iconic buildings,like the Elks and Independence building,and contemporary buildings, like Boogies. Clauson reminded Council the AACP recommended the parking lot as a site for redevelopment. Clauson said the design protects Little Annie's and the Benton building and adds vitality to the commercial core. John Toya, architect, showed the project,the uses, the entrances;the 1st floor will be retail space,the retail space in the Benton building will be restored. The 2nd floor will be office space and some residential uses;the 3`d floor is residential uses,setback terraces will help reduce the scale of the building mass along the streetscape. The roof plan requires exit stairs and elevator tower which is 5' tall. Toya said he tried to stitch the building together as much as possible and to have attractive retail space. Toy showed the proposed restoration to the Benton building and showed the original façade and that they are using old photographs to aid in the restoration. Toya showed the proposed materials for the project. Toya showed the 40' cornice line. 9 P51 Regular Meeting Aspen City Council February 13,2012 Clauson noted as part of the streetscape,they have designed a feature at the entrance to the Benton building, a recess,seating and a Benton graphic design embedded in the ground. Clauson said the square footage of the Benton building is going from 5000 to 3200 square feet. Clauson said they feel this seating arrangement is a good way to draw people to the store windows. Clauson outlined 7 design objectives for the commercial core and this project touches on all 7 of those objectives including contributing to the streetscape and increasing the viability of retail in the spaces. Clauson said the city benefits from AspenModern by voluntary designation of two properties, restoration of the Benton facade,development of a mixed use building on a parking lot,an affordable restaurant deed restriction for the Little Annie's property and an offsite affordable housing unit. Clauson said the applicant's request is a larger residential unit and residential floor area. Clauson said there may not be awareness in the community that AspenModern is set up as a negotiating process and is part of the land use code. Clauson pointed out the original application for this site had underground parking and onsite affordable housing to meet all the housing requirements;the development took up the entire 5 lot property. After taking away the two historic properties from the development,the project became constrained. Clauson said the redevelopment was in response to community sentiment that they wanted to see Little Annie's and the Benton building preserved. Councilman Torre asked what affordable housing was provided onsite in the original application. Clauson said 12 FTEs were mitigated for on site. Councilman Tone noted this proposal is mitigating for 9 FTEs. Councilman Tone said he would like to see the corner softened more than it is. Toya noted his earlier design had a softened corner; however,when they went through HPC,HPC requested the corner be as a design to anchor the project. Councilman Johnson asked the height of some adjacent buildings. Ms. Adams said 520 Cooper is 41'5", Boogies is 37',Independence Square is 42',Elks building is 48'. The applicants showed the building in the city's sketch up program. Clauson noted the project conforms to code in terms of height and overall floor area; it is no greater in density than some other buildings in the commercial core. Clauson reminded Council the building occupies 3 lots. Bendon said some of the mass from the Little Annie's and Benton building has been pushed to the new project. Councilman Tone said a historic task force of about two dozen members spent about 18 months discussing the direction of post WWII historic preservation in Aspen. The committee recommended involuntary designation;however, Council favored a negotiation process. Councilman Torre said the code is not protective of post WWII properties. Councilman Torre said in August 5th a demolition permit for Little Annie's/Benton was applied for. September 21" HPC approved demolition of Little Annie's and denied demolition of the Benton building. September 26th Council requested a call up of that HPC decision. October 5th the applicant appealed HPC's jurisdiction ruling over demolition of the Benton properties. November 2"a Council considered the call up and the appeal and also requested verbatim of HPC meetings and the hearing was continued to November 28`h. Councilman Torre stated he volunteered to be one of the negotiators with the applicant. During that time, the applicant decided to enter into a negotiation process with the city. December 14th HPC supported designation for Little Annie's and the Benton building. Councilman Torre said Little Annie's building is a one-story element in downtown Aspen right next to the Benton building allowing residents and visitors to see where Aspen came from. 10 P52 Regular Meeting Aspen City Council February 13,2012 Councilman Tone showed rendition of the AspenModern proposal and the original proposal and what might happen if the project were litigated. Councilman Tone noted there is little difference in appearance of the AspenModem proposal and the original proposal; however, as an advocate