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HomeMy WebLinkAboutagenda.hpc.20190410 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING April 10, 2019 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. 12:00 SITE VISITS- PLEASE VISIT THE SITES ON YOUR OWN. II. 4:30 INTRODUCTION A. Roll call B. Approval of minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments Rio Grande Recycling Center Update H. Certificate of No Negative Effect issued- 301 E. Hopkins Avenue I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. 4:45 OLD BUSINESS A. 4:45 105 E. Hallam Street- Conceptual Major Development, Relocation, and Setback Variations, CONTINUED PUBLIC HEARING IV. 5:35 NEW BUSINESS A. 5:35 517 E. Hyman Avenue- Minor Development, PUBLIC HEARING B. 6:15 302 E. Hopkins Avenue- Minor Development, PUBLIC HEARING C. 6:45 304 E. Hopkins Avenue- Final Major Development- PUBLIC HEARING V. 7:30 ADJOURN Next Resolution Number: TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. C:\Program Files (x86)\neevia.com\docConverterPro\temp\NVDC\B3C9A9FE-E225- 4BF0-AB85-DF9514BDDC31\15951.doc 4/3/2019 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 1102 Waters 602 E. Hyman 210 S. First 333 W. Bleeker Bob Blaich Lot 2, 202 Monarch Subdivision 209 E. Bleeker 300 E. Hyman, Crystal Palace 128 E. Main, Sardy House Gretchen Greenwood 124 W. Hallam 411 E. Hyman 300 E. Hyman, Crystal Palace 101 W. Main, Molly Gibson Lodge 201 E. Main 834 W. Hallam 420 E. Hyman Jeff Halferty 232 E. Main 541 Race Alley 208 E. Main 303 E. Main 517 E. Hopkins 533 W. Hallam 110 W. Main, Hotel Aspen Roger Moyer 500 W. Main 223 E. Hallam 300 W. Main Richard Lai 122 W. Main 211 W. Main Scott Kendrick 303 E. Main 517 E. Hopkins 419 E. Hyman Sheri Sanzone 135 E. Cooper 549 Race Alley Kara Thompson Need to assign: 134 W. Hopkins 422/434 E. Cooper 529-535 E. Cooper, Stein Building 305/307 S. Mill 534 E. Cooper 210 W. Main 300 W. Main P1 II.F. Page 1 of 2 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: CJ Oliver, Environmental Health and Sustainability Director THROUGH: Jessica Garrow, Community Development Director MEETING DATE: April 10, 2019 RE: Future Options for the Rio Grande Recycle Center SUMMARY & REQUEST OF HPC: Pitkin County will withdraw its funding for operations at the Rio Grande Recycle Center beginning in September of 2019. This is due to a variety of reasons that include new county recycling regulations which will provide curbside recycling options for the majority of Pitkin County residents and businesses as well as recycling commodity prices which have fallen significantly over the past 10 years. Recycling today carries a significant financial burden, which appears to be a trend that will continue. As a result, the City of Aspen City Council needs to decide if the City should take over the responsibility for funding an in town recycle center or if Aspen should close the center down and rely on curbside service alone to meet its recycling goals. Over the spring, the City is seeking input on the future of the Center and recycling in Aspen. This is an informational memo to inform HPC about potential changes happening at the Rio Grande Recycle Center. HPC is encouraged to visit www.AspenCommunityVoice.com to provide feedback on the future of the Center. A final decision is expected by City Council this summer. DISCUSSION: Pitkin County has provided funding for collection of recyclables at the Rio Grande Recycle Center for the past 30 years. During that time the community and surrounding area have used the center extensively to fulfil their waste diversion preferences. The center currently accounts for around 40% of the overall waste diversion from the City of Aspen and receives significant daily use from both residents and businesses. The City of Aspen essentially has three choices as we move forward with the Rio Grande Recycle Center: 1. Continue to operate the center as it is today, providing single stream recycling service at a cost of at least $250,000/year which is the amount Pitkin County currently pays to have pick up service at the center. 2. Provide targeted collection of specific items at the Rio Grande Recycle Center. These items may include things such as cardboard, glass, batteries, and compostable items such as yard waste or food. This would serve as a way to collect items which are less costly and/or not P2 II.G. Page 2 of 2 included in single stream curbside service. This option would be less expensive but would still have ongoing costs of $75,000 or more depending on the selected materials. 3. Close the center down entirely. In this scenario the community would rely solely on curbside collection for residential and business recycling. NEXT STEPS: We want to hear from you on what the future of the future of the Rio Grande Recycle Center should be! Please provide your input at www.AspenCommunityVoice.com. The website also has a number of resources regarding the history of recycling, the latest waste study, and videos on this issue. Based on all the feedback given, Council will be asked to make a decision on the future in the summer, before Pitkin County findings ends in September. ATTACHMENTS: Attachment A: Fact sheet on the Rio Grande Recycle Center P3 II.G. Ho Aspe Recycle INCLUDED CURBSIDE PICK UP RECYCLE CENTER DROP OFF GLASS PAPER PLASTIC METALS ORGANICS SCRAPS PICK UP Ra Material Cost included in trash bill 5787 tons diverted (2017) Paid for by Pitkin County 1159 tons diverted (2017) Optional cost in trash bill 347 tons diverted (2017) The Rio Grande Recycle Center (RGRC) in Aspen costs about $250,000 per year for current service. In August 2019 Pitkin County will no longer fund the RGRC. KEEP RECYCLE CENTER CHANGE TO SELECT RECYCLING CLOSE RECYCLE CENTER CURBSIDE ONLY KEEP RECYCLE CENTER COLLECTING ALL RECYCLABLES No additional City money for recycling >$250K from City budget annually >$75K from City budget annually At least 3x diversion of food and yard waste Wha' nex fo th RGRC? Today, these are the current options Aspen residents have to recycle: Outlet Visit www.AspenCommunityVoice.com to let City Council know what you think about the future of the Rio Grande Recycle Center. Hav You Sa: Continue to divert approx. 1159 tons/year Likely lowers amount of recycling diverted P4 II.G. TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant rebuttal (5 minutes) Chairperson identifies the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. Procedure for amending motions: A “friendly amendment” to a Motion is a request by a commissioner to the commissioner who made the Motion and to the commissioner who seconded it, to amend their Motion. If either of these two do not accept the “friendly” amendment request, the requesting commissioner may make a formal motion to amend the Motion along the lines he/she previously requested. If there is no second to the motion to amend the Motion, there is no further discussion on the motion to amend, it dies for a lack of a second; discussion and voting on the Motion may then proceed. If there is a second to the motion to amend the Motion, it can be discussed and must be voted upon before any further discussion and voting on the Motion for which the amendment was requested. If the vote is in favor of amending the Motion, discussion and voting then proceeds on the Amended Motion. If the vote on the motion to amend fails, discussion and voting on the Motion as originally proposed may then proceed. P5 II.K. Page 1 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer MEETING DATE: April 10, 2019 RE: 105 E. Hallam – Conceptual Major Development Review, Relocation, Setback Variations, PUBLIC HEARING CONTINUED FROM FEBRUARY 27TH APPLICANT /OWNER: 105 E. Hallam LLC REPRESENTATIVE: Z Group Architects LOCATION: Street Address: 105 E. Hallam Street Legal Description: The east 25.14’ of Lot B and the West 8’ of Lot C, Block 65, City and Townsite of Aspen Parcel Identification Number: PID# 2735-124-37-002 CURRENT ZONING & USE Single-family home, R-6: Medium-Density Residential PROPOSED LAND USE: No change SUMMARY: The applicant has requested a Major Development, Relocation and Variation review for a project which involves removing a non- historic addition from this Victorian era home, lifting the home and shifting it forward as part of basement construction, and development of a new addition. STAFF RECOMMENDATION: HPC reviewed this project on February 27th and continued for restudy, particularly of the addition. Staff finds that the applicant has addressed the board’s direction and recommends approval with conditions. Site Locator Map – 105 E. Hallam Street 105 P6 III.A. Page 2 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 105 E. Hallam is a 3,314 sq. ft. lot located in the R-6 zone district. On the site is a brick home built in 1885, and a brick shed which straddles the property line with the home to the west. This home was built for Catherine Brown (née Cowenhoven), who was married to D.R.C. Brown. Both families were significant in Aspen’s mining development. 105 E. Hallam and 101 E. Hallam, to the west, were originally mirror images of each other, however, a new second floor was added on 101 E. Hallam decades ago, so that the two buildings are no longer a pair. 105 E. Hallam is on a blockface which is all 19th century homes of varying styles and setbacks. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals: • Major Development (Section 26.415.070.D) for removal of a small non-historic addition and construction of a new addition to the rear of the historic home. • Relocation (Section 26.415.090.C) to move the historic home forward 5 feet. • Setback Variations (Section 26.415.110.C) for setback variations related to historic and proposed new conditions. The Historic Preservation Commission (HPC) is the final review authority, however this project is subject to Call-up Notice to City Council. STAFF COMMENTS: Staff finds that the proposal meets the Historic Preservation Design Guidelines, though compliance with some guidelines needs to be ensured with conditions to be addressed at Final. Please note that this project does not include a request for a floor area bonus, and is in fact below the allowed floor area by approximately 500 square feet. Also, while the application mentions the need for a parking reduction, this is not required. The site has no parking now. The proposed single stall garage is an improvement and adequate for compliance with the zone district. Following is a summary of staff findings. P7 III.A. Page 3 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Site Planning, Relocation, Setback Variations: The applicant proposes to lift the historic house on this site, move it 5’ forward, and place it on a new basement that exceeds the footprint of the above grade development. A historic shed along the alley will remain where it is. Limited improvements are proposed for the yards surrounding the resources. Staff is supportive of the proposed site planning, relocation and setback variations. Criteria are detailed in Exhibits A, B and C to this memo. Staff finds that, given the fact that the property contains two historic resources, a house and an outbuilding, allowing the house to move forward on the lot facilitates a connector as part of the addition, and creates adequate distance between the new construction and shed. The applicant has slightly increased the length of the connector since the previous hearing, so that now it is a full 10,’ as called for in the design guidelines. For this meeting, the applicant has also provided more details on the relocation plan, which was of particular concern to HPC since this is a masonry, rather than a frame building, which is more typical of the miner’s cottages in Aspen. Staff is satisfied with the description of the move provided for the packet by Bailey Housemovers. The applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The application mentions a proposal to cover any new exposed foundation below the historic house with brick. Staff does not support adding any additional courses of brick. New construction should be clearly new. Any foundation that is visible should be limited and should either be exposed concrete or metal flashing. The drawings appear to be consistent with this preference, and the drawings indicate that there will be one front step leading into the historic house. Currently the brick walls meet grade and there is a minimal step on to the front porch. Staff finds that the application maintains a reasonable relationship to the existing conditions. At the previous hearing, staff requested restudy of the lightwell at the northeast corner of the historic house, so that it is more recessed from the front façade due to potential visual impact. The lightwell has been redesigned since the February submittal so that it is 18” further from the front of the house, for a total setback of just less than 3.’ Staff finds this is an acceptable gesture to allow lawn to fully meet the front corner of the house. The applicant is required to carefully design all of the lightwells so that the exposure of the curb of the lightwell above grade is the minimum necessary. The proposed project includes requests for the following setback variations: • A 5’ reduction of the front yard setback for the basement only • A 5’ reduction of the rear yard setback for the basement and for the second floor of the addition • A 4” reduction of the west sideyard for the historic house • A 4” reduction of the combined sideyard requirement • The historic shed is to remain in place with existing encroachments in the rear and west yards. P8 III.A. Page 4 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Staff finds that the review criteria are met for the requested setback variations because the variations maintain the siting of the historic resources and/or allow the new construction to be maximized below grade and to the rear of the historic house. Adequate buffer to the historic shed is also achieved. Historic Landmark –Alterations: The applicant proposes no alterations directly to the historic resource. More detail will be discussed at Final review. New Addition – Connecting Element & Form/Materials/Fenestration: Criteria for design review and a full list of the relevant design standards are provided in Exhibit A to this memo. Since the last meeting, the applicant has restudied the proposed addition to reduce scale and also improve the compatibility between the addition and historic house in terms of relating better to the form of the original house. As shown below, the gable end of the addition now features a pitch identical to the front of the historic home, and the plate height on this gable has been reduced. An east facing dormer that was shown in February has been eliminated, simplifying the roof plan, and a shed roof on the west side of the addition now sits further below the gable ridge than previously shown. Staff finds that all of these adjustments have improved the project. The architect is indicating that wood siding will be primary material on the addition, in keeping with wood elements on the Victorian. Fenestration patterns will vary from the size and placement of windows on the resource. February 27th April 10th P9 III.A. Page 5 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Before Final Review, a number of items require clarification by the architect. The Building Department has brought up the need to fire rate the historic structures and eaves within a certain proximity of property lines. The applicant must confirm this is possible without inappropriate exterior alterations to the historic resources. The applicant must also confirm that the extension of the basement towards the front lot line can be accomplished within the Park’s Departments requirements to protect the large cottonwood tree at the front of the site. Staff also requests that the applicant verify that sod can be planted on top of this basement area. The house has historically been surrounded by grass. For HPC’s information, some aspects of the project brought up at the February hearing have been resolved by other City Departments. Engineering will defer the requirement for a public sidewalk in front of the property due to negative impacts on historic street trees. Engineering is also working with the applicant for off-site stormwater system improvements, so that no drywell or other on-site treatment features will be part of the project. Updated referral comments are provided below. Staff finds that the amendments submitted for this meeting address concerns expressed at the previous hearing and bring the project into compliance with HPC guidelines. REFERRAL COMMENTS: The application was referred out to other City departments to preliminarily identify requirements that may affect permit review. The following is a summary of comments received. Some have been updated since the February 27th hearing. Applicant follow-up on these comments is needed leading up to building permit submittal. Building: 1. The Building Department has identified the need to achieve a 1 hour Fire Rating on walls of the historic house and shed which are less than 5’ from the adjacent property line. Any eaves which are closer than 3’ to a property line will also have to be fire rated. UPDATED Engineering: 1. Engineering initially commented that a public sidewalk is required to be built in the right-of-way abutting Hallam. This neighborhood is a priority for sidewalk installation, particularly because of the heavier traffic in the area and the presence of the Red and Yellow Brick Schools. After further evaluation with the Parks Department, it has been determined that with the large Cottonwood trees and adjacent property’s Spruce, a sidewalk is not feasible at this time. The Engineering Department will require a sidewalk,curb and gutter agreement be submitted during building permit. P10 III.A. Page 6 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 2. Coordinate sidewalk and utility placement (including a new water service line) with Engineering and Parks to protect the street trees in front of the property. A location for the new line, connecting to the house to the west of the front door, has been preliminarily approved. 3. A site visit between the architect, Engineering and Parks has led to a preliminary agreement that stormwater mitigation will be satisfied off-site, with the applicant paying the costs to upgrade a stormwater inlet in the adjacent right-of-way to a treatment system. 4. Demonstrate how micropile walls for the extended basement can be constructed without damage to the roots of adjacent trees. 