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Vincenti, John _
3 Unit Addition 1015 E. Hyman ,
, 1980 GMP
jallll�� I
THREE UNIT ADDITION
1015 E . HYMAN AVE.
APPLICANT
JOHN VINCENTI
NOVI . MICHIGAN & ASPEN . CO.
ARCHITECT
THOMAS WELLS & ASSOC.
ASPEN . CO.
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A. Basic Information
Page 2
Page 3
1. Project Description
(aa) Water System
(bb) Sewage
(cc) Storm Drainage
(cc) Storm Drainaqe (continued)
(dd) Fire Protection
(ee) Type of Units - Proximity to Schools
(ff) Traffic Increase
(gg) Location to Various Uses
(hh) Police
(ii) Location to Retail and Service Outlets
(ii) Location to Retail and Service Outlets
(continued)
(jj) Adjacent Uses
(kk) Construction Schedule
2. Site Utilization Maps
(aa) Energy Conservation
(bb) Landscaping
(cc) Vehicular Access
(dd) Streets, Paths, Footbridges
(ee) Zoning District
B. Review Criteria
Page 4
1. Availability of Public Facilities and Services
(aa) Water
(bb) Sewer
(bb) Sewer (continued)
(cc) Storm Drainage
(dd) Fire Protection
Page 5
(ee) Parking Design
(ff) Roads
(gg) Energy
(gg) Energy (continued)
2. Availability of Social Facilities and Services
(aa) Public Transportation
(bb) Police Protection
(cc) Child Care
(dd) Bicycle Paths
(ee) Recycling Facilities
(ff) Handicap Features
(gg) Proximity to Commercial Support Facilities
3. Provisions for Employee Housing
Page 6
3. Provisions for Employee Housing (continued)
4. Section 24-11.4(b)(5): Outstanding Overall Design
Meriting Recognition
Drawings
Al Zoning, Historical District, Parks
A2 Bus Routes, Existing Parking and Fire Station
A3 Employee Housing Calculations
A4 Site Plan
A5 Basement Level
A6 Ground Level
A7 Main Level
A8 Upper Level
A9 Section "A"
A10 Section "B"
All North Elevation
Al2 West Elevation
A13 South Elevation
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A. BASIC INFORMATION
1. PROJECT DESCRIPTION
This application for G.M.P. allotment under Section 24-10.4
pertains to the proposed development of three residential units
at 1015 E. Hyman Street, Aspen, Cclorado. This project is
located within the RMF zone on a 9,000 sq. ft. lot on which
there presently exists two two bedroom units. The proposed
development consists of one free market unit of two bedrooms
and two low income restricted units, one a two bedroom unit
and the other a studio unit.
Under the area and Bulk Require:aents set forth in §24-3.4
what is permitted by applicable zoning. Once a GMP
allotment is secured Applicant will concurrently apply
for (1) special review for exemption of the low income
restricted units from GMP; (2) an exemption from subdivision
for the construction of a multifamily dwelling; and (3) a
subdivision exception for condominium approval, at which
time applicant will deed restrict the low income units to
the City Housing Authority guideline for low income housing
for sale and rental.
(aa) Water System
The proposed units will be served by a line connected to the
existing 12" water line in Hyman Street. The City Water De-
partment has indicated the units can be supplied by the exist -
of the Aspen City Code and the maximum density provisions ing 12" line with negligible impact on the City water supply.
contained in §24-3.7 (k) the following is permitted:
Proposed two 2 bedroom units
Proposed one studio
New units total permitted
square footage
Existing two 2 bedroom units
4000 sq. ft.
1000 sq. ft.
5000 sq. ft.
4000 sq. ft.
(bb) Sewage
The site will be served by a 6" line connecting to the
existing 3" sewer line in the alley behind the project.
The available treatment plant can accommodate the anticipated
flow according to the Aspen Sanitation District Manager.
Total permitted square footage
for project 9000 sq. ft. (cc) Storm Drainage
There are no storm drainage lines for residential use in this
The applicant, sensitive to impact on the neighborhood, is area of the City. Surface, runoff and underground water will
not applying fo_- honus density, but rather is only building be handled by surface absorption. In the event surface
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absorption is not sufficient, a dry well will be utilized.
(dd) Fire Protection
This residential application will rely on the fire protection
system of the City of Aspen and the current location of the
One car per bedroom has been projected by the Aspen City Code
pursuant to Section 24-4.1, Off -Street Parking Requirements.
Parking on site has been provided for this number of vehicles.
East Hyman Street, will serve as the access to this property.
It is paved and sized to accommodate the authomotive impact
allowed by the zoning.
Since the site is within walking distance to the core of the
fire
station, six and
one half
blocks away. The
average
City
and served by public transportation,
it is expected
response time is four
minutes.
many
automobile trips will be eliminated.
See attached maps
of transit
routes.
(ee)
Type of Units -
Proximity
to Schools
(gg)
Location to Various Uses
Total Development Area =
3,913 Sq. Ft.
a.
Parks: the site is within four blocks
of Herron Park and
playground.