for preservation, he leans toward the AspenModern proposal. Councilman Tone pointed out the original application mitigated for 12 FTEs;this proposal mitigates for 9 FTEs. Councilman Tone said the applicant has a chance to soften the edges or the corner of the building. Councilman Frisch said the negotiating team has done a lot of work. Councilman Frisch presented a streetscape outcomes broken down into the 3 areas and 3 possible outcomes, Aspen wins lawsuit; Aspen loses lawsuit;negotiations. Councilman Frisch noted the majority of people are concerned about the streetscape. Councilman Frisch said there will be a large building on the corner whether the city wins, looses or comes up with a negotiated settlement. Councilman Frisch said the only way the Benton building will be designated historic is through voluntary designation,which includes$2 million towards the renovation of that building. Councilman Frisch said if the costs are greater than$2 million,the applicant will bear those costs;if it is less, the city will receive the money to use as they see fit. Councilman Frisch said the work on the Benton being has to be done before receiving a do on the project. Councilman Frisch said in the negotiated agreement Little Annie's is designated and stays a one story building. There is a commitment to a mid-priced restaurant in perpetuity. Councilman Frisch if the city were to win a law suit,the Benton building would not be demolished but not necessarily designated or renovated, Little Annie's may or may not be demolished,not designated and may have a 2nd or 3rd story addition and with no commitment to being a mid- priced restaurant. Councilman Frisch said he has argued for changes to the land use code for the past several years. Councilman Frisch said applications are coming in meeting code requirement;however,they are up to 20%more than the community wants. Councilman Frisch said he would prefer that Council control the destiny of this project and of the buildings on the site. Councilman Johnson asked if these building are worthy of historic designation. Ms.Adams said HPC voted 5 to 0 in favor of historic designation. Councilman Skadron said the most important aspect of this project for Council is the commercial portion; the architecture firm specializes in residential developments. Toya said they specialize in historic and contextual references as well. Mayor Ireland opened the public hearing. Rohn Fleming,general manager, Little Annie's,told Council he is proud of the number of years employees have been with the business. Some employees have been there over 20 years. Fleming said Little Annie's is like a family. Loretta DeRose,winter resident, said Council should get a moratorium going as soon as possible so that no more large development applications come in. Rob Inner said vitality in the downtown is crucial;there should be a cohesive downtown. Itmer pointed out there are vacant buildings that do not add much to the atmosphere. Jim Morris said he is dismayed by the size of the building;it looks huge stuck on a corner. Morris said he is sad that the city finds itself in this crunch. Bob Grueter stated he is concerned about Aspen losing its post WWII architecture. Grueter said he supports this project because it preserves two post WWII buildings and it gets rid of an empty lot. Mark Pearson stated he strongly supports the negotiating process and is against the city 11 P53 Regular Meeting Aspen City Council February 13,2012 going into lawsuits.Pearson said he would like to see the negotiating process continue and to resolve a successful project to the benefit of the community and the developer. Ruth Kruger said she feels what is being waived for the developer outweighs the benefits. Ms. Kruger said besides the waiver of parking,there is the loss of the 15 parking spaces currently on site. Ms. Kruger said businesses will be impacted by the lack of parking and under parking the core is short sighted. Ms. Kruger said she would prefer to see the previous project. Ms. Kruger reiterated the cost of preserving two buildings is not worth the cost to the community. Ben Genshaft,representing Little Annie's LLC,said they are doing everything they can to keep Little Annie's there and the applicant has been supportive. Jane Merrill said the old look of Aspen is important to residents and visitors. If that look is eliminated,people will not come here;magic is important to the survival of the community. Bill Stirling said the issue is whether Ow trade offs are worth it, a question of landmarks versus free market residential. Stirling said this is the first AspenModem negotiation. Stirling said he has no objection to a significant contemporary statement in the context of this particular corner. The applicant is proposing to voluntarily designate two post WWII buildings. Stirling noted the community is made up of its characters, its character, its architecture style and great good places. Stirling said Little Annie's is one of the great good places. Aspen has already lost a lot of great good places and this should be preserved. Stirling said another payoff is keeping the exact scale of the Benton building. Stirling stated this compromise is in the long term best interest of Aspen. Junee Kirk stated as a member of the historic task force