5. Demonstrate that the neighboring transformer proposed to serve this property has capacity. Otherwise this project will require an on-site transformer. UPDATED Parks: 1. No excavation will be permitted any closer than 10’ from the trunk of the street trees. This includes the micropile cap. 2. Tree dripline irrigation will be required throughout construction. 3. Construction access must be coordinated with Parks and may only be allowed from the alley. 1. Air-spading will be required to limit impacts to trees. Parks will meet with whoever will be air spading to mark this disturbance line in the field. This air spading will run from east property line west for 20’, 10’ from trunk of tree line. 2. 6’ tree protection fencing will be required at this final location for cottonwood (in co-ordination with construction fencing). 3. 6’ tree protection fencing along both sides of house will be installed at 3 feet from wall of house and a 6”mulch bed will be required along this path. 4. The front walkway to the house must be a floating sidewalk with minimal excavation for any snowmelt, to be coordinated with Parks. Zoning: 1. Setback variations will be needed on the west for the house, on the rear for the shed, as well as for the basement and the upper level of the house. RECOMMENDATION: Staff recommends the Historic Preservation Commission grant Conceptual, Relocation and Variation approval with the following conditions: 1. At Final review, confirm how the historic structures and eaves will be fire rated where they are within 5’ or less of property lines. 2. At Final review, confirm that the extension of the basement towards the front lot line can be accomplished within the Park’s Departments requirements to protect the large cottonwood tree at the front of the site. 3. At Final review, verify that sod can be planted on top of the basement which is forward of the house. P11 III.A. Page 7 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 4. At Final review, confirm that any new foundation that is visible below the historic structure will be exposed concrete or metal flashing. Confirm that the exposed curb of all lightwells will be the minimum necessary. 5. As part of the approval to relocate the house on the site, the applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application. 6. The following variations are accepted: • A 5’ reduction of the front yard setback for the basement only • A 5’ reduction of the rear yard setback for the basement and for the second floor of the addition • A 4” reduction of the west sideyard for the historic house • A 4” reduction of the combined sideyard requirement • The historic shed is to remain in place with existing encroachments in the rear and west yards. 7. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. ATTACHMENTS: Resolution #____, Series of 2019 Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings Exhibit B – Relocation Criteria/Staff Findings Exhibit C – Setback Variation Criteria/Staff Findings Exhibit D – Application P12 III.A. HPC Resolution #__, Series of 2019 Page 1 of 3 RESOLUTION #__, SERIES OF 2019 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING CONCEPTUAL MAJOR DEVELOPMENT, RELOCATION AND SETBACK VARIATIONS FOR THE PROPERTY LOCATED AT 105 E. HALLAM STREET, THE EAST 25.14’ OF LOT B AND THE WEST 8’ OF LOT C, BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-37-002 WHEREAS, the applicant, 105 E Hallam LLC, represented by Z Group Architects, has requested HPC approval for Conceptual Major Development, Relocation and Setback Variations for the property located at 105 E. Hallam Street, the east 25.14’ of Lot B and the West 8’ of Lot C, Block 65, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. 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; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, for approval of Setback Variation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.C, Setback Variations; and WHEREAS, Amy Simon, Historic Preservation Officer, in her staff memo to HPC, recommended approval with conditions; and WHEREAS, HPC reviewed the project on February 27th and April 10th, 2019. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: P13 III.A. HPC Resolution #__, Series of 2019 Page 2 of 3 Section 1: Conceptual Major Development Review, Relocation and Setback Variations HPC hereby approves Conceptual Major Development, Relocation and Setback Variations for 105 E. Hallam Street with the following conditions: 1. At Final review, confirm how the historic structures and eaves will be fire rated where they are within 5’ or less of property lines. 2. At Final review, confirm that the extension of the basement towards the front lot line can be accomplished within the Park’s Departments requirements to protect the large cottonwood tree at the front of the site. 3. At Final review, verify that sod can be planted on top of the basement which is forward of the house. 4. At Final review, confirm that any new foundation that is visible below the historic structure will be exposed concrete or metal flashing. Confirm that the exposed curb of all lightwells will be the minimum necessary. 5. As part of the approval to relocate the house on the site, the applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application. 6. The following variations are accepted: • A 5’ reduction of the front yard setback for the basement only • A 5’ reduction of the rear yard setback for the basement and for the second floor of the addition • A 4” reduction of the west sideyard for the historic house • A 4” reduction of the combined sideyard requirement • The historic shed is to remain in place with existing encroachments in the rear and west yards. 7. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. Section 2: Material Representations 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 Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan P14 III.A. HPC Resolution #__, Series of 2019 Page 3 of 3 development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution 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 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the _____ day of _______, 2019. Approved as to Form: Approved as to Content: ________________________________________________________________ ________________________________________________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair ATTEST: _______________________________________________________________ Nicole Henning, Deputy City Clerk P15 III.A. Page 1 of 14 Exhibit A Historic Preservation Design Guidelines Criteria Staff Findings 26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. 1. Conceptual Development Plan Review b) The procedures for the review of conceptual development plans for major development projects are as follows: 1) The Community Development Director shall review the application materials submitted for conceptual or final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c. 2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be 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 Historic Preservation Design Guidelines. 3) 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. 4) A resolution of the HPC action shall be forwarded to the City Council in accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up. No applications for Final Development Plan shall be accepted by the City and no associated permits shall be issued until the City Council takes action as described in said section P16 III.A. Page 2 of 14 P17 III.A. Page 3 of 14 P18 III.A. Page 4 of 14 Relevant Historic Preservation Design Guidelines: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.5 Maintain the historic hierarchy of spaces. P19 III.A. Page 5 of 14 • Reflect the established progression of public to private spaces from the public sidewalk to a semi- public walkway, to a semi private entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. P20 III.A. Page 6 of 14 • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. P21 III.A. Page 7 of 14 P22 III.A. Page 8 of 14 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. P23 III.A. Page 9 of 14 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. 9.2 Proposals to relocate a building will be considered on a case-by-case basis. P24 III.A. Page 10 of 14 • In general, on-site relocation has less of an impact on individual landmark structures than those in a historic district. • In a district, where numerous adjacent historic structures may exist, the way that buildings were placed on the site historically, and the open yards visible from the street are characteristics that should be respected in new development. • Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building relocation. • In some cases, the historic significance of the structure, the context of the site, the construction technique, and the architectural style may make on-site relocation too impactful to be appropriate. It must be demonstrated that on-site relocation is the best preservation alternative in order for approval to be granted. • If relocation would result in the need to reconstruct a substantial area of the original exterior surface of the building above grade, it is not an appropriate preservation option. 9.3 Site a relocated structure in a position similar to its historic orientation. • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. 9.4 Position a relocated structure at its historic elevation above grade. • Raising the finished floor of the building slightly above its original elevation is acceptable if needed to address drainage issues. A substantial change in position relative to grade is inappropriate. • Avoid making design decisions that require code related alterations which could have been avoided. In particular, consider how the relationship to grade could result in non-historic guardrails, etc. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. P25 III.A. Page 11 of 14 9.6 Minimize the visual impact of lightwells. • The size of any lightwell that faces a street should be minimized. • Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. P26 III.A. Page 12 of 14 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. o 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.8 Design an addition to be compatible in size and scale with the main building. P27 III.A. Page 13 of 14 • An addition that is lower than, or similar to the height of the primary building, is preferred. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. P28 III.A. Page 14 of 14 Staff Finding: The applicable sections of the design guidelines are as follows: site planning and landscape, building materials, windows, doors, porches, architectural details, roofs, secondary structures, relocation and building additions. Landscape, lighting, fenestration and materials are typically discussed in detail at Final review, therefore staff has not focused the memo on these aspects of the project except where a Conceptual discussion is appropriate. The applicant proposes no alterations to the historic resource itself. Repair and restoration work will be addressed at Final. Regarding Conceptual review, staff finds that, with the amendments submitted for this continued hearing, the guidelines are met or can be met through conditions of approval. Staff finds that the redesign of the roof on the addition has resolved the concerns with incompatibility with the historic resource that were identified at the previous hearing. The addition now features a primary pitched roof that matches the historic structure. The plate height has been reduced, dormers have been minimized, and a shed roof that abuts the gable is lower profile than the previous design. The application has also been amended to fully meet the minimum required length of 10.’ The project does not meet Design Guideline 10.4, which requires that the above grade floor area of the addition be no larger than the above grade floor area of the historic resource. The historic house is 908 square feet and the addition is 1,032 square feet. This is a difficult standard to meet, especially when working with some of Aspen’s small historic homes, such as this one. The applicant is not asking for a floor area bonus and is below the allowed floor area. The size difference between the cottage and the addition is minimal. Staff can support an exception as provided in this design guideline based on: o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically Issues proposed to be addressed with conditions for Final review include assurance that Design Guideline 1.12 will be met by the planting of sod in front of the historic resource, despite the location of a basement forward of the resource. Regarding Design Guideline 7.2, the Building Department has brought up the need to fire rate the historic structures and eaves within a certain proximity of property lines. The applicant must confirm how this will be achieved at Final review. In summary, staff finds the proposal to be in keeping with the design guidelines and supports Conceptual approval. P29 III.A. Page 1 of 3 Exhibit B Relocation Criteria Staff Findings 26.415.090.C. Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. P30 III.A. Page 2 of 3 P31 III.A. Page 3 of 3 Staff Finding: The historic house is proposed to be relocated directly forward by 5’. The historic shed will remain in place. All of the homes on this blockface are landmarked Victorians. They are of varying sizes and styles and there is not a consistent front setback amongst them. That said, this house was built as a twin to the house to the west. Staff has some concerns with moving this resource forward of the other, however the house to the west has been significantly remodeled, with the whole upper floor removed and replaced, the original front porch demolished, etc. The two homes do not maintain a strong relationship. Below is the 1904 Sanborne map of this block, with 105 E. Hallam indicated. Moving the house forward is allowing the applicant to accommodate an addition, including a connector between the house and addition, and reasonable buffer around the historic shed. Staff finds that this relocation is an acceptable preservation outcome. As a condition of approval, the applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The application mentions a proposal to cover any new exposed foundation with brick. Staff does not support adding any additional courses of brick to the house. New construction should be clearly new. Any foundation that is visible should be limited and should either be exposed concrete or metal flashing. The proposed elevations appear to be consistent with this preference. Staff finds that, given the fact that the property contains two historic resources, a house and an outbuilding, allowing the house to move forward on the lot facilitates a connector as part of the addition, and adequate distance between the new construction and shed. P32 III.A. Page 1 of 2 Exhibit C Setback Variation Criteria Staff Findings 26.415.110.C: Variances: Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variance: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. P33 III.A. Page 2 of 2 Staff Finding: The applicant requests the following setback variations: • A 5’ reduction of the front yard setback for the basement only • A 5’ reduction of the rear yard setback for the basement and for the second floor of the addition • A 4” reduction of the west sideyard for the historic house • A 4” reduction of the combined sideyard requirement • The historic shed is to remain in place with existing encroachments in the rear and west yards. Regarding the request to extend the basement to within 5’ of the front lot line, where a 10’ setback is required, the applicant must confirm that this can be accomplished within the Park’s Departments requirements to protect the large cottonwood tree at the front of the site. Staff also requests that the applicant confirm that sod can be planted on top of this basement area since Design Guideline 1.12 establishes the foreground of the resource as the most restrictive area in terms of alterations to landscape. The house has historically been surrounded by grass. The applicant requests a variation for the basement to allow it to be within 5’ of the rear property line, where 10’ is required. Staff supports this variation as a means to capitalize on below grade space with no concerning visual impact. In this same area of the project, while no rear yard setback variance is needed for the new garage, which is permitted to be 5’ from the rear lot line, the living space above it is subject to a 10’ setback. Staff supports the applicant’s request for a variation in order to allow the applicant to focus new living space at the back of the site, away from the historic resource. The proposal requires a 4” west sideyard reduction and a 4” combined sideyard setback reduction, only for the historic house. The house is too wide to fully meet the 5’ sideyards and 10’ combined yards. Finally, although the shed is not proposed to be moved, it does sit within the rear and west sideyards. These conditions are historic and should be maintained and legalized through variations. Staff finds that review criteria b is met for the requested setback variations because the variations maintain the siting of the historic resources and/or allow the new construction to be maximized below grade and to the rear of the historic house. Adequate buffer to the historic shed is also achieved. P34 III.A. Z-Group Architects, P.C. • 411 East Main Street, Aspen, CO. 81611 • Telephone: 970-925-1832 • Fax: 970-925-1371 April 2, 2019 Amy Simon City of Aspen Community Development – First Submission for HPC Review Re: 105 East Hallam Parcel ID 2735-124-37-002 On behalf of 105 East Hallam LLC, Z-Group Architects is submitting this revised packet for HPC Conceptual Design Review for second submission. We heard the feedback from the Committee during our initial presentation and have responded to those comments with proposed changes to the project. The Committee felt strongly that the required 10 feet for the connection between new and old be met. We have adjusted the rear addition to allow for the 10-foot connector. We heard the Committee raise some concerns over moving the existing brick structure. We have consulted with both the House Moving Company and the Contractor. Attached is a letter from Bailey House Movers explaining the process for moving the brick house. The Committee also raised some concerns over the relationship between the existing Histo ric house and the proposed addition. With this in mind, we ha ve adjusted the slope of the new gable roof to match the existing roof and lowered the spring point to keep the overall height below the existing. We are requesting the following variances: 1. Combined Side Yard Setback of 15’ – This lot is extremely narrow and keeping the existing historic asset means only achieving a 5’ side yard setback on each side. The existing historic shed would need a zero setback, since it is structurally tied to the neighboring shed. 2. 