S-Ile
Rental
b.
Hospital and Airport: Both facilities
are sited to ade-
Type
of Unit
Size
Price
Price
One
(1) free market -
2 bedroom
1772 Sq. Ft.
Market
Market
quately serve the City of Aspen
One
(2) low income -
2 bedroom
1471 Sq. Ft.
$60/ft.*
$.48/ft.*
C.
Mass Transit: See attached maps of transit
routes.
One
(1) low income -
studio
675 Sq. Ft.
$60/ft.*
$.48/ft.*
The
estimated increase on these facilities
is minimal.
*According to Jim Reents, The City of Aspen Housing Director.
Distance to Upper and Lower Elementary Schools = 12 blocks
Distance to Middle and High Schools = 11.5 rules
Distance to nearest school bus pick-up point
(Park Place and E. Hyman St.) = 2 blocks
(ff) Traffic Increase
(hh) Police
There is little impact on the Aspen Police Department by
virtue of three additional housing units. According to the
Police Department, their average response time would be one
minute to this site.
(ii) Location to Retail and Service Outlets
j This site is within a five minute walk to the downtown core
c
The added number of vehicles anticipated h•y this project is five. I and the bulk of all retail outlets including City Market.
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The natural terrain will remain and all utilities will be placed
underground.
These three units will cause little impact nor increase the
demands on existing retail and service outlets.
(cc) Vehicular access to the site will be along a
secondary street (Hyman Street) with required parking on site.
(jj) Adjacent Uses The studio parking is located off the alley thereby reducing the
This project does not require bonparking garage width facing Hyman Street. This placement also
us density as it conforms to the allowed density of the RMF zone. The project is compatible allows more open space and landscaped area to front
with the duplex and multifamily uses in the neighborhood. Hyman Street.
(dd) Streets, nearby paths and foot bridges are indicated
(kk) Construction Schedule on map.
Construction will commnece in the spring or summer of 1981, (ee) The zoning district is identified on the zoning
with completion in the Fall of 1981 subject to available map. Surrounding uses are multi -family, duplex and other
financing. typical RMF uses.
2. SITE UTILIZATION MAPS B. REVIEW CRITERIA
The information contained in this section supplements the
maps and plans submitted with this application. 1. AVAILABILITY OF PUBLIC FACILITIES AND SERVICES
(aa) The insulation characteristics will exceed the require- (aa) Plater
ments of Chapter 53 "Energy Conservation and Thermal Insulation" The existing water system of the City will serve the three units
of the Aspen Code. The code requires a R-25 for ceilings over with negligible impacts to the water systems. There is a 12"
12' in height. Tie will provide an R-30 in all of our ceilings, main in Hyman Street with ample capacity. All connections will
be normal and will not necessitate any treatment plant or
65% of our window openings face south. The glass area on the other facility upgrading.
other two facades having windows totals only 4% of the floor area,
while the code allows 12.5%.
(bb) Sewer
The site will be served by a connection to an 8" sanitary
Fireplaces will use external air for com�biistion along i
I sewer in the alley. The impact of these three units is
with a thermostatically controlled damper.
minimal on the capacity of the treatment plant and, according
to the Aspen Sanitation District, both the line and the treat-
(bb) Landscaping will be placed to achieve privacy while'
ment plant can accommodate the anticipated flow. No system
complementing the architecture. A privacy fence will be con- extensions beyond those normally installed by the developer will
structed along a portion of the west and south property line.
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be necessary. The existing lines and the treatment plant
will not need to be upgraded.
(cc) Storm Drainage
There are no storm drainage lines furnished by the City to this
site. All surface water will be absorbed on site by natural
ground absorption or if such proves to be necessary, by a
dry well.
(dd) Fire Protection
These units will be constructed with fire protection in
excess of the building code requirements. The wood walls will
be clad with 5/8" gypsum board which provides a one hour fire
rating for all walls.
In addition, smoke detectors will be furnished throughout
for added protection. All kitchens will be supplied with fire
extinguishers. There will be no need to install a new fire
station or add major equipment to the existing station. Because
of the project's close proximity to the existing station, the
response time will be four minutes, well within established
response standards.
(ee) Parking Design
To minimize the parking off of Hyman Street, one parking space
has been located off of the alley. This reduces the concrete
paving at the front of the building and provides for an increase
in open space with additional area for landscaping and planting.
The visual impact i; of a residential character enhanced by reducing
the number of cars parking off of Hyman. Street and by enclosing
two parking spaces in an enclosed garage. The combination of this
proposed parking design with the location of the project on a
dead end street makes for a safe parking design.
(ff) Roads
The existing roads have the capacity to serve these units.
There will be little or no increase in traffic on adjacent
streets. Because the project is close to the downtown core
area and the City bus lines, auto use from the project will be
minimal and bicycling, walking or the use of public transportation
will be maximized.