she favored involuntary designation of post WWII properties. Ms. Kirk stated she is not in favor of negotiations. Ms. Kirk pointed out this building does not follow the design guidelines;it does not vary the height every 30';the fronts do not go in and out. Large buildings are not supposed to be built on the south side of the street in order to keep views of the mountain open. Joan Lebach said the land use code has to change in order to keep roofs lower. Ms. Lebach stated it is important to preserve parking;it should be convenient for people to come and to spend money. Lindsay Smith said there is a development game in Aspen between applicants and citizens of the town. The city has a hole in its defenses. Ms. Smith said the second and third floor recess do not add to pedestrian experience. Ms. Smith stated she does not care about the interior of the building or whether it is 1 or 3 units but is concerned about what a building looks like on the outside. Ms. Smith said this building does not fit into the context of the neighborhood. Jim Smith said after projects are approved,the actual buildings changes and the city and community should watch out for that. Phyllis Bronson said business is spread thin with not a lot of thriving. Ms.Bronson asked how much more commercial space does this community need. Deborah Post said she is passionate about keeping things the way they are; she is also passionate about property rights. Ms. Post suggested the applicant be asked to go back to the drawing board and see what they can come up with to make it more traditional not another big square building. Ms. Adams entered into the record exhibit M, e-mails received about the project. Mayor Ireland closed the public hearing. Councilman Johnson asked if staff is comfortable that section 7 adequately addresses a moderately priced restaurant. Jim True, special counsel, noted that section gives guideline and must be approved by the city attorney. Councilman Johnson asked about committing to keeping the restaurant open,to keeping a tenant in the space,not leaving it dark. Hecht said he imagines 12 P54 Regular Meeting Aspen City Council February 13,2012 someone will want to operate the space,he will commit to doing his best to find a tenant. Councilman Johnson asked about the commitment to the $2 million for the Benton building. True said the language has been reviewed and he is comfortable with the language. True noted work on the Benton building has to start first. Councilman Johnson asked whether these historic design guidelines were followed. Ms. Adams said the 30' modules and variations in height were brought up. Ms. Adams said staff's opinions is the 30 and 60' module articulation is being met with this design. Ms. Adams pointed HPC felt there is height variation and pointed out on the drawings how this variation occurs. Ms. Adams noted the highest point of the Benton building is 38.5' and the guidelines state there should be 2' height variation and the new building is 41' at the parapet. Councilman Johnson asked if there is room for more off-site affordable housing. Councilman Johnson said he is pleased a deed restriction on a moderate priced restaurant in the Little Annie's space was offered. Councilman Johnson said he would like to see if there are minor modifications that could open up the corner design. Councilman Skadron stated maintaining the — restaurant is not a threshold issue for him. Councilman Skadron said he is sensitive to the reach of government in trying to improve what the market returns to the city. Councilman Skadron stated this application makes more sense than navigating the unknown; part of contemporary vision is responding to community input. Councilman Skadron asked if there might be ways to improve the design of the building to satisfy some concerns heard at this meeting. Toya said most of the comments negative to the project are about massing and scale,these are necessary to contain the program within the building. Further articulating the building and some of its components can be taken up with HPC for final design approval. Toya reiterated the applicants were instructed by HPC to build up to the corner. Clauson noted the building meets all code requirements for height and floor area and the program is part of the negotiated settlement. There is off-site affordable housing,there is investment in the Benton building, as well as the retention of two historic buildings which allow less development than would be allowed. Hecht noted the design is an attempt to fit allowed square footage on 3 lots instead of 5 lots. Councilman Skadron said he does not think the height of this structure lends itself to a vital streetscape. Clauson said it will be an active retail environment; there will be people coming and going to add to vitality. Councilman Tone said he would like to know the location of the rooftop mechanicals and how far they are set back, are they shielded,can they be clustered. Toya said they applicants made an effort to recess the elevator and stair cores as far back as possible; they are 30' back from each street facade. Clauson said the height stems from the ceiling heights so that those meet that of the existing historic buildings. Councilman Torre said he would prefer to see the corner softened. Councilman