10’ Front and Rear Setback for Livable Spaces – we are requesting a 5’ variance of above grade livable space at the rear and a 5’ variance for below grade livable space at both the front and rear setbacks. 3. A 4” reduction of the west sideyard for the historic house and a 4” reduction of the combined sideyard requirement. We look forward to discussing the concepts further during the presentation. Sincerely, Z-GROUP ARCHITECTS Seth Hmielowski P35 III.A. P36 III.A. P37 III.A. COMMUNITY DEVELOPMENT DEPARTMENT HOMEOWNER ASSOCIATION COMPLIANCE FORM CITY OF ASPEN 130 S. GALENA ST | ASPEN, CO 81611 All applications for a building permit within the City of Aspen are required to include a certification of compliance with applicable covenants and homeowner association policies. The certification must be signed by the property owner or attorney representing the property owner. The following certification shall accompany the application for a permit. ___________________________________ _________ ___________________________ I, the property owner, certify as follows: (pick one) This property is not subject to a homeowners association or other form of private covenant. This property is subject to a homeowners association or private covenant and the improvements proposed in this building permit do not require approval by the homeowners association or covenant beneficiary. This property is subject to a homeowners association or private covenant and the improvements proposed in this building permit have been approved by the homeowners association or covenant beneficiary. I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning, or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner Signature ____________________________ Date _________________ Owner Printed Name ________________________ OR Owner’s Attorney Signature ___________________________ Date _________________ Owner’s Attorney Printed Name _______________________ ADDRESS UNIT #PARCEL ID # ADDRESS: ____________________________PERMIT NUMBER: _______________________________ January 2018 P38 III.A. Z-Group Architects, P.C. • 411 East Main Street, Aspen, CO. 81611 • Telephone: 970-925-1832 • Fax: 970-925-1371 December 17, 2018 Amy Simon City of Aspen Community Development – First Submission for HPC Review Re: 105 East Hallam Street, HP Design Guidelines Response Parcel ID 2735-124-37-002 Amy – we have responded to the Historic Preservation Guidelines individually to best articulate how our Project meets the guidelines. We have left some guidelines out because they are either not applicable to our project, or the response has been covered in a previous guideline. 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. The proposed development meets this guideline in two ways. 1. We are proposing to move the historic structure forward, towards the front setback. This could be seen as a negative impact because we are proposing to move the asset, however the more forward location is more in keeping with the neighborhood. The new location would then be in line with the two adjacent historical homes on either side. 2. All the new construction will be built at the rear of the property, behind the historic home. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. This property does not have a driveway off the street and we are not proposing one. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. Simple, straight walkway, perpendicular to the sidewalk, is proposed. 1.7 Provide positive open space within a project site. This site is narrow and the existing historic structure does actually span from setback line to setback line, therefore open space is being proposed towards the back of the site. 1.8 Consider stormwater quality needs early in the design process. The Civil Engineer has been hired and a drainage study is being worked on. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. The existing historic home is in great shape and currently we are not planning on modifying any windows in the front or sides of the home. The rear of the home was added onto in the past. We are removing that addition, which then opens the opportunity to expand those windows. 4.1 Preserve historically significant doors. Fortunately, the entry door looks to be original and that door will be refurbished. 5.4 If reconstruction is necessary, match the original in form, character and detail. We do not need to reconstruct any portion of the historic asset on the front or sides, other than some finishes, such as fascia. There will be the need to reconstruct some portions at the rear of the home, but those areas are minor in scope. P39 III.A. Z-Group Architects, P.C. • 411 East Main Street, Aspen, CO. 81611 • Telephone: 970-925-1832 • Fax: 970-925-1371 7.1 Preserve the original form of a roof. The original roof and form shall remain. 7.5 Preserve original chimneys, even if they are made non-functional. The existing chimney is at the rear and is part of the addition and we are not proposing to keep it. 9.4 Position a relocated structure at its historic elevation above grade. Historical photographs are limited and therefore it is hard to tell what original grade was, however this is a brick structure on the original foundation, so therefore the likelihood that this home was moved is very minimal. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. A new foundation is being proposed. The existing foundation is not exposed, and the brick continues down to grade. It is our intention to match the brick as best we can and cover the new foundation at grade. 9.6 Minimize the visual impact of lightwells. There are no proposed lightwells located in the front of the house, facing the street or adjacent to the entry porch. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. This will be the case for this property. The existing front door shall remain the front door. 10.6 Design a new addition to be recognized as a product of its own time. This Project proposes to relate to the historic cabin by keeping in similar “form” and “siding material scale” to the historic cabin and deviate in the “fenestration” of the addition. 10.8 Design an addition to be compatible in size and scale with the main building. The addition is roughly the same footprint as existing historic home and roughly the same height. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. The proposed addition sits entirely behind the existing historic asset with an 8’ long, one-story connector. 11.1 Orient the new building to the street. The proposed new structure is oriented to Hallam Street. 11.2 In a residential context, clearly define the primary entrance to a new building by using a front porch. The historic porch is the front porch. P40 III.A. Z-Group Architects, P.C. • 411 East Main Street, Aspen, CO. 81611 • Telephone: 970-925-1832 • Fax: 970-925-1371 Land Use Code Section 26.415.090 - Relocation of a Historic Structure. This Project is proposing to relocate the historic structure roughly 5’ closer to the front yard setback. The main front façade of the historic home will then align with the main front façade of the historic home to the east. The existing foundation is very poor and will be demolished and a new concrete foundation constructed. Currently the concept is to raise the historic structure and excavate under the home during the foundation construction and then place the structure onto the new foundation without the historic structure leaving the lot. Our structural engineer has been engaged to assist in the shoring of the historic structure for relocation. Land Use Code Section 26.415.110.C2 & D – Variances and Parking Setback Variance: We feel this project meets both criteria set forth in this section. From the street façade, we are proposing to move the historic asset forward on the site to align with the adjacent historic home while architecturally keeping the Victorian home exactly the way it is. The additions are proposed to be built below grade on the front (5’ variance) where the modification is unseen from anywhere and, in the rear (5’ variance), where the addition’s architectural form is subservient to the existing Victorian structure, keeping with the pattern, features and character of the historic property. We also feel by only proposing an addition below grade in the front and above grade in the rear, it most certain mitigates any adverse impact to the site and structure. Parking: Parking reductions may be permitted by HPC. Due to the location of the historic shed in the rear of the lot, where the only possibility of development can occur, creating two parking spaces is impossible with any meaningful addition or development. The location of the historic shed forces any addition to be pushed over against the east setback line and two parking space could only occur if one was in that setback. A garage or carport would not be feasible unless a significant east side setback was requested, which would be a negative impact on the historic asset. Land Use Code Section 26.515.080 – Special Review Standards (Parking). For HPC to approve a parking waiver requirement, the project must meet all three requirements in this section. This project is required to have two off-street parking spaces and we are proposing one off- street space due to the narrowness of the site and the existing historic shed location. 1. The property is located just outside the Aspen Core in a residential neighborhood, across from the Red Brick School. Although that particular street is busy during the day, night parking is less chaotic and over night parking for the one parking space needed is most likely going to be the majority of the use. In addition, the location of the lot is only 3 blocks away from a major bus stop at Paepcke Park, which make use of public transportation easy and convenient. 2. Onsite mitigation for the two spots is impossible with any addition development. 3. Existing off-site street residential street parking is available in the neighborhood. If you have any additional questions or need further information, please contact me. Sincerely, Z-GROUP ARCHITECTS Seth Hmielowski P41 III.A. P42 III.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Property Phone No.: Owner (“I”): Email: Address of Billing Property: Address: (Subject of (send bills here) application) I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $___________flat fee for ____________________ $____________ flat fee for ____________________________________ $___________ flat fee for ___________________ $_____________ flat fee for____________________________________ For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $________________ deposit for_____________ hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $________________ deposit for _____________ hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Property Owner: ________________________________ _______________________________________________ Jessica Garrow, AICP Community Development Director Name: _______________________________________________ Title: ____________________________________________________ City Use: Fees Due: $____Received $_______ P43 III.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ___________________________________________________________________________________________________________ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ________________________________________________________________________________________________________ P44 III.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO   Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?   Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?   Do you plan other future changes or improvements that could be reviewed at this time?   In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?   If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.)   If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Conservation Easement Program  Dimensional Variances  Increased Density  Historic Landmark Lot Split  Waiver of Park Dedication Fees  Conditional Uses  Tax Credits  Exemption from Growth Management Quota System P45 III.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:_________________ Number of residential units: Existing:__________Proposed:_________________ Proposed % of demolition: __________ DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing:_________Allowable:__________Proposed:________ Principal Bldg.: Existing:_________Allowable:__________Proposed:________ Accessory Bldg.: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined Front/Rear: Indicate N, S, E, W Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance between buildings: Existing:_________Required:___________Proposed:________ Existing non-conformities or encroachments and note if encroachment licenses have been issued: _____________________________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ ______________________________________________________________________________ P46 III.A. P47III.A. P48III.A. copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. 205 ASPEN, CO 81611 105 EAST HALLAMASPEN, COLORADO(970) 925-1832 GROUP a r c h i t e c t s A2.0 FLOOR PLANSP49 III.A. P50III.A. copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. 205 ASPEN, CO 81611 105 EAST HALLAMASPEN, COLORADO(970) 925-1832 GROUP a r c h i t e c t s A3.1 ELEVATIONSP51 III.A. P52III.A. copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. 205 ASPEN, CO 81611 105 EAST HALLAMASPEN, COLORADO(970) 925-1832 GROUP a r c h i t e c t s A4.1 ELEVATIONSP53 III.A. Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273512437002 on 09/27/2018 Instructions: Disclaimer: http://www.pitkinmapsandmore.com P54 III.A. GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST JOHNSON MONTAE IMBT DALLAS, TX 75230 6820 BRADBURY GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST ZATS JULIE ASPEN, CO 81611 118 N GARMISCH GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST HOTEL ASPEN CONDO ASSOC ASPEN, CO 81611 COMMON AREA 110 W MAIN ST 203 E HALLAM LLC ASPEN, CO 81611 101 S MILL ST # 200 GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST RODNEY JOHN W PARADISE VALLEY, AZ 85253 8536 N GOLF DR 111 WEST FRANCIS LLC GREENWICH, CT 06831 28 ROCK RIDGE AVE GSW FAMILY INV LP LANCASTER, PA 17601 1320 HUNSICKER RD GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST HENRY FREDERICK B TRUST ASPEN, CO 81611 100 W HALLAM ST HERRON LLC HOUSTON, TX 77006 1627 SOUTH BLVD PARDUBA JIRI ASPEN, CO 81612 116 N GARMISCH ST CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST HALLAM LLC ASPEN, CO 81612 PO BOX 2408 HOGUET CONDO ASSOC ASPEN, CO 81611 COMMON AREA 118 E BLEEKER ST ASPEN COMM UNITED METHODIST CHURCH ASPEN, CO 81611 200 E BLEEKER ST BTRSARDY LLC PALO ALTO , CA 94303 PO BOX 10195 DEPT 1173 HOGUET CONSTANCE M NEW YORK, NY 10065 333 E 68TH ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST P55 III.A. GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST VICTORIANS AT BLEEKER CONDO ASSOC ASPEN, CO 81611 101 E BLEEKER ST COLLINS CINDA REV TRUST MINNEAPOLIS, MN 554031162 301 KENWOOD PKWY #301 TARVER CHARLES ASPEN, CO 81611 616 E HYMAN AVE 308 ASPEN HOLDING CO LLC GAHANNA, OH 43230 501 MORRISON RD # 100 GARCIA STEVEN J ASPEN, CO 81611 120 N GARMISCH GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST 120 EAST MAIN PARTNERS LLC ASPEN, CO 81611 120 E MAIN ST PENN PAUL E & SUSAN W FT LAUDERDALE, FL 333162324 2566 LUCILLE DR DOMINGUE FAMILY TRUST WINTER PARK, FL 32790 PO BOX 2293 GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST MOUNTAIN STATE PROPERTIES LLC NAPLES, FL 34102 715 10TH ST S JAMMB LLC EL DORADO HILLS , CA 95762 PO BOX 5560 GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST ERWIN GREGORY D OMAHA, NE 68137 5062 S 108TH ST #122 ELLERMAN JEFFREY S & PAMELA C DALLAS, TX 75225 3600 CARUTH BLVD ROSE BRANDON WHARTON, NJ 07885 PO BOX 544 CRAWFORD RANDALL & ABIGAIL ASPEN, CO 81611 124 N GARMISCH ST MOUNTAIN STATE PROPERTIES LLC NAPLES, FL 34102 715 10TH ST S GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST HOGUET CONSTANCE M NEW YORK, NY 10065 333 E 68TH ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST GARMISCH LODGING LLC ASPEN, CO 81611 110 W MAIN ST 114 EAST BLEEKER STREET ASSOC ASPEN, CO 81611 COMMON AREA 114 E BLEEKER ST P56 III.A. copyright 2010 Z-Group Architects Sheet #: Drawing Title: Construction Issue Date: DATE#ISSUED FOR Seal: 411 E. Main St. 205 ASPEN, CO 81611 105 EAST HALLAMASPEN, COLORADO(970) 925-1832 GROUP a r c h i t e c t s A3.0 FRONT ELEVATIONSP57 III.A. ASLU 105 E. Hallam HPC Major Development 2735-124-37-002 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, 970.920.5144 DATE: June 5, 2018 PROJECT: 105 E. Hallam REPRESENTATIVE: Seth Hmielowski, Z-Group Architects REQUEST: HPC Major Development DESCRIPTION: The property on 105 E. Hallam is a designated Victorian era miner’s cottage located in the R-6 Zone District. This modest one-story exposed brick structure has an asymmetrical front façade with a porch. A historic brick outbuilding straddles the lot line between this site and the property to the west. According to the Pitkin County Assessor, this lot is approximately 3,314 square feet in size. The historic resource appears to be in its original location (Fig. 1), and is in close alignment with other surrounding historic resources. The applicant proposes to retain the location of the historic resource but design an addition that directly attaches to the rear, alley-facing façade of the resource. The addition may or may not be proposed to connect above grade to the historic outbuilding. The proposal includes the construction of a full basement underneath the historic resources. Setback or parking variations may be required. Restoration/preservation opportunities needs to be addressed by the applicant using available historic documentation. REVIEW PROCESS: Step 1: At Conceptual Review the HPC will review all submitted documents regarding this major development, including the Staff report, then provide recommendations to continue, approve, disapprove or approve with conditions and the reasons for recommendations based on the Historic Preservation Design Guidelines. Following Conceptual, HPC will inform City Council of their decision, allowing them the opportunity to “Call-Up” any aspects of the approval that they find require additional HPC review. This is a standard practice for all significant projects reviewed by HPC. Conceptual Review focuses on site design, height, scale, massing and proportions of the proposed work. HPC will apply Relocation criteria to the excavation of the basement, requiring protection of the historic structures. Step 2: At Final Review the HPC will review all submitted materials and then provide final decision to approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. When approved a development order will be issued from the Community Development Director. Final Review focuses on landscape plan, lighting, fenestration and selection of new materials. (Figure 1) Sanborn Map, 1904 P58 III.A. 2 Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.415 Historic Preservation 26.415.070.D Certificate of Appropriateness for Major Development 26.415.090 Relocation of Designated Historic Properties 26.415.110 Benefits 26.575.020 Calculations and Measurements 26.710.180 Mixed Use Zone District Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use Code: http://cityofaspen.com/276/Title-26-Land-Use-Code HPC Design Guidelines: https://www.cityofaspen.com/DocumentCenter/Home/View/310 Land Use Application: http://cityofaspen.com/DocumentCenter/Home/View/305 Review by: Staff for completeness and recommendation HPC approval for design and any benefits. Public Hearing: Yes, at Conceptual and Final HPC review. Neighborhood Outreach: No. Referral Agencies: No. Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) Referral Agencies Fee: $0. Total Deposit: $1,950 for Conceptual Review, and $1,950 for Final Review. Please submit one copy of the completed application to the Community Development Office on the Third Floor of City Hall before each review step:  Completed Land Use Application and signed fee agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application. P59 III.A. 3  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  List of adjacent property owners within 300’ for public hearing.  A written description of the proposal and an explanation of how the proposed development, and any requested variances or bonuses, complies with the review standards and design guidelines relevant to the application.  Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado.  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations.  Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations.  At Conceptual application only, provide graphics identifying preliminary selection of primary exterior building materials.  At Final application only, drawings of the street facing facades must be provided in ¼” scale.  At Final application only, provide final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC.  At Final Application only, provide a lighting plan and landscape plan. Once the copy is deemed complete by staff, the following items will then need to be submitted:  1 digital PDF copy of the complete application packet  12 sets of all graphics printed at 11x17  Total deposit for review of the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. P60 III.A. City C970 COMMUNITY DEVELOPMENT DEPARTMENT Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Property Owner (“I”): Name: Email: Phone No.: Address of Property: (subject of application) I certify as follows: (pick one) □ This property is not subject to a homeowners association or other form of private covenant. □ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. □ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner signature: _________________________ date:___________ Owner printed name: _________________________ or, Attorney signature: _________________________ date:___________ Attorney printed name: _________________________ P61 III.A. X XXXDYHOSWW W W W WE GWGGGGGG G G G GG GEX-UEEX-UEEX-UEEX-UEEX-UE EX-UE EX-UE EX- U E CTV CTV CTV CTV CTV T T T T TEX-UESSSSSSSSSSSSSS SS SS SS EX-UE EX-UE TTTTCTVCTVCTVGES 75°09'11" E 33.14'S 14°50' 4 9 " W 1 0 0 . 0 0 'N 75°09'11" W 33.14'N 14°50' 4 9 " E 1 0 0 . 0 0 '7.30'38.10'10.50'1.00'12.70'28.30'0.10'14.80'9.00'3.80'L=11.74'4.7'5.3'19.4' 33.7' 1.2'11.5'24.20'9.00'2.8'4.8'3.5'WATERSERVICEWATERLINE#5 REBAR & CAPL.S. #25947#5 REBAR & CAPL.S. #29030TBM EL=7891.38'#5 REBAR & CAPL.S. #ILLEGIBLEBEARS S48°43'57"E 1.19'#5 REBAR & CAPL.S. #29030 BEARSS67°54'09"E 0.52'ADJOIN E R H O U S E ADJOIN E R H O U S E ADJOIN E R H O U S EWINDOWWELLSPA ACLOT A, B L O C K 6 5 LOT B, B L O C K 6 5 LOT B, B L O C K 6 5 LOT C, B L O C K 6 5E. 25.14' LOT BW. 8' LOT C3,314 S.F.±SINGLE STORYBRICK FRAME HOUSE105 E HALLAM STREET25.14'8.00'SHEDSPIGOTSTONEWALK(TYP.)ELEC.METERWATERMETERGAS METERSHED CONCRE T E S I D E W A L K POSTCABLE TVPED.ELEC. PED.COVEREDCONCRETEPORCHRIDGE7910.8'F.F.7892.8'RIDGE7915.8'RIDGE7915.7'RIDGE7913.0'CHIMNEY7908.4'F.F.7893.5'RIDGE7905.3'F.F.7893.7'IRON FENCECONCRETE CURB & GUTTEREAST HALLAM STREET74.38' R-O-WASPHALTALLEY20.69' R-O-WGRAVELGASLINESEWERLINEELECTRICCABLE TVTELEPHONEELEC.METERGASMETER4" DRAIN7892.33'6" PVCSTON E W A L KTELEPHONEELECTRICCABLE TVFENCEGASLINECOA GPS #9 - BEARSN66°27'49"W 2197.62'COA GPS #8 - BEARSN00°46'37"E 339.12'EAST 22' LOT CBLOCK 65WEST 4 . 8 6 ' L O T B HALL A M , L L C .CONCRETEPADSINGLE STORYWOOD FRAMEBUILDINGREC.NO. 192251ELECTRICTRANSFORMERAPPROX.SERVICE10'5'5'10'CITY OF ASPENR-6 BUILDINGSETBACKSCOTTONWOOD36" 30' 7892.1'COTTONWOOD14" 20' 7892.1'ASPEN3" 10' 7891.7'PINE24" 20' 7892.1'ASPEN10" 8' 7892.2'ASPEN10" 8' 7892.2'789378 9 3 78927892 7892 78927892NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTIONBASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRSTDISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT INTHIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THECERTIFICATION SHOWN HEREON.ByNO.DateProject NO.RevisionDrawn By:Checked By:Date:Computer File:P.O. Box 1746Rifle, CO 81650Phone (970) 625-1954Fax (970) 579-7150www.peaksurveyinginc.comSNWEPeak Surveying, Inc.Since 2007180211 OF 1105 EAST HALLAM, LLC.CITY OF ASPEN, COLORADOIMPROVEMENT & TOPO SURVEYE. 25.14' LOT B & W. 8' LOT C, BLK 65105 EAST HALLAMJRNJRNMAY 07, 2018021.DWGIMPROVEMENT SURVEY STATEMENTI HEREBY STATE THAT THIS IMPROVEMENT SURVEY WAS PREPARED BY PEAK SURVEYING, INC.FOR 105 EAST HALLAM STREET, LLC., A COLORADO LIMITED LIABILITY COMPANY.I FURTHER STATE THAT THE IMPROVEMENTS ON THE ABOVE DESCRIBED PARCEL ON THIS DATE,APRIL 13, 2018, EXCEPT UTILITY CONNECTIONS, ARE ENTIRELY WITHIN THE BOUNDARIES OF THEPARCEL, EXCEPT AS SHOWN, THAT THERE ARE NO ENCROACHMENTS UPON THE DESCRIBEDPREMISES BY IMPROVEMENTS ON ANY ADJOINING PREMISES, EXCEPT AS INDICATED, AND THATTHERE IS NO APPARENT EVIDENCE OR SIGN OF ANY EASEMENT CROSSING OR BURDENING ANYPART OF SAID PARCEL, EXCEPT AS NOTED. I FURTHER STATE THAT I HAVE EXAMINED THE TITLECOMMITMENT PREPARED BY STEWART TITLE COMPANY, COMMITMENT NO. 185222, DATEDEFFECTIVE MARCH 16, 2018 AND FIND ALL EXCEPTIONS TO TITLE THAT AFFECT THE SUBJECTPROPERTY ARE SHOWN HEREON TO THE BEST OF MY KNOWLEDGE AND BELIEF. ERROR INCLOSURE FOR THIS SURVEY IS LESS THAN 1:15,000.BY:___________________________________ JASON R. NEIL, P.L.S. NO. 37935IMPROVEMENT SURVEY PLAT & TOPOGRAPHIC SURVEYTHE EAST 25.14' OF LOT B AND THE WEST 8' OF LOT C, BLOCK 65CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADOPROPERTY DESCRIPTIONTHE EAST 25.14' OF LOT B AND THE WEST 8' OF LOT C, BLOCK 65, CITY AND TOWNSITE OFASPEN, COUNTY OF PITKIN, STATE OF COLORADO.NOTES:1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDINGSETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN INTHE TITLE COMMITMENT PREPARED BY STEWART TITLE COMPANY, COMMITMENT NO. 185222,DATED EFFECTIVE MARCH 16, 2018.2) THE DATE OF THIS SURVEY WAS APRIL 13, 2018.3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S03°56'41"E BETWEEN THENORTHWESTERLY CORNER, A #5 REBAR & CAP L.S. #25947 FOUND IN PLACE AND THESOUTHEASTERLY CORNER, A #5 REBAR & CAP L.S. # ILLEGIBLE FOUND IN PLACE.4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.5) THIS SURVEY IS BASED ON THE CITY AND TOWNSITE OF ASPEN MAP, BOOK 325 PAGE 65,BOOK 325 PAGE 67, BOOK 325 PAGE 70 AND RECORDER'S OFFICE AND CORNERS FOUND INPLACE.6) ELEVATIONS ARE BASED ON A GPS OBSERVATION (1988 ORTHO DATUM) YIELDING ANON-SITE ELEVATION OF 7891.38' ON THE NORTHEASTERLY CORNER AS SHOWN. CONTOURINTERVAL EQUALS 1 FOOT.7) ACCORDING TO RECEPTION NO. 461105 THE SUBJECT PROPERTY IS LISTED AS INVENTORY OFHISTORIC SITES AND STRUCTURES AND SUBJECT TO DEVELOPMENT REVIEW STANDARDS OFSECTION 26.72.010(D) OF THE CITY OF ASPEN LAND USE CODE.NESW0306090120150180210240270300330P e a k Surveying, Inc.0101020405SUBJECTPROPERTYVICINITY MAPSCALE: 1" = 2000'CO L OR A DO LICENSEDPROFESSIONAL LAND SU R VEYOR JA SO N R. NEIL3793505/07/18P62III.A. Report Created: 9/13/2018 11:38:34 AM Parcel ID: 273512437002Pitkin County Parcel Report Land Use Category Improvements School District Township, Range, Section Jurisdiction GIS Parcel Size Watershed Drainage Watershed Subbasin Historic District Caucus Zone District Master Plan Area Boundaries 815 Sq. Feet Address (Assessor's Records) Assessor's Information 105 E HALLAM ST Property Information Aspen 3310.56 Sq. Feet 1112: Residential-Single Family Residence Services Water District Sewer System Fire District Address (GIS Points)105 E HALLAM ST 623 E HOPKINS AVE ASPEN, CO 81611 R000811 105 EAST HALLAM LLCOwner Account Owner Address T:10, R:85, S:12 Subdivision: CITY AND TOWNSITE OF ASPEN Block: 65 Lot: B AND:- Lot: C E 25.28' OF B & W 8.22' OF C Legal Description Aspen Consolidated Sanitation DistrictA s p e n C o n s o l i d a t e d S a n i t a t i o n D i s t r i c t City of Aspen Water Service Area C i t y o f A s p e n W a t e r S e r v i c e A r e a Aspen Fire Protection District Aspen School District No. 1 (RE)A s p e n S c h o o l D i s t r i c t N o . 1 ( R E ) Not within a Caucus Area AACP Check with your municipality. Not within a Historic District. Upper Roaring Fork River Roaring Fork River above Aspen P63 III.A. Page 1 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Memorandum TO: Aspen Historic Preservation Commission FROM: Sarah Yoon, Historic Preservation Planner THROUGH: Amy Simon, Historic Preservation Officer MEETING DATE: April 10, 2019 RE: 517 E. Hyman – Minor Development Review and Commercial Design Review, PUBLIC HEARING APPLICANT /OWNER: Aspen Clark’s Real Estate, LLC, Larry McGuire REPRESENTATIVE: Rybak Architecture & Development, P.C., Dave Rybak LOCATION: Street Address: 517 East Hyman Avenue Legal Description: Unit 517 E. Hyman as shown on the Second Amendment of Condominium Map of Aspen Core Condominiums, City and Townsite of Aspen, Colorado. Parcel Identification Number: PID# 2737-182-54-003 CURRENT ZONING & USE CC (Commercial Core); Commercial PROPOSED LAND USE: No change SUMMARY: The applicant has requested a Minor Development review for installing exterior speakers and heaters on the front façade of the historic resource. STAFF RECOMMENDATION: Staff recommends approval with conditions for the speakers, but staff does not support the heaters, finding relevant design criteria are not met. Site Locator Map – 517 E. Hyman Ave. 517 P64 IV.A. Page 2 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 517 E. Hyman is an Aspen Modern Landmark that was designated in 2012 along with the adjacent Benton Studio. This building is an example of “Rustic Style” architecture commonly characterized as single-story structures constructed out of locally available materials with simple floor plans and minimal decorations. The unpainted rough finish for the exterior of this building is considered a character defining feature. Following its designation, this commercial space was restored, remodeled and upgraded to meet accessibility requirements and currently operates as a restaurant. Figure 1 – 517 E. Hyman, 2019 REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approval: • Minor Development (Section 26.415.070.C) for installing speakers and heaters on the front façade of the historic resource. The Historic Preservation Commission (HPC) is the final review authority. Please note that the proposed speakers were already installed some months ago without approval. • Commercial Design Review (Section 26.412) for the same exterior alterations. The Historic Preservation Commission (HPC) is the final review authority. This project is not subject to Call-up Notice to City Council. PROJECT SUMMARY: The applicant proposes to modify the exterior of the landmark by installing two speakers at the entrance and three wall mounted heaters along the front façade of the building below the roof soffit suspended on brackets. STAFF COMMENTS: Staff finds that the proposal to install speakers and heaters on the exterior façade of the landmark creates visual impact and covers restored historic material. Although the Historic Preservation Design Guidelines do not directly address speakers and heaters, these features can be evaluated as mounted equipment that have a visual impact. Staff finds that the speakers create clutter and cover character defining features but a different speaker, perhaps recessed with minimal profile may be appropriate. P65 IV.A. Page 3 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Staff finds the proposed location for the heaters are not appropriate because they obstruct the restored windows and siding on the primary façade of the landmark. The following points go into more detail regarding the proposal for HPC discussion: 1. Restored Building Materials: There was a detailed level of review for the exterior restoration of this building. Maintaining the unpainted wood finish exterior was directly tied to the building’s historic significance and the restoration of the fenestration and planter boxes on the front façade were important detail. All newly added features to this façade, such as the exterior sconces and gutters, required staff and monitor review and approval. The two proposed speakers are currently installed on the walls of the recessed entrance. They are projecting rectangular volumes that have been shrouded with wooden covers. These types of speakers have been appearing around various businesses located in the commercial core recently, and they are problematic if installed on historically designated landmarks without proper approvals because it has the potential to undermine the historic integrity of the building materials and may create unwanted visual impacts. Staff finds that the proposed wall mounted speakers on this site do not meet Design Guidelines 2.5 and 12.4 because they are large protruding volumes that cover historic building material and visually disrupt the simple architectural vernacular of the structure (Figure 2). See Exhibit A.1 for detailed staff findings. Staff is not opposed to the installation of speakers so long as they achieve minimal visual impact and meet the local noise ordinance for the Commercial Core. See Exhibit B for referral comments provided by Environmental Health regarding allowed decibel levels. Figure 2 – Installed Speakers Figure 3 – Proposed Plan P66 IV.A. Page 4 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Three electric heaters are proposed to be mounted along the front façade of the building suspended over the seating areas on the sidewalk (Figure 4). Similar to the speakers, the proposed heaters will cover restored architectural detailing. The proposed location of the heaters covers the tops of the windows and adds non-historic features to the primary façade. The design of the building eaves do not provide any space for the heaters to appropriately tuck away from view. Staff finds the proposed wall mounted heaters do not meet the Design Guidelines and recommends its denial. Previous approvals include an encroachment license for the building as it encroaches onto the right-of-way, sidewalk north of the property along Hyman Avenue. The proposed heaters are attached to features of the building that encroach onto the right-of-way, therefore, the encroachment license would need to be updated. See Exhibit B for referral comments provided by Engineering. Figure 4 – Proposed Front Façade (North Elevation) Staff finds that the speakers may be restudied to meet the Design Guidelines and to be approved by staff and monitor, but the heaters do not meet the Design Guidelines. 2. Commercial Design Guidelines: The Commercial Design Guidelines address the introduction of new materials and exterior changes to an existing streetscape (1.24). In this case, the proposed speakers and heaters change the visual appearance of the front facade, and staff finds that these changes do not positively contribute to the existing streetscape because they cover the unpainted wood siding and windows which are contributing historic features to the streetscape. Anytime service or mechanical equipment are proposed in commercial areas, visual impacts must be minimized. Commercial Design Guideline 1.31 states these features need to be located in P67 IV.A. Page 5 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com areas that are discreet. The proposed new elements are not in a discreet location and fail to meet this guideline. Staff finds that the proposed location of the speakers do not meet the Commercial Design Guidelines. Modifications to the speaker type may bring the proposal into compliance with the guidelines. REFERRAL COMMENTS: The application was referred out to the Environmental Health Department. See Exhibit B for more details. Environmental Health Department: 1. Noise limits specified in the Municipal Code must be met. Engineering Department: 1. Language and survey for existing permanent encroachment license will need to be updated to include proposed heater. RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) approve the installation of speakers on the north façade of the building with conditions, but not the heaters: 1.) Restudy exterior speakers so that they do not visually obstruct key architectural features from view such as windows or siding, to be reviewed and approved by staff and monitor. 2.) The decibel readings from the exterior speakers must comply with Environmental Health requirements. ATTACHMENTS: Resolution #____, Series of 2019 Exhibit A.1 – Historic Preservation Design Guidelines Criteria /Staff Findings Exhibit A.2 – Commercial Design Guidelines Criteria /Staff Findings Exhibit B – Referral Comments Exhibit C – Land Use Application P68 IV.A. HPC Resolution #__, Series of 2019 Page 1 of 3 RESOLUTION #__, SERIES OF 2019 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MINOR DEVELOPMENT REVIEW FOR THE PROPERTY LOCATED AT 517 EAST HYMAN AVENUE, UNIT 517 E. HYMAN AS SHOWN ON THE SECOND AMENDMENT OF CONDOMINUM MAP OF ASPEN CORE CONDOMINIUMS, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2737-182-54-003 WHEREAS, the applicant, Aspen Clark’s Real Estate, LLC, represented by Rybak Architecture & Development, P.C., has requested HPC approval for Minor Development for the property located at 517 E. Hyman Avenue, Unit 517 E. Hyman as shown on the Second Amendment of Condominium Map of Aspen Core Condominiums, City and Townsite of Aspen, Colorado; WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for approval of Minor Development Review, the application shall meet the requirements of Aspen Municipal Code Section 26.415.070.C, Minor Development involving a designated historic property or property within a historic district; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review standards and recommended approval of Minor Development with conditions; and WHEREAS, HPC reviewed the project on April 10, 2019. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development for 517 E. Hyman Avenue, Unit 517 E. Hyman as shown on the Second Amendment of Condominium Map of Aspen Core Condominium, City and Townsite of Aspen, CO with the following conditions: Section 1: Minor Development Review HPC hereby approves minor development to install exterior speakers to the north façade of the Aspen Modern Landmark, but not the heaters, with the following conditions of approval: P69 IV.A. HPC Resolution #__, Series of 2019 Page 2 of 3 1.) Restudy exterior speakers so that they do not visually obstruct key architectural features from view such as windows or siding, to be reviewed and approved by staff and monitor. 2.) The decibel readings from the exterior speakers must comply with Environmental Health requirements. Section 2: Material Representations 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 Community Development Department, the Historic Preservation Commission, or the Aspen 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 other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution 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 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. 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 Section 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. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in 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 this Title. Such notice shall be substantially in the following form: P70 IV.A. HPC Resolution #__, Series of 2019 Page 3 of 3 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 E. Hyman Avenue. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the ____ day of ______, 2019. Approved as to Form: Approved as to Content: _________________________________________________________________ _________________________________________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair ATTEST: _________________________________________________________________ Nicole Henning, Deputy City Clerk P71 IV.A. Page 1 of 3 Exhibit A.1 Historic Preservation Design Guidelines Criteria Staff Findings NOTE: Staff responses begin on page 2 of this exhibit, following the list of applicable guidelines. 26.415.070.C – Certificate of Appropriateness for a Minor Development 1. The review and decision on the issuance of a certificate of appropriateness for minor development shall begin with a determination by the Community Development Director that the proposed project constitutes a minor development. Minor development work includes: a) Expansion or erection of a structure wherein the increase of the floor area of the structure is two hundred and fifty (250) square feet or less or b) Alterations to a building façade, windows, doors, roof planes or material, exterior wall materials, dormer porch, exterior staircase, balcony or ornamental trim when three (3) or fewer elements are affected and the work does not qualify for a certificate of no negative effect or c) Erection or installation of a combination or multiples of awning, canopies, mechanical equipment, fencing, signs, accessory features and other attachments to designated properties such that the cumulative impact does not allow for the issuance of a certificate of no negative effect or d) Alterations that are made to non-historic portions of a designated historic property that do not qualify for a certificate of no negative effect or e) The erection of street furniture, signs, public art and other visible improvements within designated historic districts of a magnitude or in numbers such that the cumulative impact does not allow for the issuance of a certificate of no negative effect. The Community Development Director may determine that an application for work on a designated historic property involving multiple categories of minor development may result in the cumulative impact such that it is considered a major development. In such cases, the applicant shall apply for a major development review in accordance with Subsection 26.415.07.D. P72 IV.A. Page 2 of 3 Relevant Historic Preservation Design Guidelines: 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Staff Findings: The applicable section of the design guidelines for this proposal is Rehabilitation of Building Materials and new equipment. Staff finds Design Guideline 2.5 regarding new material covering historic materials is not met. This guideline states any new materials covering the original building is considered inappropriate. When this resource was designated as an Aspen Modern Landmark, the unpainted rough finish was identified as a Chapter 2: Rehabilitation - Building Materials MET NOT MET DOES NOT APPLY 2.5 Covering original building materials with new materials is inappropriate.NOT MET Chapter 12: Accessibility, Lighting, Mech. Equipment, Services Areas & Signs MET NOT MET DOES NOT APPLY 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage.NOT MET Historic Preservation Design Guidelines Review Criteria for 517 E. Hyman Avenue The applicant is requesting a Minor Development reivew for installing three exterior heaters and two exterior speakers to the north facade of the historic structure. The propoosed design must meet applicable Historic Preservation Design Guidelines. P73 IV.A. Page 3 of 3 historically significant characteristic. The proposed speakers and the heaters cover this restored detail from view. Specifically, the proposed heaters mounted on the front, street-facing façade covers the tops of the windows, creates clutter, and exposes mechanical equipment on the front of this simple façade. Staff finds Design Guideline 12.4 regarding the visual impact of mechanical equipment and areas for utilitarian use applies to this proposal. The proposed speakers and heaters are not original to the building but provide desired services for the restaurant. Accommodating for new uses is important, however, the proposal needs to consider minimizing visual impact, and staff finds that the proposed speakers and heaters are not minimal and create a visual impact that creates complexity to a simple façade. The surface mounted features become attachments that obscure architectural features on the prominent façade of the historic structure. Staff recommends the applicant restudy speaker options with limited visibility, and staff recommends the removal of the exterior heaters. In summary, staff recommends approval for a speaker option that is visually minimal. Staff does not recommend approval for the proposed heaters. P74 IV.A. Page 1 of 2 Exhibit A.2 Commercial Design Guidelines Criteria Staff Findings 26.412.060. Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. Guidelines and Standards 1. The Commercial, Lodging, and Historic District Design Standards and Guidelines are met as determined by the appropriate Commission. The Standards and Guidelines include design review criteria that are to be used to determine whether the application is appropriate. 2. All applicable standards in the Commercial, Lodging and Historic District Design Standards and Guidelines shall be met unless granted a Variation pursuant to Section 26.412.040.D, Variations. Relevant Commercial, Lodging, and Historic District Design Standards and Guidelines: 1.24 (Guideline) Introducing a material, material application, or material finish to the existing streetscape may be approved by HPC or P&Z if the following criteria are met: • Innovative building design. • Creative material application that positively contributes to the streetscape. • Environmentally sustainable building practice. • Proven durability. Staff Findings: The applicable section of the design guidelines for this proposal is Rehabilitation of Building Materials. Staff finds Design Guideline 1.24 regarding the introduction of new material is not met. The proposed speakers and heaters are not new building materials but they cover the historic building materials that have been restored to contribute to the streetscape of Hyman Avenue. The shape of the speakers and General: Materials and Details MET NOT MET DOES NOT APPLY 1.24 Introducing a material, material application, or material finish to the existing streetscape may be approved by HPC or P&Z if the following criteria are met (listed): see guideline below for details. NOT MET 1.31 Minimize the visual impacts of utility connections and servie boxes.NOT MET Commerical, Lodging, and Historic District Design Standards and Guidelines Review Criteria for 517 East Hyman Avenue The applicant is requesting Minor Development approval for installing speakers and heaters to the front facade of the historic resource. The proposed design must meet all applicable Standards and Guidelines. P75 IV.A. Page 2 of 2 the materiality of the heaters do not enhance the historic resource and does not positively contribute to the streetscape, therefore, staff finds this guideline is not met. Staff finds Design Guideline 1.31 regarding the visual impact of service and utility connections is not met. The proposed location for the heaters is on the front façade of the historic building and clearly visible as a feature in front of the historic siding and windows. The heaters are not in a discreet location and screening the proposed heaters would exacerbate visual impact. Staff recommends the denial of the heaters. P76 IV.A. From:CJ Oliver To:Sarah Yoon Subject:Noise standards for outdoor speakers Date:Friday, March 29, 2019 11:55:27 AM Attachments:image001.png HI Sarah, We do not have a specific prohibition for outdoor speakers. They are allowed so long as they meet the noise levels which a specified on our local noise ordinance. For a commercial core address those levels are 65 decibels during the daytime hours (7AM-11PM) and 60 decibels at night. (11PM-7AM). In the event of a complaint, sound measurements would be taken from the property line of the impacted property in order to assess the sound level that they are being exposed to. This is done instead of taking sound readings at the property line of the sound producing address because the intent of the ordinance is to regulated noise exposure to impacted parties vs. limiting sound production per se. Let me know if I can provide any additional information or assistance on this. Thanks, CJ CJ Oliver Director of Environmental Health and Sustainability 130 South Galena St. Aspen, CO 81611 p: 970.920.5008 www.cityofaspen.com EXHIBIT B - REFERRAL COMMENTS P77 IV.A. From:Raquel Flinker To:Sarah Yoon Cc:Justin Forman Subject:RE: HP Application: question about encroachment Date:Thursday, April 4, 2019 12:21:13 PM Attachments:image001.png image009.png image010.png image011.png image012.png Hi Sarah, As the heater is over 7’5” above the sidewalk and the additional encroachment is 3” past the gutter (10” past the roof), Engineering is OK with this plan. Their permanent encroachment license needs to be updated to include the heater in the language and in the survey. Thanks, Raquel Flinker, EIT Project Manager I / ROW Engineering Department 201 North Mill St., Suite 203 Aspen, CO 81611 Raquel.Flinker@cityofaspen.com p: 970.429.2782 c: 970.987.1274 www.cityofaspen.com P78 IV.A.          600 East Hopkins Avenue, Suite 303 Aspen, Colorado 81611 PH/FX 970 925 1125 daverybak.com HISTORIC PRESERVATION MINOR DEVELOPMENT APPLICATION CLARK’S ASPEN JANUARY 21, 2019 TABLE OF CONTENTS: 1. PROJCET OVERVIEW AND CODE RESPONSE 2. ATTACHMENT 2 – LAND USE APPLICATION A. LAND USE APPLICATION B. DIMENSIONAL REQUIREMENTS FORM C. AGREEMENT TO PAY 3. ATTACHMENT 3 – PRE-APPLICATION CONFERENCE SUMMARY 4. ATTACHMENT 4 - VICINITY MAP AND PARCEL DESCRIPTION 5. ATTACHMENT 5 – PROOF OF OWNERSHIP 6. ATTACHMENT 6 – LETTER OF AUTHORIZATION 7. ATTACHMENT 7 - HOA COMPLIANCE FORM 8. ATTACHMENT 8 – EXISTING CONDITIONS SURVEY E# 9. ATTACHMENT 9 – PREVIOUS APPROVALS A. ORIDINACE #5, 2012 B. SUBDIVISION IMPROVEMENT AGREEMENT, 10/10/2012 C. H.P.C. RESOLUTION #25, 2013 D. H.P.C. RESOLUTION #2, 2017 10. ATTACHMENT 10 – ARCHITECTURAL PLANS & INFORMATION A. H-1 SITE PLAN B. H-2 NORTH ELEVATION C. H-3 STREET FRONT PERSPECTIVE D. H-4 STREET FRONT PHOTO E. SIDEWALK HEATER CUT SHEET F. SPEAKER PHOTOS P79 IV.A. 600 East Hopkins Avenue, Suite 303 Aspen, Colorado 81611 PH/FX 970 925 1125 daverybak.com HISTORIC PRESERVATION MINOR DEVELOPMENT APPLICATION CLARK’S ASPEN JANUARY 24, 2019 PROPERTY: LEGAL DESCRIPTION: 517 E. HYMAN UNIT, ASPEN CORE CONDOMINIUMS ADDRESS: 517 E. Hyman Avenue Aspen, CO 81611 PARCEL I.D. #: 2737 183 54 003 OWNER: Aspen Clark’s Real Estate, LLC. 104 Annie Street Austin, TX 78704 PROJECT OVERVIEW: This application is submitted on behalf of Aspen Clark’s Real Estate per the pre- application conference summary dated October 24, 2018. This application requests approval to install three (3) exterior heaters and two (2) speakers on the North Façade of the Historic Resource. The building was granted Historic Designation via Ordinance #5, 2012 and Minor Development and Partial Demolition via Resolution #2, 2017; with the subsequent renovation of the resource completed in the Spring of 2018. Clark’s Aspen utilizes a portion of the Hyman Avenue sidewalk for guest tables when weather allows. Installation of exterior heaters at the sidewalk will enable the use of these guest tables later into the evening as temperatures drop. A linear electronic heating element has been selected to blend into the horizontal lines of the façade. Speakers are requested to be installed within the recessed entry area of the façade to enhance the sidewalk experience. To blend with the vertical wood siding of the building, wood speaker boxes have been constructed to cover an off the shelf black plastic speaker. The speakers are placed as high on the façade element as the roof above will allow. LAND USE CODE RESPONSES: SECTION 26.415.070.C CERTIFICATE OF APPROPRIATENESS FOR A MINOR DEVELOPMENT 1. The review and decision on the issuance of a certificate of appropriateness for minor development shall begin with the determination by the Community Development Director that the proposed project constitutes a minor development. Minor development work includes: P80 IV.A. CLARK’S ASPEN H.P.C. MINOR DEVELOPMENT APPLICATION JANUARY 24, 2019 2 c. Erection or installation of a combination or multiples of awning, canopies, mechanical equipment, fencing, signs accessory features and other attachments to designated properties such that the cumulative impact does not allow for the issuance of a certificate of no negative effect or The Applicant seeks approval of the sidewalk heaters and speakers as required under this Code section. HISTORIC PRESERVATION DESIGN GUIDELINES & COMMERCIAL, LODGING AND HISTORIC DISTRICT DESIGN STANDARDS AND GUIDELINES: Within both guidelines, elements such as sidewalk heaters and speakers are not directly addressed. Pedestrian Amenities, Architectural Details, Lighting and Mechanical Equipment sections have been reviewed and from them, the underlying principle of maintaining the uniqueness of the resources and its elements are paramount. Introducing functional elements to the façade to assist the occupying businesses vitality and therefore, the relevance of the resource, should be implemented to minimize visual impacts to the resource. Unit heaters of a linear form have been selected and will be mounted below the shed roof fascia. The location allows the projection of heat down onto the sidewalk tables. The manufacturer provides mounting brackets that suspend the heaters away from the façade, to meet their required distance to combustible materials. The wall mounted heaters are the best viable option for this installation. Pedestal mounted heaters, sitting on the sidewalk are not feasible, their footprint would reduce the amount of seating available, within the limited sidewalk area. Two speakers will be mounted to the walls of the recessed entry. One placed above the door, and the other adjacent to the west window. A wood shroud speaker box sits over a conventional black metal speaker, blending the speakers with the surrounding wood siding. P81 IV.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ___________________________________________________________________________________________________________ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ________________________________________________________________________________________________________ Clark's Aspen 517 E. Hyman Ave. 517 E. Hyman Unit , Aspen Core Condominiums 2737 183 54 003 Rybak Architecture & Development, P.C.; Dave Rybak 600 E. Hopkins Ave., Suite 303, Aspen, CO 81611 925 1125 dave@daverybak.com Aspen Clark's Real Estate, LLC., Larry McGuire 104 Anne, Street, Austin TX 78704 512 799 8243 larry@mcguiremoorman.com X Recently renovated Historic Resource, Rustic Style Installation of 3 Sidewalk Heaters and 2 speakers onto the North Facade. ATTACHMENT 2A P82 IV.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO   Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?   Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?   Do you plan other future changes or improvements that could be reviewed at this time?   In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?   If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.)   If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Conservation Easement Program  Dimensional Variances  Increased Density  Historic Landmark Lot Split  Waiver of Park Dedication Fees  Conditional Uses  Tax Credits  Exemption from Growth Management Quota System X X X X P83 IV.