(gg) Energy
The cross-section construction of our walls yield the followinq
insulating value:
R-value
Air film coefficient (outer
surface; 15 m.p.h. wind) .17
3/4" wood siding .79
1/2" wood fiber insulated board 1.22
Fiberglass insulation (6" thick) 19.00
5/8" sheet rock .58
Air film coefficient (inner
surface; still air) .68
Total exterior wall section R-value 22.44
This overall 'Z-value exceeds the Code Standard of R-20.
Below grade. Exterior masonry foundation walls will be
protected from thermal losses to the earth by a 1 1/2" layer
of rigid insulation extending 30" below the surfaces at regular
footing depth and full height at basements. This provision will
exceed the R-11 code requirement.
Roof Construction. All roof sections above 8' will include
insulation to bring the overall R-value to R-30, exceeding the
code value of R-25.
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Glass. The bulk of our glass faces south (65%) thereby
optimizing solar gain. The glass on the north and west facade
total only 4% of the floor area while 12.5% is allowed. All
windows will have insulating glass with curtains, blinds or
shutters to provide an insulating air space to reduce heat loss
at night.
The fireplaces shown will use external air for combustion along
with thermostatically controlled dampers.
If costs will allow it, provisions will be made to use roof
top domestic hot water collectors for the low income units.
In any case, the free market unit will employ a solar system
for domestic water. The collector will be plumbed directly
to a storage tank in the basement.
Day and night thermostats will be utilized for the three units.
2. AVAILABILITY OF SOCIAL FACILITIES AND SERVICES
(aa) Public Transportation
The nearest bus route, the Mountain Valley and Silverking
run, stops at Cleveland and East Cooper Street, approximately
175' from the project.
(bb) Police Protection
This proposal does not create any necessity for increased
personnel or equipment for the Aspen Police department.
The response to this site would be one minute according to the
Police department, well within reasonable response standards.
In order to improve the quality of security and protection in
this area, the applicant will deploy a silent alarm system
monitored by a local security company.
(cc) Child Care
This design allows for an enclosed backyard which is ideal for
children and could provide space for a play area for any children
in the project.
(dd) Bicycle Paths
Since this proposal is Located in an existing neighborhood with
streets and alleys, the tenants would have access to already
existing paths and bridges serving this area.
(ee) Recycling Facilities
Neither the City or County have retained recycling facilities.
However, City Market now recycles aluminium at its store, a
three block walk from this site.
(ff) Handicap Features
Although the three units are on different levels, the lower
floor of the free market unit could be available for the elderly
or the handicapped person with entry accessible on grade from
the alley side. Bathtubs especially designed for use by handi-
capped persons will be installed in the project.
(gg) Proximity to Commercial Support Facilities
This site is closer to the downtown commercial and retail areas
than the [,jest end. City Market is three blocks away with the mall
at East Cooper and Galena another two block walk. The entire
downtown area with all of its shops, drug stores and res-
taurants is within walking distance from this site.
3. PROVISIONS FOR EMPLOYEE HOUSING
Two units out of three have been set aside for loge
income housing. A studio unit of 675 square feet and a two
bedroom unit of 1,471 square feet will be deed restricted to
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rental or sale price terms within housing price quidelines.
These units are larger than the maximum square footage set forth
by the housing guidelines yet the rents charged will be control -led
by this maximum providing excellent value to renters.
The project includes a gross area of 3,918 square feet (excluding
decks, basement, garage and terrace) with 2,146 gross square feet
designated to employee housing. The employee housing represents
55% of the total gross area. There will be 4 3/4 bedrooms (two
bedrooms and one studio) 2 3/4 of which are designated employee,
therefore employee housing represents 58% of the total number of
project bedrooms.
The units will be rented or sold under the housing guidelines
established by the City of Aspen for low income housing.
The employee housing portion of the project shall be constructed
of the same exterior building materials and with a compatable
exterior architectural style to the free market unit.
This project has 55% of the total floor area as low income
housing entitling applicant to 22 points. This project has
58% of the total number of bedrooms as low income housinq which
also works out to entitle applicant to a minimum of 22 points.
4. Section 24-11.4(b)(5): OUTSTANDING OVERALL DESIGN MRITING
RECOGNITION
Applicant should be granted additional points for out-
standing overall design meriting recognition. The project has
incorporated the criteria of Section 24-11.4(b)(1), (2) and (3).
The project is tastefully designated to blend in with and
enhance the character of the neighborhood. There will be no
negative impacts on traffic, roads, public safety, fire protection,
police protection, drainage, water or sewer service. The existing
services and facilities are adequately situated and set up to
efficiently serve the project at no public fiscal increase.
Great care has been taken in the design of the project to conserve
energy and utilize solar power as much as possible, and the project's
energy efciciency ratings significantly exceed all applicable
City requirements. Finally, applicant is willing to designate
55% of the total area of the project, 58% of the bedrooms, to
low income housing which, in proportion to scope of this three
unit project, represents a substantial contribution by applicant
to the welfare of the community. 'Phe low income housing units
in the project are much larger than the maximum size requirements
set forth in the City Code and yet will be sold or rented at
prices determined by this smaller maximum square footage. This
provides a tremendous value to employee purchasers or renters.
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