Tone said his biggest objection is the free market unit of over 6000 square feet and the second biggest concern is the massing of the building and he would appreciate any softening of the structure. Councilman Frisch said this is an opportunity to save and to fix up two buildings that wouldn't otherwise exist. Mayor Ireland noted staff said this is a historic structure;HPC said it is not historic. Council should decide whether the building is historic or not and if it is not, why pay ransom to preserve something that is not historic. The buildings are in a historic distract and they are protectable as part of a historic district. Mayor Ireland said if Council does not think this is historic,why raid 13 P55• Regular Meeting Aspen City Council February 13,2012 the affordable housing fund by allowing cash-in-lieu and mitigation for 9 FTEs. Mayor Ireland said one of the benefits of declaring this is historic is giving the citizens reasons to have confidence in the land use code and that it has consequences. Mayor Ireland said the economy allows'Aspen to be a real estate speculation especially for free market residences. Mayor Ireland said the only concession left through this negotiation is for a very large free market residence. One of the unintended consequences of infill has been the transformation of the downtown from commercial to residential development. Mayor Ireland stated what separates Aspen from other places is that Aspen is a real community and still has an occupied downtown and affordable housing. Mayor Ireland said the mitigation for affordable housing seems to be about 12%of the employees that will be generated by this project. Mayor Ireland said the city needs to change the land use code,limiting penthouses in the commercial districts,by bringing down the scale to 28 to 34',by emphasizing community development,locally serving businesses. Mayor Ireland asked if the housing authority commented on t his proposed mitigation. Ms.Adams said it is in the packet as an exhibit. Ms.Adams suggested language in Section 3 be clarified regarding the$2 million restoration fund and amending Section 7 that the applicant will make reasonable good faith effort to find tenants for the restaurant. Councilman Tone agreed Council needs to move forward with land use code changes, which are long overdue. Councilman Tone said his decision in this case is based on preserving jobs,creating vitality and preserving some history in Aspen. Councilman Torre moved to adopt Ordinance#5, Series of 2012, on second reading including amendments to Section 3(6)"applicant shall restore Benton to original appearance if restoration is less than$2 million,the remainder of the funds go to the city for historic preservation efforts and Section 7,the applicant will make a reasonable good faith effort to find a tenant for the moderately priced restaurant space"; seconded by Councilman Frisch. Councilman Skadron said he would like to see further modifications to the building to make it more sensitive to the community. Councilman Skadron said he can approve it conceptually; approving this makes more sense than navigating the unknown. Councilman Skadron said Council needs to protect changes that are detrimental to the historic character. Councilman Tone said the program for the building is driving the footprint. Councilman Tone said he supports making the building more sensitive. Councilman Skadron stated he would forego the restaurant use in the Little Annie building for a smaller overall building. Councilman Johnson said his concern is if the Little Annie use is not preserved in a deed restriction,the rents on the space will go up and a locally serving business will not be able to survive. Councilman Johnson stated he likes the one-story building and the moderately priced restaurant. Councilman Johnson agreed what sets Aspen apart as a community is the affordable housing. Councilman Johnson said this is an AspenModern negotiation;the community gets a restored Benton building and a moderately priced restaurant, a preserved one-story element and a large mixed use building which is the trade off. This development could have been a large building across all 5 lots. Mayor Ireland moved to amend the ordinance to require mitigation for 25 employees. Motion DIES for lack of a second. 14 P56 STAN CLAUSON ASSOCIATES INC landscape architecture. planning. resort design 412 North Mill Street Aspen, Colorado 81611 t.97o/925-2323 f.97o/92o-1628 into@scaplanning.com www.scaplanning.com 22 March 2012 Ms. Sara Adams Senior Planner, City of Aspen 130 S. Galena Street,3rd Floor Aspen,CO 81611 Re: Aspen Core /Supplemental Submission Dear Sara: On behalf of our client, Aspen Core Ventures, LLC, please accept ten (10) sets of 11 xl 7 and four (4) sets of 24x36 of revised architectural plans and renderings. We also attached ten (10) sets of 11x17 of the lighting plan with fixture cutsheets. These materials are intended to supplement the application for Final Major Development and Final Commercial Design Standard Review we provided to you on 16 March 2012. In addition to correcting some labeling issues, the revised architectural plans and renderings provide the following modifications: • The projecting rooflets over the upper story windows on the Aspen Core building have been replaced with glazed terra cotta headers; • The siding of the "modern" module of the Aspen Core building has been changed to all glazed battens; • Third floor spandrels are now glazed battens; • The first floor storefront and steel colors have been switched-red steel columns/headers with inset black window frames. This modification is intended to bolsters the perceived height of the storefronts. Please do not hesitate to contact us with any questions. Very truly yours, Patrick S. Rawley, AICP STAN CLAUSON ASSOCIATES, INC. Attachment cc: Nikos Hecht Andy Hecht, Esq. 