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:_________________ Number of residential units: Existing:__________Proposed:_________________ Proposed % of demolition: __________ DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: HHeight Existing:_________Allowable:__________Proposed:________ Principal Bldg.: Existing:_________Allowable:__________Proposed:________ Accessory Bldg.: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined Front/Rear: IIndicate N, S, E, W Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance between buildings: Existing:_________Required:___________Proposed:________ Existing non-conformities or encroachments and note if encroachment licenses have been issued: _____________________________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ ______________________________________________________________________________ Clark's Aspen Aspen Clark's Real Estate, LLC 517 E. Hyman Ave. CC 2,691 0 0 2,691 0 2,902 SF 2,902 SF -2.1' 3' 0 0 0 3'0 0 N/A N/A 15'-7 1/2"15'-7 1/2" 15,000 SF 28' 0 0 0 -2.1' North Facade encroaches into the R.O.W. 2.1'; Encroachment License has been issued. 150'x100' 24,055 SF 97%97% 0%0%0% n/a ATTACHMENT 2B P84 IV.A. ATTACHMENT 2C P85 IV.A.      PREǦAPPLICATIONCONFERENCESUMMARY  DATE:October24,2018 PLANNER:AmySimon,amy.simon@cityofaspen.com PROJECTNAMEANDADDRESS:517E.HymanAvenue,Clark’sAspen REPRESENTATIVE:DaveRybak,dave@daverybak.com  DESCRIPTION:Theapplicantproposestoinstalloutdoorheatersonthefrontfaçadeof517E.Hyman,to servethediningtablesplacedseasonallyinthisarea.Thepropertyisadesignatedlandmarkandlocatedin theCommercialCoreHistoricDistrict.TheproposalissubjecttoCommercialDesignReviewandMinor DevelopmentReview.  ThisreviewisaoneǦstephearing,meaningthatalldetailsoftheproposalwillbepresentedtoHPCinone application.StaffwillreviewtheprojectandmakearecommendationtoHPC,basedonrelevantstandards andguidelinesfoundintheCommercial,LodgingandHistoricDistrictStandardsandGuidelinesandthe HistoricPreservationDesignGuidelines.HPCwillmakeadecisiontoapprove,approvewithconditions,or denytheproposal.  Belowarelinkstorelevantdocumentsandalistofinformationneededtosubmitanapplication.  RELEVANTLANDUSECODESECTIONS: SectionNumber  SectionTitle 26.304CommonDevelopmentReviewProcedures 26.412CommercialDesignReview(ConsolidatedOneǦStepReview) 26.415.070.CDevelopmentinvolvingdesignatedhistoricpropertyorproperty withinahistoricdistrict,CertificateofAppropriatenessforaminor development  Foryourconvenience–linkstotheLandUseApplicationandLandUseCodearebelow:  HistoricPreservationDesignGuidelines  Commercial,Lodging,andHistoricDistrictDesignStandardsandGuidelines  HistoricPreservationLandUseApplicationPacket  LandUseCode  REVIEWBY: x StaffforCompleteApplication x HistoricPreservationCommissionfordecision ATTACHMENT 3 P86 IV.A. REQUIREDLANDUSEREVIEW(S): x CommercialDesignReview x MinorDevelopmentReview   PUBLICHEARING:Yes,postingofnoticeonthesite10daysbeforehearing.  PLANNINGFEES:$1,300Depositfor4hoursofstafftime(additional/lesserhourswillbe billed/refundedatarateof$325/hr.)  REFERRALFEES:No,howeverstaffwillseekareferralcommentfromtheBuildingDepartment regardinganyrelevantcoderequirementsorconsiderations.  TOTALDEPOSIT:$1,300  APPLICATIONCHECKLIST–Theseitemsshouldfirstbesubmittedinapapercopy.  …CompletedLandUseApplicationandsignedFeeAgreement.  …PreǦapplicationConferenceSummary(thisdocument).  …Streetaddressandlegaldescriptionoftheparcelonwhichdevelopmentisproposedtooccur, consistingofacurrent(noolderthan6months)certificatefromatitleinsurancecompany,an ownershipandencumbrancereport,orattorneylicensedtopracticeintheStateofColorado, listingthenamesofallownersoftheproperty,andallmortgages,judgments,liens,easements, contractsandagreementsaffectingtheparcel,anddemonstratingtheowner’srighttoapplyfor theDevelopmentApplication.  …Applicant’sname,addressandtelephonenumberinalettersignedbytheapplicantthatstates thename,addressandtelephonenumberoftherepresentativeauthorizedtoactonbehalfof theapplicant.  …HOAComplianceform(AttachedtoApplication)  …Asiteplanandsurveyshowingpropertyboundaries,thelocationandorientationofexistingand proposedimprovements,proximitytoanypreservedviewplanes,andpredominantsite characteristics.  …Awrittendescriptionoftheproposalandanexplanationinwritten,graphic,ormodelformofhow theproposeddevelopmentcomplieswiththereviewstandardsrelevanttothedevelopment applicationandrelevantlanduseapprovalsassociatedwiththeproperty.  …Scaledelevationsand/ordrawingsoftheproposedworkanditsrelationshiptothedesignated building.  …Anaccuraterepresentationofallbuildingmaterialsandfinishestobeusedinthedevelopment. P87 IV.A.  …Photographsandotherexhibits,asneeded,toaccuratelydepictlocation,extendanddesignof proposedwork.   Oncetheapplicationisdeemedcompletebystaff,theapplicant/applicant’srepresentativewillreceive aneǦmailrequestingsubmissionofanelectroniccopyofthecompleteapplicationandthedeposit.Once thedepositisreceived,thecasewillbeassignedtoaplannerandthelandusereviewwillbegin.  Duringreviewofthecase,additionalitemsmayberequested.  Disclaimer: TheforegoingsummaryisadvisoryinnatureonlyandisnotbindingontheCity.Thesummaryisbased oncurrentzoning,whichissubjecttochangeinthefuture,anduponfactualrepresentationsthatmayor maynotbeaccurate.Thesummarydoesnotcreatealegalorvestedright.                                P88 IV.A.  P89 IV.A. Scale: Date: H-5 VICINITY MAP CLARK'S ASPEN 01/23/19 CLARK'S ASPEN 517 E. HYMAN AVE. PARCEL DESCRIPTION:ASPEN CORE CONDOMINIUM, 517 E. HYMAN UNIT PARCEL I.D.:2737 182 54 003 ATTACHMENT 4 P90 IV.A. Land Title Gua ra ntee Company Customer Distribution PREVENT FRAUD - Please remember to call a member of our closing team when initiating a wire transfer or providing wiring instructions. Order Number:BANA64002318 Date: 02/04/2019 Property Addres s :517 E HYMAN AVE, ASPEN, CO 81611 PLEASE CONTACT YOUR CLOSER OR CLOSER'S ASSISTANT FOR WIRE TRANSFER INSTRUCTIONS For Closing Assistance For Title Assistance Roaring Fork Valley Title Team 200 BASALT CENTER CIRCLE BASALT, CO 81621 (970) 927-0405 (Work) (970) 925-0610 (Work Fax ) valleyresponse@ltgc.com Buyer/Borrower TO BE DETERM INED Deliv ered via: No Comm itm ent Delivery RYBAK ARCHITECTURE & DEVELOPM ENT, P.C. Attention: DAVE RYBAK 600 EAST HOPKINS AVENUE, SUITE 303 ASPEN, CO 81611 (970) 925-1125 (Work ) dave@dav erybak.com Deliv ered via: Electronic M ail Seller/Owner ASPEN CLARKS REAL ESTATE LLC Deliv ered via: No Comm itm ent Delivery P91 IV.A. Land Title Gua ra ntee Company Estimate of Title Fees Order Number:BANA64002318 Date: 02/04/2019 Property Addres s :517 E HYMAN AVE, ASPEN, CO 81611 Parties:TO BE DETERMINED ASPEN CLARKS REAL ESTATE LLC, A COLORADO LIMITED LIABILITY COM PANY Visit Land Title's Website at www.ltgc.com for directions to any of our offices. Estimate of Title insurance Fees "TBD" Comm itm ent $216.00 Total $216.00 If Land Title Guarantee Com pany will be closing this transaction, the fees listed above will be collected at closing. Thank you for your order! Note: The docum ents link ed in this c omm itm ent s hould be rev iewed c arefully. Thes e doc uments, such as covenants c onditions and restrictions , may affect the title, ownership and us e of the property . You may wish to engage legal as s istance in order to fully understand and be aware of the implications of the effec t of thes e doc uments on your property . Chain of Title Documents: Pitkin county recorded 10/13/2017 under reception no. 642278 Plat Map(s): Pitkin county recorded 10/15/2012 under reception no. 593104 P92 IV.A. Copy right 2006-2019 Am eric an Land Title Association. All rights res erved. The us e of this Form is res tric ted to ALTA licensees and ALTA mem bers in good s tanding as of the date of use. All other us es are prohibited. Reprinted under lic ens e from the Am eric an Land Title Association. Property Address: 517 E HYM AN AVE, ASPEN, CO 81611 1.Effective Date: 01/25/2019 at 5:00 P.M. 2.Policy to be Issued and Proposed Insured: "TBD" Com mitment Proposed Insured: TO BE DETERMINED $0.00 3.The estate or interest in the land described or referred to in this Commitment and covered herein is: A Fee Simple 4.Title to the estate or interest covered herein is at the effective date hereof vested in: ASPEN CLARKS REAL ESTATE LLC, A COLORADO LIMITED LIABILITY COM PANY 5.The Land referred to in this Commitment is described as follows: UNIT 517 E. HYM AN, ​ AS SHOWN ON THE SECOND AM ENDMENT OF CONDOM INIUM M AP OF ASPEN CORE CONDOM INIUMS RECORDED OCTOBER 2, 2017 IN PLAT BOOK 120 AT PAGE 34 AT RECEPTION NO. 641946 AND PURSUANT TO AND FOR THE PURPOSES SET FORTH IN THE CONDOMINIUM DECLARATION FOR ASPEN CORE CONDOM INIUMS RECORDED NOVEM BER 2, 2015 AT RECEPTION NO. 624555, AND FIRST AM ENDMENT RECORDED J ULY 26, 2017 AT RECEPTION NO. 640161, AND SECOND AMENDM ENT RECORDED OCTOBER 2, 2017 AT RECEPTION NO. 641945 ​ COUNTY OF PITKIN, STATE OF COLORADO. A LTA C OMMITMEN T Old Republic National Title Insurance Company Schedule A Order Num ber:BANA64002318 P93 IV.A. ALTA COM MITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: BANA64002318 All of the following Requirements must be met: This proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. Pay the agreed amount for the estate or interest to be insured. Pay the premiums, fees, and charges for the Policy to the Company. Documents satisfactory to the Company that convey the Title or create the M ortgage to be insured, or both, must be properly authoriz ed, executed, delivered, and recorded in the Public Records. The following will be required should the Com pany be requested to is s ue a future com mitment to ins ure: 1.RELEASE OF DEED OF TRUST DATED OCTOBER 06, 2017 FROM ASPEN CLARKS REAL ESTATE LLC, A COLORADO LIMITED LIABILITY COM PANY TO THE PUBLIC TRUSTEE OF PITKIN COUNTY FOR THE USE OF ANB BANK TO SECURE THE SUM OF $1,600,000.00 RECORDED OCTOBER 13, 2017, UNDER RECEPTION NO. 642280. SAID DEED OF TRUST WAS FURTHER SECURED IN ASSIGNM ENT OF RENTS RECORDED OCTOBER 13, 2017, UNDER RECEPTION NO. 642281. 2.WRITTEN CONFIRM ATION THAT THE INFORMATION CONTAINED IN STATEM ENT OF AUTHORITY FOR ASPEN CLARK'S REAL ESTATE LLC, A COLORADO LIMITED LIABILITY COM PANY RECORDED OCTOBER 13, 2017 AT RECEPTION NO. 642279 IS CURRENT. NOTE: SAID INSTRUMENT DISCLOSES LARRY M CGUIRE AS THE M ANAGER AUTHORIZED TO EXECUTE INSTRUM ENTS CONVEYING, ENCUMBERING OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF SAID ENTITY. IF THIS INFORM ATION IS NOT ACCURATE, A CURRENT STATEM ENT OF AUTHORITY MUST BE RECORDED. 3.GOOD AND SUFFICIENT DEED FROM ASPEN CLARKS REAL ESTATE LLC, A COLORADO LIM ITED LIABILITY COM PANY TO TO BE DETERMINED CONVEYING SUBJECT PROPERTY. P94 IV.A. This commitment does not republish any covenants, condition, restriction, or limitation contained in any document referred to in this commitment to the extent that the specific covenant, conditions, restriction, or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender identity, handicap, familial status, or national origin. 1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 4.Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the Public Records. 5.Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authoriz ing the issuance thereof; (c) water rights, claims or title to water. 8.ANY MINE OF GOLD, SILVER, CINNABAR, OR COPPER OR ANY VALID M INING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS, AS RESERVED BY R.B. HATHAWAY, COUNTY AND PROBATE J UDGE OF PITKIN COUNTY, COLORADO IN DEED RECORDED OCTOBER 25, 1887 IN BOOK 59 AT PAGE 64. 9.THE FULL, FREE AND PERPETUAL RIGHT TO DIG, WORK, SEARCH FOR, M INE AND REMOVE ALL ORES AND M INERAL BEARING ROCK AND EARTH UNDERNEATH SUBJECT PROPERTY, AS GRANTED TO JAM ES D. HOOPER IN THE DEEDS RECORDED JUNE 18, 1891 IN BOOK 98 AT PAGE 537 AND RECORDED J ULY 31, 1891 IN BOOK 105 AT PAGE 129. 10.TERM S, CONDITIONS AND PROVISIONS OF NOTICE OF HISTORIC DESIGNATION RECORDED JANUARY 13, 1975 IN BOOK 295 AT PAGE 515. 11.TERM S, CONDITIONS AND PROVISIONS OF HISTORIC PRESERVATION COM MISSION RESOLUTION #9, SERIES OF 2011 RECORDED SEPTEM BER 23, 2011 AT RECEPTION NO. 582981. 12.TERM S, CONDITIONS AND PROVISIONS OF ASPEN HISTORIC PRESERVATION COMM ISSION RESOLUTION #10, SERIES OF 2011 RECORDED SEPTEM BER 23, 2011 AT RECEPTION NO. 582982. 13.TERM S, CONDITIONS AND PROVISIONS OF ASPEN HISTORIC PRESERVATION COMM ISSION RESOLUTION NO. 16, SERIES OF 2011 RECORDED DECEM BER 28, 2011 AS RECEPTION NO. 585430. 14.TERM S, CONDITIONS AND PROVISIONS OF ASPEN HISTORIC PRESERVATION COMM ISSION RESOLUTION #17, SERIES OF 2011 RECORDED DECEMBER 28, 2011 AT RECEPTION NO. 585433. A LTA C OMMITMEN T Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: BANA64002318 P95 IV.A. 15.TERM S, CONDITIONS AND PROVISIONS OF CITY OF ASPEN ORDINANCE #5 RECORDED FEBRUARY 17, 2012 AT RECEPTION NO. 586790. 16.TERM S, CONDITIONS AND PROVISIONS OF ASPEN HISTORIC PRESERVATION COMM ISSION RESOLUTION #8, SERIES OF 2012 RECORDED APRIL 17, 2012 AT RECEPTION NO. 588295. 17.TERM S, CONDITIONS, AND PROVISIONS OF SUBDIVISION IM PROVEM ENT AGREEM ENT RECORDED OCTOBER 15, 2012, UNDER RECEPTION NO. 593105, AND RATIFICATION AND ACKNOWLEDGEMENT OF SUBDIVISION IMPROVEMENT AGREEMENT RECORDED MAY 24, 2013 AS RECEPTION NO. 599815, AND AM ENDMENT RECORDED OCTOBER 12, 2015 AT RECEPTION NO. 624048. 18.EASEM ENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT OF ASPEN CORE SUBDIVISION RECORDED OCTOBER 15, 2012 IN PLAT BOOK 100 AT PAGE 83. 19.TERM S, CONDITIONS AND PROVISIONS OF RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMM ISSION, NO. 25, SERIES OF 2013 RECORDED AUGUST 28, 2013 AS RECEPTION NO. 602874. 20.THOSE PROVISIONS, COVENANTS AND CONDITIONS, EASEMENTS AND RESTRICTIONS AS DESCRIBED IN THE CONDOM INIUM DECLARATION RECORDED NOVEMBER 2, 2015 AS RECEPTION NO. 624555 AND FIRST AM ENDMENT RECORDED J ULY 26, 2017 AS RECEPTION NO. 640161 AND SECOND AMENDM ENT RECORDED OCTOBER 2, 2017 AT RECEPTION NO. 641945. 21.EASEM ENTS, CONDITIONS, COVENANTS, RESTRICTIONS AND RESERVATIONS AND NOTES AS SHOWN ON THE CONDOM INIUM M AP RECORDED NOVEMBER 2, 2015 IN PLAT BOOK 112 AT PAGE 74 AND FIRST AMENDM ENT THERETO RECORDED JANUARY 9, 2017 IN PLAT BOOK 117 AT PAGE 58 AND SECOND AMENDM ENT RECORDED OCTOBER 2, 2017 IN PLAT BOOK 120 AT PAGE 34. 22.TERM S, CONDITIONS, PROVISIONS AND OBLIGATIONS OF DEED RESTRICTION RECORDED NOVEMBER 4, 2015 AS RECEPTION NO. 624616 AND RERECORDED JUNE 26, 2017 AS RECEPTION NO. 639421. 23.TERM S, CONDITIONS, PROVISIONS AND OBLIGATIONS OF STORMWATER BEST MANAGEMENT PRACTICES OPERATIONS AND MAINTENANCE AGREEM ENT RECORDED JUNE 15, 2016 AS RECEPTION NO. 630018. 24.TERM S, CONDITIONS, PROVISIONS AND OBLIGATIONS OF RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMM ISSION, NO. 2, SERIES OF 2017 RECORDED APRIL 14, 2017 AS RECEPTION NO. 637582. 25.TERM S, CONDITIONS, PROVISIONS AND OBLIGATIONS OF ENCROACHM ENT LICENSE APPLICATION RECORDED SEPTEM BER 22, 2017 AT RECEPTION NO. 641691. 26.TERM S, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN UTILITY EASEMENT AGREEMENT RECORDED APRIL 4, 2018 AS RECEPTION NO. 646305. 27.TERM S, CONDITIONS, PROVISIONS AND OBLIGATIONS AS SET FORTH IN STORM WATER BEST M ANAGEM ENT PRACTICES OPERATIONS AND M AINTENANCE AGREEMENT RECORDED J UNE 6, 2018 AS RECEPTION NO. 647920. 28.EASEM ENTS, RIGHTS OF WAY AND ALL MATTERS AS SHOWN ON DRAINAGE AS-BUILT SURVEY RECORDED AUGUST 14, 2018 IN PLAT BOOK 122 AT PAGE 88. A LTA C OMMITMEN T Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: BANA64002318 P96 IV.A. LAND TITLE GUARANTEE COMPANY DISCLOSURE STATEMENTS Note: Pursuant to CRS 10-11-122, notice is hereby given that: Note: Effec tive Septem ber 1, 1997, CRS 30-10-406 requires that all doc uments rec eived for recording or filing in the c lerk and recorder's office shall contain a top margin of at leas t one inch and a left, right and bottom m argin of at least one half of an inch. The c lerk and recorder m ay refuse to rec ord or file any doc ument that does not conform, except that, the requirem ent for the top m argin s hall not apply to docum ents us ing forms on which space is provided for rec ording or filing information at the top margin of the docum ent. Note: Colorado Divis ion of Insuranc e Regulations 8-1-2 requires that "Every title entity shall be res pons ible for all m atters whic h appear of rec ord prior to the tim e of recording whenev er the title entity c onduc ts the c losing and is res pons ible for recording or filing of legal docum ents resulting from the trans ac tion which was c losed". Provided that Land Title Guarantee Com pany c onduc ts the c losing of the insured transaction and is res pons ible for rec ording the legal doc uments from the transaction, ex c eption num ber 5 will not appear on the Owner's Title Polic y and the Lenders Policy when issued. Note: Affirmativ e mechanic 's lien protec tion for the Owner may be available (typic ally by deletion of Ex c eption no. 4 of Sc hedule B, Section 2 of the Com mitment from the Owner's Polic y to be issued) upon c ompliance with the following c onditions : No coverage will be given under any c irc umstances for labor or m aterial for whic h the insured has c ontracted for or agreed to pay . Note: Pursuant to CRS 10-11-123, notic e is hereby given: The Subjec t real property may be loc ated in a special taxing district.(A) A c ertificate of taxes due listing eac h tax ing juris diction will be obtained from the county treas urer of the c ounty in whic h the real property is loc ated or that county treas urer's authorized agent unles s the proposed ins ured prov ides written ins tructions to the c ontrary . (for an Owner's Policy of Title Ins urance pertaining to a s ale of res idential real property ). (B) The inform ation regarding s pec ial districts and the boundaries of such dis tric ts may be obtained from the Board of County Comm issioners, the County Clerk and Rec order, or the County As s es s or. (C) The land des c ribed in Schedule A of this com mitment m us t be a s ingle family res idence which inc ludes a c ondominium or townhous e unit. (A) No labor or materials hav e been furnis hed by mechanic s or m aterial-men for purposes of construc tion on the land des c ribed in Schedule A of this Comm itm ent within the past 6 m onths . (B) The Company m us t receiv e an appropriate affidav it indemnify ing the Company agains t un-filed m ec hanic's and material-m en's liens. (C) The Company m us t receiv e pay ment of the appropriate prem ium .