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TA - Thermal Protection (20W Max.Lamp) LAMP DATA BK No. Lamp Watts Description Rated Life(hrs.) Center Beam Candlepower Beam Angle, Beam Type 1 20 ESX 3,000 4,300 12° Spot 2 20 BAB 3,000 575 40° Flood 3 35 FRB 4,000 8,000 12° Spot 4 35 FM 4,000 2,500 23° Narrow Flood • 5 35 FMW 4,000 1,200 40° Flood 15 42 EYR 4,000 8,200 12° Spot 16 42 EYS 4,000 2,850 25° Narrow Flood 17 42 EYP 4,000 1,200 40° Flood 6 50 EXT 5,000 10,500 13° Spot 7 50 EXZ 5,000 3,400 26° Narrow Flood B 50 DM 5,000 1,750 40° Flood 9 50 FNV 5,000 750 60° Wide Flood B K LIGHTING 40429 Brickyard Drive•Madera,CA 93636•USA SUBMITTAL DATE DRAWING NUMBER 559.438.5800•FAX Madera,CA 9363 10-19-10 SUB-1460-00 wWw.bklighting.wm•info @bklighting.com THIS DOCUMENTCOMNNS PROPRIETARYINmaFMPON OF B-K WHIING,INC AND RS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE DISCLOSE ITS CONIFNR,Oft TO MWNUFACNRE,USE OR SELL ANYTHING tMAY DESCRIBE REPRODUCTION,DISCLOSURE OR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF BM SIGHING,INC IS STPICTLY FORBIDDEN. a VERSA START" " MR16 PROJECT: Type: A TYPE: SIDE VIEW FACEPLATE DETAIL 41/8"Dia — 31/2"O.C. Thermal Protector ^ It . \(Optional) ,� / 3 1/4" — 0 / / / / O Adjustable Aiming L'// -Lan-,��,I/lj Bracket(Optional) , ■ i l /ifirale 3/8" Bear f 5"Dia • SPECIFICATIONS Greensource Initiative"' Lamp Wiring Metal and packaging components are made from For use with bi-pin MR16 lamps.Not for use with IR Teflon'coated wire,18AWG,600V,250°C rated and recycled materials. Manufactured using renewable technology lamps. certified to UL 1659 standard. solar energy, produced onsite. Returnable to manufacturer at end of life to ensure cradle-to-cradle Installation Finish handling. Packaging contains no chloro- For use with 50 watt maximum lamp when Installed StarGuard•(Pat.Pend.),a RoHs compliant 15 stage fluorocarbons (CFC's). Use of this product may Into non-combustible materials or with 20 watt chromate-free process cleans and conversion coats qualify for GreenSource efficacy and recycling maximum lamp in stud wall construction(requires aluminum components prior to application of Class rebate(s). Consult www.bklighting.com/greensource optional thermal protection). 'A'TGIC polyester powder coating.Brass components for program requirements. are available In powder coat or handcrafted metal Transformer finish. Stainless steel components are available in Back Box For use with 12VAC remote transformer. handcrafted metal finish. Round, 4-1/4" x 3-1/8" deep, cast aluminum construction with(2)mounting tabs.Front access for Lens Warranty wire connection and inspection. Provided with(5] Clear,tempered glass lens. 5 year limited warranty. 1/2" NPS tapped holes and [4] plugs. Suitable for concrete pour. Aiming&Control Listings Optional adjustable lamp bracket with up to 24° ETL Listed to ANSI/UL Standard 1838. Certified to Faceplate vertical aiming, captive thumb screw and quick CAN/CSA Standard C22.2 No.9 and CAWCSATIL B- Machined from solid,copper-free aluminum. Also release bracket to maintain optical alignment during 588.Suitable for indoor or outdoor use.Suitable for available In solid, machined brass and solid, re-lamping. use in wet locations.RoHs compliant Made in the machined stainless steel.Countersunk holes provide USA. for flush hardware mounting with [2] tamper- Socket -,.., resistant, black oxide, stainless steel mounting Specification grade, ceramic body,minature bi-pin -'V- = screws. Stainless steel universal mounting ring for quartz lamp holder.GU5.3 base.Nickel alloy contacts faceplate adjustment and 1/8"thick HT-805A silicone and heat resistant,spring loaded,stainless steel lamp +enonisa registered rm.,wnwDu rcom•rnon. foam gasket with acrylic adhesive for water-tight retaining clips. seal. B-K LIGHTING 40429 Brickyard Drive•Madera,CA 93638•USA SUBMITTAL DATE DRAWING NUMBER 559.438.5800•FAX 559.438.5900 10-19-10 SUB-1460-00 www559.438.5800• •X 559.kl8.59 g.com MINI-MICROTM CO h°� CYLINDER I'»L PROJECT: TYPE: CATALOG NUMBER: TYPE B SOURCE: NOTES: CATALOG NUMBER LOGIC YM LED Example - YM - LED - e10 - SP - BZP - 12 - 11 - B Material Blank - Aluminum B - Brass S - Stainless Steel Series YM - Minl-Micro"'Cylinder Source LED - 'e'Technology with Integral Driver LED Type e38 - 3WLED/2.7K e12 - 3WLED/Red e14 - 3WLED/Blue e10 - 3WLED/3K e13 - 3WLED/Green e15 - 3WLED/Amber e11 - 3WLED/4K Optics* I SP - Spot(Green Indicator) FL - Flood(Blue Indicator) Finish Aluminum Finish Brass Finish Premium Finish Powder Coat Color Satin Wrinkle Machined MAC ABP Antique Brass Powder CMG Cascade Mountain Granite RMG Rocky Mountain Granite Bronze B2P BZW Polished POL AMG Aleutian Mountain Granite Cm Cracked Ice SOS Sonoran Desert Sandstone Black BLP BLW MPoque° MIT AQW Antique White CRM Cream 5MG Sierra Mountain Granite White(Gloss) WHP WHW Stainless Finish BCM Black Chrome HUG Hunter Green TXF Textured Forest Machined MAC Aluminum SAP — Polished POL BGE Beige MDS Mojave Desert Sandstone WCP Weathered Copper Verde — VER Brushed BRU BPP Brown Patina Powder NBP Natural Beaus Powder WIR Weathered iron °. GP Clear Anodized Powder ocP Old Copper Also available irIRA(Finishes See submittal SUB-143400 Lens Type 12 - Soft Focus Lens 13 - Rectilinear Lens Shielding 11 - Honeycomb Baffle Cap Style A - 45° B - 90° C - Flush D - 45° E - 90° Less weephole Less weephole LM79 DATA L70 DATA *OPTICAL DATA Input Watts Minimum Rated Life(hrs.) BK No. CCT no.) iTvo.) CRI 70%of initial lumens IL.a) Beam Type Annie Visual Indicator e38 2700K 3.0 90 50,000 Spot 16° Green Dot e10 3100K 3.0 90 50,000 Flood 33° Blue Dot e11 4100K 3.0 75 50,000 e12 Red(627nm) 2.8 — 50,000 e13 Green(530nm) 3.0 — 50,000 e14 Blue(470nm) 3.0 — 50,000 e15 Amber(590nm) 2.8 — 50,000 40429 Brickyard Drive•Madera,CA 93636•USA SUBMITTAL DATE DRAWING NUMBER B-K LIGHTING 559.436.5600•FAX 559.438.5900 12-13-11 SUB000965 www.bklighting.com•infoQ bklighting.com THIS DOCUMENT CONTMNS PROPRIETARY INFORMATION OF BY WITTING,INC.AND ITS RECEIPT OR POSSESSION DOES NOT CONVEY ANY RIGHTS TO REPRODUCE,EISQOSE ITS COMBOS OR TO MANUFACTURE,USE OR SELL ANYTHING IT MAY DESCRIBE RFPRODUCTiON,DISCLOSURE qi USE WITHOUT SPKIFIC WRmEN AUTHORIZATION OF BK MEWING INC IS STRICTLY FORBIDDEN. MINI-MICROTM Ili the power of0 CYLINDER 15»L TYPE B PROJECT: TYPE: FRONT VIEW "A/D"CAP "B/E"CAP "C"CAP 23/4'O.G 25/8' y 25/8' 25/6' v Oomml (67mm) r (67mm) 1 _I a na• na•■, I (67mm) ■,D , 0 (35 2;( (3Bmm) (3&nm) T . T I 43/H' 41/4' 111 Iloemm) Imsmmj 31/2"Did. 514' 311/lfi' 33/8' (09mm) 49/16' (134mm) ( "') 27�• (88mm) 25/8' 1 p16mm) p3mm) I F- (67mm)— IF_ 33/4. I"3/B' y{ I' � (95mm) (tlbnm) 1 (tomm) V Itomm) 1 ' 1'Dla.- h 1 1 13/5. (25mm) 1 (10nm) CANOPY DETAIL v 2 3/4°O.C. 3/8°—e-I(70mm) ( F.— 10mm) I Accessories(Configure separately) ( _ Remote options: I1I q 0 ° � 31/m)ia � (89mm) TR Series PMRM- All dimensions Indicated on this submittal are nominal. Contact Technical Sales if you require more stringent specifications. SPECIFICATIONS GreenSource Initiative' BKSSL° Finish Metal and packaging components are made from recycled Integrated solid state system with'e'technology. High StarGuard• (Pat. Pend), a Rolls compliant 15 stage materials. Manufactured using renewable solar energy, power,forward throw source complies with ANSI C78.377 chromate-free process cleans and conversion coats produced onsite.Returnable to manufacturer at end of life binning requirements. Exceeds ENERGY STAR' lumen aluminum components prior to application of Class'A'TGIC to ensure cradle-to-cradle handling. Packaging contains maintenance requirements.LM-80 certified components. polyester powder coating.Brass components are available no chlorofluorocarbons(CFC's). Use of this product may in powder coat or handcrafted metal finish. Stainless steel qualify for GreenSource efficacy and recycling rebate(s). Integral non-dimming driver. Minimum 50,000 hour rated components are available in handcrafted metal finish. Consult www.bklighting.com/greensource for program life at 70% of initial lumens (L70). BKSSL technology (Brushed finish for interior use only). requirements. provides long life, significant energy reduction and exceptional thermal management. Warranty Materials 5 year limited warranty. Furnished in Copper-Free Aluminum(Type 6061-T6),Brass Optics (Type 360)or Stainless Steel(Type 316). OPTIKm•modules are color-coded for easy reference: Spot Certification and Listing (5P)=Green. Flood(FL)=Blue. ITL tested to IESNA IM-79. Lighting Facts Registration per Body USDOE (www.lightingfacts.com). ER Listed to ANSVUL Fully machined from solid billet. Unibody design provides Installation Standard 1838 and UL Subject 8750 and Certified to CAW enclosed,water-proof wireway and Integral heat sink for 3-1/2• dia., machined canopy permits mounting to 3" GA Standard C22.2 No.9. RoHs compliant Suitable for maximum component life. High temperature,silicone'0' octagonal junction box or 4"junction box with mud ring Indoor or outdoor use. Suitable for use In wet locations. Ring provides water-tight seal. (by others).Suitable for uplight or downlight Installation. IP66 Rated.Made In USA. Cap Transformer ,O" M IlghalI1 ROHS ' Fully machined. Accommodates[1]lens or louver media. For use with 12VAC 0KSPLr remote transformer. s,py, agar facts Choose from 45°cutoff('A'or D'),3/8°deep bezel with 90° •r<rron 8artgimredwdemwxd0upomcorpvo(ien. cutoff('B'or'E),orflush lens('C)wp styles.'A'and'B'caps Wiring 'Energy star is a registered wamark w the united Store:Environmental Include weep-hole for water and debris drainage. 'D'and Teflon'coated,18AWG,600V,250°C rated and certified to Protection Agency. 'E'caps exclude weep-hole and are for interior use only. UL 1659 standard. Lens Hardware Shock resistant,tempered,glass lens is factory adhered Tamper-resistant, stainless steel hardware. Canopy to fixture cap and provides hermetically sealed optical mounting screws are additionally black oxide treated for compartment Specify soft focus(1112)or rectilinear(#13) additional corrosion resistance. lens. B-K LIGHTING 40429 559.438 Drive 0 •Madera,9 3893036•USA SUBMITTAL DATE DRAWING NUMBER 559ight ng.co•FAX o@bkli8.5900 www.bklighting.com•info @bkligMin9.com 12-13-11 SUB000965 Type: C LJ t unshielded shielded directed Recessed luminaires-Unshielded,shielded or directed light with LEDs or for incandescent and fluorescent lamps Die cast aluminum•White or matte safety glass LEDs with integral electronic driver k-' Color temperature 3300 K Incandescent with integral electronic transformer - '�•��•'"�•"� (for dimming see page 369) - - --- Finish: Black(BLK)White(WHT) Silver(SLV)Bronze(BRZ) UL listed,suitable for wet locations and for installation _ - within 3 feet of ground(see page 370). Protection class IP64(2382LED•2384LED IP65) 1 <sc N Recessed luminaires•unshielded Lamps Lumen A B C 2190 LED Dal 3W LED 250 6 21/2 41/4 2191 LED lirie 6W LED 500 91/2 21/2 41/4 2192 LED 9W LED 750 1134 21/2 4Y4 a - -- 2284 MI 1 18W S8,12V 264 6 21/2 41/4 - --- _- , 2289P C123 1 9W CF twin-2p 600 91/2 21/2 41/4 2287P ED 1 13W CF twin-2p 825 113/4 21/2 41/4 '? '11" B.. luminaires•shielded _ Lamps Lumen A B C _ ✓..,,,:; • 2195LED 3W LED 250 6 21/2 41/4 • "21981X0 6W1 5D0"-972-""2,0474- ,„. .. 2197 LED MCI 9W LED 750 113/4 21/2 41/4 2283 CM 1 18W S8, 12V 264 6 21/2 41/4 2288P En 1 9W OF twin-2p 600 91/2 21/2 41/4 2286P ITO 1 13W CF twin-2p 825 113/4 21/2 41/4 q p. Recessed luminaires•directed Lumen A B C .."'c''' 2382LED ES23 5W LED 420 6% 23/4 31/4 2384LED 10W LED 840 12' 23/4 21/2 -1.1 39 (recision, DR2" ONO T-4 Halogen•Integral Transformer(TR) - PROJECT: ar TYPE: CATALOG NUMBER: TYPE D SOURCE: NOTES: CATALOG NUMBER LOGIC DR2 TR Example IS - DR2 - TR - 65 - POL - 4 - 120 Material) Blank - Aluminum B - Brass S - Stainless Steel Faceplate DR2 - Drive Star(<-0 Halogen) Housing TR - Integral Transformer Lamp Type 0 - By Others 20 - (20W)T-4/CL-12V 64 - (35W)T-4/CL-12V 65 - (50W)T-4/CL-12V Finish Aluminum&Brass Faceplates Brass Faceplates Premium Finish Powder Coat Color satin WrInM• Machined MAC ABP Antique Brass Powder CMG Cascade Mountain Granite RMG Rocky Mountain Granite Bronze BZP BZW Polished AMG Aleutian Mountain Granite CRI Cracked Ice SOS Sonoran Desert Sandstone Black BLP BLW - Mitique'• MIT AQW Antique White CRM Cream 5MG Sierra Mountain Granite White(Gloss) WHP WHW Stainless Faceplates BCM Black Chrome HUG Hunter Green TXF Textured Forest Machined MAC Aluminum SAP — Polished POL BGE Beige MDS Mojave Desert Sandstone WCP Weathered Copper Verde — VER Brushed BRU BPP Brown Patina Powder NBP Natural Brass Powder WIR Weathered Iron m tuu wry CAP Clear Anodized Powder OCP Old Copper Alm available in UAL Finishes See submittal SUB-1439-00 Optical Openings 1 - Single 2 - 2at180° 4 - 4at90° Input Voltage Blank - Remote Transformer(RD&RS Housing) • 120 - 120 VAC Input 277 - 277 VAC Input LAMP DATA BK No. Lamp Watts Description 20 20 T-4/CL-12V 64 35 T-4/CL-12V 65 50 T-4/CL-12V 40429 Brickyard Drive•Madera,CA 93636•USA SUBMITTAL DATE DRAWING NUMBER B-K LIGHTING 559.438.5800•FA)(559.430.5900 , -1,-„ SUB-1365-00 www.bkligMing.com•Info@bMighting.com THis DOCUMENT CONTAINS PROPRIETARY INrORIMT0N OF B-K UGNFING INC AND ITS RECfPT OR POSSESSION DOES NO COM/EY ANY RIGHTS TO REPRODUCE.DISCLOSE RS COMMITS.W TO MANUFACTURE,USE De SELL ANYTHING IT MAY DESCRIBE REPRODUCTION DISCLOSURE DR USE WITHOUT SPECIFIC WRITTEN AUTHORIZATION OF B-K UGHTNG,INC IS StaICRY FORBIDDEN (precisfont DR2' g-wA T-4 Halogen•Integral Transformer(1W) In PROJECT: Y TYPE D TYPE: SIDE VIEW FACEPLATE J 7'Dia.1��1 11/2" 1I�t --1 rm..-- IS 1:3 II Iii 'a 15 1/2" n ∎�= Lram -. 10"Dia \5 � TOP SIDE VIEW " Patented 3/16' - Stability I Flange • ea �I� ( I ii 4, BOTTOM VIEW n1 `` 21/8" N.t All dimensions Indicated on this submittal are nominal. Contact Technical Sales if you require more stringent specifications. SPECIFICATIONS GreenSource Initiative' Socket Lens Metal and packaging components are made from recycled materials. Specification grade ceramic body miniature bFpin quartz lamp holder. High heat shock resistant 1/8'etched Pyrex'glass lens.Suitable for Manufactured using renewable solar energy, produced onsite. walkover and drive-over applications to 35,000 lbs. Returnable to manufacturer at end of life to ensure cradle-to-cradle Installation handling. Packaging contains no chlorofluorocarbons(CFCs). Use For direct burial in soil or concrete. Consult Drainage Installation Faceplate of this product may qualify for GreenSource efficacy and recyding Guide for In-Grade Fixtures(DIG-IT)for compliance with proper soil Solid,1-1/2"machined 6061T6 aluminum with(5)black oxide,captive, rebate(s). Consult wwwbdighting.com/greensource for program preparation and drainage requirements prior to Installation. stainless steel mounting screws.Faceplate options include solid,11/2" requirements. machined brass and solid,l-1/2'machined stainlesssteeL Transformer Assembly Fixture Housing Integral 75VA7 Class H insulated low voltage magnetic transformer. Finish Corrosion-free composite,made from high strength,thermoformed, 120VAC to 12VAC or 277VAC to 12VAC. Integrat removable gear tray StarGuard•(Patent Pending),a 15 stage,chromate-free process cleans sheet molded polyester compound.Glass reinforced,flame retardant with quick disconnect and carrying handle. and conversion coats aluminum components prior to application of and IN stabilized. (2)Bottom-Entry,3/4'NPF female conduit entries Class'A'TGIC polyester powder coating.Brass components are available with knockout plugs and(4)side flats for l2'or 3/4'conduit adapters. Wiring/Connectors in powder coat or handcrafted metal finish.Stainless steel components Teflon'coated wire,18 gauge,600V,250'C rated and certified to UL1 659 are available in handcrafted metal finish.Rolls compliant Patented Stability Flange standard.Features OpdLock'arsd gear tray quick disconnrcts.Patented x Coroslonfree composite flange projects into installation substrate to HydroLock'with anti-siphon valve(Mr)wireway. (3)Water-Tight Listings reinforce housing stability.Integral REBAR saddles simple y Installation connectors supplied for line connection. Maximum(2)810&III#18. ER Listed to ANSVUL Standard 1598 andCertified to CAN/CSA Standard onto concrete form.(41 Orthogonal bosses permit use of 1/2'PCV Minimum 111812&111818. C222 No.250.ADA compliant lP68 Rated.Made in the USA conduit or EMT to simplify vertical position and leveling of housing.Pre- set � selkappingscrewsanchorhousingatproperelevation. Water Management (TI' M ROHS' Self Evacuating Knight Lamp Module(S.EA.L"g. 1P-E81 rated,vacuum Optics sealed enclosure.Patented Ant-Condensation Valve IACV'9 eliminates itemksieviiaddathmatiovasecosskom Fixed position bracket ensures a highly effident direct component condensation from optical chamber.High temperature silicone'0'Ring contribution by the lamp to the lens.360'stainless steel cutoff shield at faceplate.Patented HydroLock•technology provides fall safe water provides field adjustable brightness control. battier between function box and interior components.Ana-siphon valve(ASV)prevents'wicking'through conductor insulation. B-K LIGHTING 40429 Brickyard 8.5800 •Madera,CA93636.USA SUBMITTAL DATE DRAWING NUMBER viww.bkighting.ccom•FAX infoo @bkklghting.com 10-17-11 SUB-1365-00 Preclsion2•and Its features are covered In whole or in part by U.S.Patent Nos.7,033,038;6,254,258 81;7,249,867 B2;7,370,988 82;7,553,042;7.560,148;and 7,699,489. 1 N MN H IIIII�III,� 01111110 inn m nmi Q ca zjs —' ! lallllll Illllila I L 1 �� C�Ilwi u lalllllllallllmun I IIIIIIIII'Il11111lllal Me nim [I i L1IrJ eIII Imaall ,l IMO aaaa w 8 Illllall 1 �; ,{.Y l L§ II 0..1 I MOM ilill � � i� ANN - 1 E II _MS 1 F �I I — • W N J N II I Z J Z 5n N U F = - ' y a w F l pl F RO p U C7 I.. 'or �� ° rc S a� o J � awl $ 8 C� W o = 1 11€ a i J• W W () N 7 re I 6ibrc Ihb E.Ib olo °°fib N1yb 'Z^^ WN re• u)S w Q 0- O bh l(?) Q r‘ co 1� V a ¢ rd CG o J o U U w w w w G; d' Z wZ a a a a .0 W o - d a pY� Q co e yrcb m'F�b oaolb rlb clb T. ~ Q S' 57! ob x — 01-b--- ou�°n �0°M g, o¢° LLln �I� - w _ 0o 0 �� _l al LL K uwi i gym a N I LL co 0 co co W Z t I I� H Irl--r; Q. 1 d __ _ - �� ill wa II, � H ��v W Z "h-- CI 11111.1111 K I' IHMIIIIII I � ®� ' 1NI A l-I— s lN i fl �li II�aI 'I 0. y '� " I I 4 IL_ I l — E II I < : CA roc _, I-_— III 'I a I � nn " d 3 !MID IIIRIII m� W W � e at, we o �I 1.3 uP als 11a I w = .... ..,.....' 1E l ''° IIIII 001 I Y � A PO BOX 7928 Aspen,CO 81612-7928 1 f r . d a y Phone:970.309.0695 www.l fridav-com/derek@lfriday.com c ,. I o b o i e i V To: The Aspen Historic Preservation From: Derek Skalko, Principal Commission 1 Friday Design Collaborative Fax: Date: March 20th,2012 Phone: 970.309.0695 Pages: 1 Re: Work-session for 1006—East Cooper CC: file Avenue/March 28th Meeting Dear Amy, Sara&Members of the Commission, Attached you will find a created packet of information pertaining to 1006 East Cooper Avenue, a historically designated property currently containing an 1890's Main Cottage with two significant additions from separate periods (each approximately 40 years apart). The property also semi-contains (semi is used as over one half of the structure is not currently on the property) a retrofitted barn dating from approximately 1937 to 1942 with significant additions occurring from 1998 to 2002. The major axis of the outbuilding currently is situated parallel to the adjoining alley access of the property. Over the past few weeks, we have been discussing loose preliminary scenarios pertaining to the feasibility of 1006 East Cooper, and we have reached a point where we are excited to begin discussions with the commission to further present, discuss, and begin to better understand the many possibilities that may be pursued on the property. It will be our sincere effort to try and establish the likelihood of potential future scenarios pertaining to the main residence and outbuilding situations. Removal, Relocation, Removal of Non Historic Areas, Resiting, and Massing strategies are anticipated to be discussed. To offer a degree of background for the discussion, a project information packet has been developed for your convenience. The Information contained is as follows: A1.0—General Existing Site Conditions& Property Timeline Breakdowns: 1006 East Cooper A2.0—Existing Plans,elevations&FAR Calculations: Outbuilding at 1006 East Cooper A2.1 —Existing Plans&FAR Calculations: Main Cottage at 1006 East Cooper A2.2—Existing Elevations: Main Cottage at 1006 East Cooper We look forward for the opportunity to begin discussions with each of you. Thank you very much, Derek Skalko Principal, 1 Friday Design Collaborative