(D) If there has been construc tion, improv ements or major repairs undertaken on the property to be purc has ed within six months prior to the Date of Comm itm ent, the requirem ents to obtain coverage for unrec orded liens will inc lude: disclos ure of certain construc tion inform ation; financ ial information as to the s eller, the builder and or the contrac tor; pay ment of the appropriate prem ium fully ex ec uted Indemnity Agreem ents s atisfactory to the c ompany, and, any additional requirements as m ay be nec es s ary after an ex amination of the afores aid inform ation by the Company. (E) P97 IV.A. This notice applies to owner's polic y c omm itm ents disclos ing that a m ineral estate has been severed from the s urface es tate, in Schedule B-2. Note: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, inc omplete, or m isleading facts or information to an insuranc e c ompany for the purpose of defrauding or attempting to defraud the com pany . Penalties may include im pris onment, fines , denial of insuranc e, and c ivil dam ages . Any insuranc e c ompany or agent of an insuranc e c ompany who k nowingly prov ides fals e, incom plete, or mis leading fac ts or inform ation to a policyholder or c laimant for the purpose of defrauding or attempting to defraud the policyholder or c laimant with regard to a settlement or award pay able from insuranc e proceeds shall be reported to the Colorado Div ision of Ins urance within the Department of Regulatory Agenc ies. Note: Pursuant to Colorado Div ision of Ins urance Regulations 8-1-3, notice is hereby giv en of the av ailability of a clos ing protection letter for the lender, purc has er, les s ee or seller in connection with this trans ac tion. That there is rec orded evidenc e that a mineral es tate has been s ev ered, leas ed, or otherwis e c onv ey ed from the s urface estate and that there is substantial likelihood that a third party holds som e or all interest in oil, gas , other minerals , or geothermal energy in the property ; and (A) That such m ineral estate m ay include the right to enter and use the property without the surfac e owner's permis s ion.(B) P98 IV.A. JOINT NOTICE OF PRIVACY POLICY OF LAND TITLE GUARANTEE COMPANY, LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY LAND TITLE INSURANCE CORPORATION AND OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY This Statement is provided to y ou as a c us tomer of Land Title Guarantee Com pany as agent for Land Title Ins urance Corporation and Old Republic National Title Ins urance Company. We want you to know that we rec ognize and res pec t y our privacy expectations and the requirem ents of federal and s tate priv ac y laws . Inform ation security is one of our highes t priorities. We rec ognize that m aintaining your trust and confidenc e is the bedrock of our bus iness. We m aintain and regularly review internal and ex ternal s afeguards agains t unauthoriz ed ac c es s to non-public pers onal inform ation ("Pers onal Information"). In the c ourse of our bus iness, we may collect Pers onal Information about y ou from : applic ations or other forms we receiv e from y ou, including com munic ations sent through TM X, our web-based transaction managem ent s y s tem; y our trans ac tions with, or from the s ervic es being perform ed by us , our affiliates , or others ; a c ons umer reporting agency, if s uc h information is prov ided to us in c onnec tion with your transaction; and The public rec ords m aintained by gov ernm ental entities that we either obtain directly from thos e entities , or from our affiliates and non-affiliates. Our policies regarding the protec tion of the confidentiality and security of your Personal Inform ation are as follows: We restrict access to all Pers onal Information about y ou to thos e employ ees who need to know that information in order to provide products and serv ices to you. We maintain physic al, elec tronic and procedural safeguards that c omply with federal s tandards to protec t y our Personal Inform ation from unauthorized access or intrus ion. Employ ees who violate our s tric t polic ies and proc edures regarding priv ac y are subjec t to disciplinary action. We regularly as s es s s ec urity s tandards and proc edures to protec t against unauthorized access to Pers onal Inform ation. WE DO NOT DISCLOSE ANY PERSONAL INFORM ATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT PERM ITTED BY LAW. Consis tent with applic able privacy laws, there are som e s ituations in which Pers onal Information may be dis c losed. We may dis c lose your Personal Inform ation when y ou direc t or giv e us perm ission; when we are required by law to do s o, for ex ample, if we are serv ed a s ubpoena; or when we suspect fraudulent or c riminal activ ities . We also m ay disclos e y our Personal Inform ation when otherwise permitted by applic able privacy laws such as, for ex ample, when dis c losure is needed to enforce our rights aris ing out of any agreement, trans ac tion or relationship with y ou. Our policy regarding dispute res olution is as follows : Any c ontrovers y or claim aris ing out of or relating to our priv ac y polic y , or the breac h thereof, shall be settled by arbitration in accordanc e with the rules of the American Arbitration Association, and judgm ent upon the award rendered by the arbitrator(s) may be entered in any court hav ing juris diction thereof. P99 IV.A. Commitme nt For Title Insuranc e Issued by Old Republic National Title Insurance Corporation NO TICE IMPO RTANT—READ CAREFULLY: THIS CO MMITMENT IS AN O FFER TO ISSUE ONE O R MORE TITLE INSURANCE PO LICIES. ALL CLAIMS O R REMEDIES SO UGHT AGAINST THE CO MPANY INVO LVING THE CO NTENT OF THIS COMMITMENT O R THE PO LICY MUST BE BASED SOLELY IN CONTRACT. THIS CO MMITMENT IS NO T AN ABSTRACT O F TITLE, REPORT O F THE CO NDITIO N O F TITLE, LEG AL OPINION, O PINIO N O F TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PRO CEDURES USED BY THE CO MPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION, ARE PRO PRIETARY TO THE CO MPANY, WERE PERFORMED SO LELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSO N, INCLUDING A PRO PO SED INSURED. THE COMPANY’S O BLIGATION UNDER THIS COMMITMENT IS TO ISSUE A PO LICY TO A PRO PO SED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIO NS OF THIS CO MMITMENT. THE COMPANY HAS NO LIABILITY O R O BLIGATION INVOLVING THE CO NTENT OF THIS CO MMITMENT TO ANY OTHER PERSO N. . COMMITMENT TO ISSUE POLICY Subjec t to the Notice; Sc hedule B, Part I—Requirements; Sc hedule B, Part II—Exceptions ; and the Commitment Conditions , Old Republic National Title Insurance Company , a Minnes ota c orporation (the “Company”), commits to issue the Policy ac c ording to the terms and provisions of this Commitment. This Commitment is effectiv e as of the Commitment Date s hown in Schedule A for eac h Polic y described in Sc hedule A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Propos ed Ins ured. If all of the Schedule B, Part I—Requirements have not been met within 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. COMMITMENT CONDITIONS 1. DEFINITIONS 2. If all of the Schedule B, Part I—Requirements have not been met within the time period s pec ified in the Commitment to Is s ue Polic y , Comitment terminates and the Company’s liability and obligation end. 3. The Company’s liability and obligation is limited by and this Commitment is not v alid without: 4. COMPANY’S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defec t, lien, encumbranc e, adv ers e claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIO NS OF LIABILITY i. c omply with the Schedule B, Part I—Requirements ; ii. eliminate, with the Company’s written consent, any Sc hedule B, Part II—Exceptions ; or iii. ac quire the Title or create the Mortgage c ov ered by this Commitment. “Knowledge” or “Known”: Actual or imputed knowledge, but not construc tive notice imparted by the Public Rec ords .(a) “Land”: The land described in Sc hedule A and affix ed improv ements that by law c ons titute real property . The term “Land” does not include any property bey ond the lines of the area described in Sc hedule A, nor any right, title, interes t, estate, or eas ement in abutting streets, roads, avenues, alley s , lanes , way s , or waterway s , but this does not modify or limit the ex tent that a right of access to and from the Land is to be insured by the Policy. (b) “Mortgage”: A mortgage, deed of trus t, or other s ec urity ins trument, including one evidenced by electronic means authoriz ed by law.(c ) “Policy”: Eac h contrac t of title insurance, in a form adopted by the American Land Title Association, is s ued or to be issued by the Company pursuant to this Commitment. (d) “Proposed Insured”: Eac h person identified in Schedule A as the Propos ed Ins ured of each Policy to be issued purs uant to this Commitment.(e) “Proposed Policy Amount”: Eac h dollar amount specified in Schedule A as the Propos ed Polic y Amount of each Policy to be issued purs uant to this Commitment. (f) “Public Rec ords ”: Rec ords establis hed under s tate statutes at the Commitment Date for the purpose of imparting construc tive notice of matters relating to real property to purchasers for v alue and without Knowledge. (g) “Title”: The es tate or interest described in Sc hedule A.(h) the Notice;(a) the Commitment to Issue Policy;(b) the Commitment Conditions;(c ) Schedule A;(d) Schedule B, Part I—Requirements ; and(e) Schedule B, Part II—Ex c eptions; and(f) a counter-s ignature by the Company or its is s uing agent that may be in elec tronic form.(g) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s ac tual ex pens e incurred in the interv al between the Company’s deliv ery to the Propos ed Ins ured of the Commitment and the deliv ery of the amended Commitment, res ulting from the Propos ed Ins ured’s good faith relianc e to: (a) The Company s hall not be liable under Commitment Condition 5(a) if the Propos ed Ins ured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (b) The Company will only hav e liability under Commitment Condition 4 if the Propos ed Ins ured would not hav e incurred the ex pens e had the Commitment inc luded the added matter when the Commitment was first delivered to the Proposed Insured. (c ) The Company’s liability s hall not exceed the les s er of the Propos ed Ins ured’s actual expense inc urred in good faith and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Propos ed Polic y Amount. (d) P100 IV.A. 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT 7. IF THIS CO MMITMENT HAS BEEN ISSUED BY AN ISSUING AG ENT The issuing agent is the Company ’s agent only for the limited purpose of is s uing title ins uranc e commitments and polic ies . The is s uing agent is not the Company ’s agent for the purpose of prov iding closing or settlement s erv ic es . 8. PRO -FO RMA PO LICY The Company may provide, at the request of a Proposed Insured, a pro-forma policy illus trating the coverage that the Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma polic y is deliv ered to a Proposed Insured, nor is it a c ommitment to ins ure. 9. ARBITRATION The Polic y contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or less s hall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties. A Propos ed Ins ured may review a copy of the arbitration rules at http://www.alta.org/arbitration. IN WITNESS WHEREO F, Land Title Ins uranc e Corporation has c aus ed its corporate name and s eal to be affix ed by its duly authoriz ed officers on the date shown in Schedule A to be valid when counters igned by a validating officer or other authoriz ed signatory . Is s ued by : Land Title Guarantee Com pany 3033 Eas t First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 President Old Republic National Title Ins urance Company, a Stock Com pany 400 Sec ond Av enue South Minneapolis , Minnes ota 55401 (612)371-1111 Mark Bilbrey, Pres ident Rande Yeager, Sec retary This page is only a part of a 2016 ALTA® Commitment for Title Ins uranc e issued by Land Title Ins uranc e Corporation. This Commitment is not valid without the Notice; the Commitment to Is s ue Polic y ; the Commitment Conditions; Sc hedule A; Schedule B, Part I—Requirements ; and Sc hedule B, Part II—Exceptions ; and a counter-s ignature by the Company or its is s uing agent that may be in elec tronic form. Copyright 2006-2016 Americ an Land Title As s oc iation. All rights reserved. The use of this Form (or any derivativ e thereof) is restric ted to ALTA lic ens ees and ALTA members in good standing as of the date of us e. All other us es are prohibited. Reprinted under license from the American Land Title Association. The Company s hall not be liable for the content of the Transaction Identific ation Data, if any.(e) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Sc hedule B, Part I—Requirements hav e been met to the s atisfac tion of the Company. (f) In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g) Only a Propos ed Ins ured identified in Sc hedule A, and no other pers on, may make a claim under this Commitment.(a) Any c laim must be bas ed in c ontract and must be res tricted solely to the terms and prov is ions of this Commitment.(b) Until the Policy is issued, this Commitment, as last revised, is the ex c lus iv e and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior c ommitment negotiations , repres entations , and proposals of any kind, whether written or oral, ex pres s or implied, relating to the subject matter of this Commitment. (c ) The deletion or modification of any Schedule B, Part II—Ex c eption does not constitute an agreement or obligation to prov ide coverage bey ond the terms and prov is ions of this Commitment or the Policy. (d) Any amendment or endorsement to this Commitment must be in writing and authentic ated by a pers on authoriz ed by the Company.(e) When the Polic y is is s ued, all liability and obligation under this Commitment will end and the Company’s only liability will be under the Policy.(f) P101 IV.A. ATTACHMENT 6 P102 IV.A. ATTACHMENT 7 P103 IV.A. HYMAN AVENUEATTACHMENT 8 P104 IV.A. ATTACHMENT 9A P105 IV.A. P106 IV.A. P107 IV.A. P108 IV.A. P109 IV.A. P110 IV.A. P111 IV.A. P112 IV.A. P113 IV.A. P114 IV.A. P115 IV.A. P116 IV.A. P117 IV.A. P118 IV.A. P119 IV.A. P120 IV.A. P121 IV.A. P122 IV.A. P123 IV.A. P124 IV.A. P125 IV.A. P126 IV.A. P127 IV.A. P128 IV.A. ATTACHMENT 9B P129 IV.A. P130 IV.A. P131 IV.A. P132 IV.A. P133 IV.A. P134 IV.A. P135 IV.A. P136 IV.A. P137 IV.A. P138 IV.A. P139 IV.A. P140 IV.A. P141 IV.A. P142 IV.A. P143 IV.A. P144 IV.A. P145 IV.A. P146 IV.A. P147 IV.A. P148 IV.A. P149 IV.A. P150 IV.A. P151 IV.A. P152 IV.A. P153 IV.A. P154 IV.A. P155 IV.A. P156 IV.A. P157 IV.A. P158 IV.A. P159 IV.A. P160 IV.A. P161 IV.A. P162 IV.A. P163 IV.A. P164 IV.A. P165 IV.A. P166 IV.A. P167 IV.A. P168 IV.A. P169 IV.A. P170 IV.A. P171 IV.A. P172 IV.A. P173 IV.A. P174 IV.A. P175 IV.A. P176 IV.A. P177 IV.A. P178 IV.A. P179 IV.A. P180 IV.A. P181 IV.A. ATTACHMENT 9C P182 IV.A. P183 IV.A. ATTACHMENT 9D P184 IV.A. P185 IV.A. SIDEWALK HEATERS SPEAKERS SIDEWALK HEATERS SIDEWALK EAST HYMAN AVE.CLARK'S ASPEN 517 E. HYMAN AVE. BENTON BUILDING 521 E. HYMAN AVE. UITE CITY ANEX 505 E. HYMAN AVE. SIDEWALK DINING TABLES Scale: Date: 1/8" = 1'-0" H-1 SITE PLAN CLARK'S ASPEN 01/23/19 NORTH ATTACHMENT 10 P186IV.A. HEATERS COPPER GUTTER WOOD SHAKE ROOF WOOD DOUBLE HUNG WINDOWS VERTICAL SIDING WOOD PLANTER BOXES APPLIED RAIL SLATS HEAVY TIMBER POSTS WOOD SHROUD ON SPEAKER Scale: Date: 1/4" = 1'-0" H-2 NORTH ELEVATION CLARK'S ASPEN 01/23/19P187IV.A. Scale: Date: H-3 STREET FRONT PERSPECTIVE CLARK'S ASPEN 01/23/19 SIDEWALK HEATERS WOOD SHROUD ON SPEAKER VERTICAL SIDING WOOD SHAKE ROOF COPPER GUTTER WOOD DOUBLE HUNG WINDOWS WOOD PLANTER BOXES APPLIED RAIL SLATS HEAVY TIMBER POSTS SIDEWALK SEATINGP188 IV.A. SIDEWALK HEATERS COPPER GUTTER WOOD SHAKE ROOF WOOD DOUBLE HUNG WINDOWS VERTICAL SIDING WOOD PLANTER BOXES APPLIED RAIL SLATS HEAVY TIMBER POSTS WOOD SHROUD ON SPEAKER Scale: Date: 1/4" = 1'-0" H-4 STREET FRONT PHOTO CLARK'S ASPEN 01/23/19P189IV.A. 7' - 5 1/4"0' - 10 1/4" 0' - 7 1/4" PROPOSED HEATERS EXISTING FASCIA W/ GUTTER EXIISTING WALL MOUNTED PLANTERS SIDEWALKSTREET CURB PROPOSED SEATING Scale: Date: 3/4" = 1'-0" H-6 FACADE SECTION CLARK'S ASPEN 04/04/19P190 IV.A. TUNGSTEN SMART-HEAT™ ELECTRIC Our Tungsten Smart-Heat™ Electric series offers high performance radiant heating to outdoor and semi-enclosed spaces alike, with an industrial design style. It also boasts a high-temperature coating to suit all environments. With a stainless-steel construction, its durable element will emit a soft red glow to create a warm ambience in your space. ATTACHMENT 10E P191IV.A. TUNGSTEN SMART-HEAT™ ELECTRIC 2000W & 4000W 2000W & 3000W 2000W & 4000W 2000W & 4000W 2000W & 3000W 4000W & 6000W 3000W & 6000W 4000W & 6000W 3000W & 6000W 3000W & 6000W PRODUCT MEASUREMENTS BRACKET MEASUREMENTS CEILING POLE SUSPENSION CLEARANCE CEILING & WALL CLEARANCE 4000W & 6000W CEILING & WALL CLEARANCE 2000W & 3000W CEILING RECESS FRAME CEILING RECESS 2000 SERIES 3000 SERIES 4000 SERIES 6000 SERIES ELECTRIC ELECTRIC ELECTRIC ELECTRIC BLACK | WHITE BLACK | WHITE BLACK | WHITE BLACK | WHITE 65FT2 100FT2 130FT2 160FT2 230 - 240V/8.3A 230 - 240V/12.5A 230 - 240V/16.6A 230 - 240V/25A WALL 72” | CEILING 96” WALL 72” | CEILING 96” XXXX XXXX XXXX X X X X –––– XXXX XXXX XXXX MINIMUM CEILING CAVITY Measurements displayed within this catalogue are minimum requirements for installation. Bromic takes no responsibility for incorrect or non-compliant installations. All measurement in this catalogue are displayed in ft and inches. * Control up to six zones of heaters with unlimited heaters per zone from a single control. Works only with dimming controllers. Control operates within 100 ft. of heaters **Minimum Mounting hight to ground for Canada - 96” (8’) MODEL NUMBER FUEL TYPE COLOR HEAT AREA RATED CURRENT MINIMUM FLOOR CLEARANCE** MOUNTING OPTIONS CEILING MOUNT WALL MOUNT RECESSED | FLUSH MOUNT CEILING POLE MOUNT FREESTANDING CONTROL OPTIONS ON | OFF DIMMER MASTER REMOTE* 6000 SERIES BLACK X X P192IV.A. ATTACHMENT 10FWOOD SHROUDS ONFUNCITONINGSPEAKERSP193 IV.A. FUNCTIONING SPEAKERSBEHIND WOOD SHROUD P194 IV.A. BLACK SPEAKERS INSTALLED ON COWENHOVEN BLDG. P195 IV.A. BALCK SPEAKERS INSTALLEDON 217 S. GALENA P196 IV.A. Page 1 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Kevin Rayes, Planner THROUGH: Amy Simon, Historic Preservation Officer MEETING DATE: April 10, 2019 RE: 302 E. Hopkins Avenue– Minor Development Review, PUBLIC HEARING APPLICANT /OWNER: Hillstone Restaurant Group 147 South Beverly Drive, Beverly Hills, CA 90212 REPRESENTATIVE: Bendon Adams LOCATION: Street Address: 302 East Hopkins Avenue Legal Description: Lot K, Block 80, City and Townsite of Aspen, CO Parcel Identification Number: PID# 2737-073-29-005 CURRENT ZONING & USE CC, Commercial Core, Restaurant uses PROPOSED LAND USE: No change SUMMARY: The applicant requests approval for existing artificial grass that was installed in the front yard of 302 E. Hopkins in 2015 without HPC review. Additionally, the applicant proposes relocating gas utility meters that currently exist within the rear trash areas of 302 and 304 E. Hopkins. During the Conceptual review for the new development proposed at 304 E. Hopkins, the applicant worked with Environmental Health to create a shared trash and recycling area for the abutting properties. The shared area is equal to what each site should provide individually but it was agreed that some efficiency was possible. It has since been determined by the applicant that the trash area cannot accommodate gas utility meters due to the mobility of the gas company to access them. The applicant requests approval to expose the meters at the rear of 302 between the non-historic addition and the historic shed. STAFF RECOMMENDATION: Staff does not find that the synthetic grass meets the HPC design guidelines or Commercial Design Guidelines. Staff recommends the applicant either re-install natural grass or work with staff to determine an alternative plant material that can be used in the area. Staff does not find that the proposed location of the utility meters meets the HPC design guidelines, Commercial Design Guidelines or the Land Use Code. Staff recommends the applicant find an alternative location for the utility meters that does not impact the integrity of the surrounding historic resources. Site Locator Map: 302/304 E. Hopkins Ave. 302 304 P197 IV.B. Page 2 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 302 E. Hopkins is a 3,000 square foot corner lot located within the Commercial Core Historic District. Built in 1883, the designated miner’s cottage on the site houses Hillstone Restaurant Group’s White House Tavern Restaurant. The cottage is one of the oldest remaining structures in town and has been used for both commercial and residential purposes over time. Due to its steeply pitched roof and decorative trim on the front façade, the architecture is considered the only “Carpenter Gothic” style in Aspen. The building is relatively unaltered, except for the non-historic addition at the rear. Historic Sanborn maps depict the accessory structure at the rear of the property. Historic photographs show that various natural softscape features have existed on the remainder of the lot over time. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approval: • Minor Development (Section 26.415.070.C) for permanent installation of synthetic grass in the front yard; and installation of free-standing utility meters at the rear of the property, between the one story shed and the non-historic addition. The Historic Preservation Commission (HPC) is the final review authority. This review is not subject to Call Up Notice to City Council. STAFF COMMENTS: In 2015, the property owners replaced the natural grass in the front yard of 302 with artificial turf due to maintenance issues related to human and pet impacts. The owners were unaware that HPC approval was required for artificial grass and enforcement was never initiated by the city. Given that HPC is reviewing the placement of utility meters on the property, staff feels it is appropriate to address the synthetic turf at the same time. Staff finds that the synthetic grass in this highly visible location does not meet HPC design guidelines 1.11, 1.12, 1.24 and 1.25, along with Commercial Design Guideline 1.3. Staff’s primary concerns with the proposal is that natural, authentic materials are preferred in all aspects of the built environment 1980 1991 2000 E. Hopkins Ave. P198 IV.B. Page 3 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com downtown and synthetic grass does not respect this tradition. Staff recommends that natural grass be installed again, or that the applicant propose an alternative natural plant material for review. In 2018, the Hillstone Restaurant Group received Conceptual approval to redevelop 304 E. Hopkins (the property next door to 302 E. Hopkins) via Resolution No. 15, Series of 2018. Resolution 15 included several conditions to be addressed prior to Final HPC Review, including approval from Environmental Health for a shared trash area serving both 302 and 304. Utility meters were depicted in the trash room as part of the plans that Environmental Health reviewed and later approved. However, given that the trash area would be accessed through a garage, Black Hills Energy has determined that the gas utility meters could not be placed within that area as they would need to be accessible from the outside of the building. Alternative locations were considered along the alley but would require a smaller trash room which would void the approval from Environmental Health or would require the applicant to redesign some aspect of the rear of the new building. Ultimately, the applicant landed on relocating the utility meters at the rear of the non-historic addition of the primary dwelling and the historic shed at 302 E. Hopkins. The proposed location would consist of a free- standing unit setback approximately 5 feet from the property line. Snowmelt infrastructure, including heat tape and snow guards would be installed on the roof of the shed to protect the utility meter location. The Building Department has expressed concern regarding the proposed location of the gas meters. Although the snowmelt and snow guards may mitigate snowfall impacts, the placement of the utility meters below a sloped roof is inconsistent with best practices and violates Building Code regulations. The Building Department has expressed concern regarding the proposed location as the meters should be protected from a roof overhang above. Additionally, the Building Code prescribes a 3-foot buffer between the location of a gas meter and any openings into the building. A window exists along the façade of the historic shed close to where the utility meters would be placed. Additional review and coordination will be necessary between the Building Department and Black Hills Energy to ensure meter placement meets the requirements of both entities. Stock photo of proposed heat tape Proposed location of gas utility meters Proposed turf Stock photo of proposed snow guards P199 IV.B. Page 4 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Staff finds that the proposed location of the gas utility meters does not meet HPC guidelines 8.1 or 12.4. HPC guideline 8.1 states that when treating a historic secondary building, its character-defining features must be respected, including materials, windows and architectural details. Staff feels the proposed location of the utility meters will crowd the historic shed’s defining features as the meters will obstruct the view of the side wall and window. The necessary snowmelt equipment will detract from the historic integrity of the roof of the shed as well. The visual impact of utilitarian areas in the downtown core should be minimized; HPC guideline 12.4 explicitly limits the placement of mechanical equipment on a building to an alley façade. Additionally, Land Use Code Section 26.575.020.E.5.n, Allowed Projections into Setbacks states that mechanical equipment is prohibited between any lot line adjacent to a street and any structure. Again, this regulation is intended to reduce the visual impact of mechanical equipment as viewed from the public right-of-way and from surrounding properties. Lastly, the Commercial Design Standards and Guidelines 1.30 and 1.31 state that mechanical equipment must be accommodated internally within a building or co-located on the roof and grouped discreetly to minimize the visual impacts of these features. REFERRAL COMMENTS: The application was referred out to other City departments to preliminarily identify requirements that may affect permit review. The following is a summary of comments received. Follow-up on these comments is needed. Building: 1. Prior to issuing a building permit, the Black Hills Energy must provide written approval and the Building Department must approve the location of utility meters under a sloped roof. The Building Department also requires drawings showing a 3-foot clearance between the meters and any building openings as well as where gas lines will be routed to service the meters. Engineering: 1. Engineering accepts the artificial grass but if the turf is replaced with an alternative softscape in the future, Engineering will need to review the chosen material. P200 IV.B. Page 5 of 5 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com RECOMMENDATION: Staff recommends the Historic Preservation Commission deny the request for permanent installation of the synthetic grass. Natural grass should be installed again, or the applicant should propose an alternative natural plant material in the front yard for review and approval by staff and monitor or the full board. Staff recommends denial for the relocation of the utility meters between the historic shed and the rear of the building at 302. The applicant should consult the appropriate entities to identify an alternative location to place the meters without impacting the historic integrity of 302 E. Hopkins. Staff has drafted a resolution of approval, should HPC find the proposed to be appropriate. Staff recommends HPC vote against this resolution. ATTACHMENTS: Resolution #____, Series of 2019 Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings Exhibit B – Application P201 IV.B. HPC Resolution #__, Series of 2019 Page 1 of 2 RESOLUTION #__, SERIES OF 2019 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING MINOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 302 E. HOPKINS AVENUE, LEGALLY DESCRIBED AS, LOT K, BLOCK 80, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2737-073-29-005 WHEREAS, the applicant, Hillstone Restaurant Group, a Delaware corporation, (“Hillstone”), represented by Bendon Adams, has requested HPC approval for Minor Development for the property located at 302 E. Hopkins Avenue, legally described as Lot K, Block 80, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review”; and WHEREAS, for Minor Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.C.3.b of the Municipal Code, and other applicable Code Sections. 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; and WHEREAS, Kevin Rayes, in his staff report recommended HPC deny the application as proposed and, WHEREAS, HPC reviewed the project on April 10, 2019. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: Section 1: Minor Development Review HPC hereby approves Minor Development for 302 E. Hopkins Avenue for the installation of synthetic turf in the front yard of the property and the relocation of gas utility meters between the historic shed and the rear of the non-historic addition with the following conditions: 1. Staff and monitor must review and approve the proposed snow guards on the 302 E. Hopkins shed. 2. The Building Department requires written approval from Black Hills Energy for the relocation of the gas utility meters and requires drawings showing the clearance surrounding the meters and where the gas lines will be routed to service the meters. P202 IV.B. HPC Resolution #__, Series of 2019 Page 2 of 2 3. At such time that the existing artificial turf requires replacement, HPC staff and Engineering must review and approve the new product. Section 2: Material Representations 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 Community Development Department, the Historic Preservation Commission, or the Aspen 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 other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution 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 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the _____ day of _______, 2019. Approved as to Form: _________________________________________________________________ Andrea Bryan, Assistant City Attorney Approved as to Content: _________________________________________________________ Gretchen Greenwood, Chair ATTEST: _________________________________________________________________ Nicole Henning, Deputy City Clerk P203 IV.B. Page 1 of 7 Exhibit A Design Guidelines Staff Findings 26.415.070 No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. 26.415.070.C. Certificate of appropriateness for a minor development. 3. The procedures for the review of minor development projects are as follows: a) The Community Development Director will review the application materials and if they are determined to be complete, schedule a public hearing before the HPC. The subject property shall be posted pursuant to Paragraph 26.304.060.E.3.b. b) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. c) The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. d) The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. P204 IV.B. Page 2 of 7 Relevant Design Guidelines: Historic Preservation Design Guidelines 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. P205 IV.B. Page 3 of 7 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is over-textured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. P206 IV.B. Page 4 of 7 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. 1.25 New development on these sites should respect the historic design of t he landscape and its built features. • Do not add features that damage the integrity of the historic landscape. • Maintain the existing pattern of setbacks and siting of structures. • Maintain the historic relationship of the built landscape to natural features on the site. P207 IV.B. Page 5 of 7 • All additions to these landscapes must be clearly identifiable as recent work. • New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. • Avoid installing utility trenches in cultural landscapes if possible. 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. • All new construction must comply completely with the International Building Code (IBC) for accessibility. Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet accessibility standards. Commercial Design Guidelines 1.3 Landscape elements (both hardscape and softscape) should complement the surrounding context, support the street scene, and enhance the architecture of the building. • This applies to landscape located both on-site and in the public right-of-way. • High quality and durable materials should be used. • Early in the design process, consider stormwater best management practices as an integral part of the landscape design process. STAFF RESPONSE: Staff’s primary concern with the proposal is that natural, authentic materials are preferred in all aspects of the built environment downtown, and the synthetic grass does not respect this tradition. Grass has been part of the front yard landscape on this site for decades. Historic Preservation Guidelines 1.12, 1.24 and 1.25 all indicate that simple, historically appropriate landscape should be installed around landmarked structures. New planting is to be species that were used historically or species of similar attributes. St aff finds the permanently green synthetic turf to be an obvious artificial element of the landscape and therefore inappropriate. Commercial Design Guideline 1.3 is also applicable to this project and is not met, in particular in terms of being consistent w ith the surrounding context. The applicant may propose an alternative natural softscape option that would require less maintenance while still respecting the historic character of the front yard for consideration by staff and monitor, or the full board. P208 IV.B. Page 6 of 7 Relevant Design Guidelines: Historic Preservation Design Guidelines 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their v isual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. P209 IV.B. Page 7 of 7 • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds. • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Commercial Design Standards and Guidelines 1.30 Mechanical equipment, ducts, and vents shall be accommodated internally within the building and/or co-located on the roof. • Screen rooftop mechanical equipment and venting with a low fence or recess behind a parapet wall to minimize visual impacts. 1.31 Minimize visual impacts of utility connections and service boxes. • Group and discretely locate these features. • Use screening and materials that compliment the architecture. Land Use Code Standards 26.575.020.E.5.n, Allowed Projections into Setbacks- Heating and air conditioning equipment and similar mechanical equipment shall have the following requirements: • Prohibited between any lot line adjacent to a street and any structure; and • Shall be located at least double the minimum setback for a primary structure from any lot line adjacent to a street; and • If visible from the street, these features shall be screened in accordance with Section 26.575.050, Fences; and • If located within a setback not adjacent to a street, these features shall not exceed thirty inches above or below finished grade. These features may be up to thirty inches above or below finished grade simultaneously. STAFF RESPONSE: Staff’s primary concern is the negative aesthetic impact the proposed location of the utility meters will cause in this highly trafficked and visible location. Historic Preservation Guideline 8.1, Commercial Design Standards and Guidelines 1.30 and 1.31 and Land Use Code Section 26.575.020.E.5.n, Allowed Projections into Setbacks are all clear that mechanical equipment should be placed in a discrete location and screened, especially in the downtown core. The proposed location of the gas meters will be visible from the sidewalk and street and will obstruct the view of the rear window and side wall of the shed, ultimately retracting from its historic integrity. Given prior conversations with both the applicant and Environmental Health, staff was under the impression that the approved trash enclosure area would accommodate the utility meters. Staff feels the applicant should redesign to accommodate the utility meters to be located on the site the meter services. P210 IV.B. 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM Community Development Department c/o Amy Simon, Historic Preservation Officer 130 S. Galena Street Aspen, CO 81611 March 20, 2019 Re: Minor Development Application for 302 East Hopkins Avenue Dear Amy, Please accept this application for Minor Development at 302 East Hopkins Avenue (Lot K, Block 80 City and Townsite of Aspen, Parcel ID 2737-073-29-005). The Hillstone Restaurant Group requests approval to place a free-standing utility meter at the rear of the property, to install a doorway in the non-historic addition to provide access to trash and recycling at 304, and for artificial grass in the front yard where natural grass will not grow due to human and dog impacts in that area. The owners did not realize that HPC approval was required for artificial grass, which was installed in 2015, and enforcement was never initiated by the City. The small size of both 302 and 304, and standardized City requirements for utilities, trash, recycle, storm water, and on- property access, pushed Hillstone to propose solutions that meet City requirements by sharing space between 302 and 304. The previously approved trash at 302 Hopkins proved to be inadequate and Hillstone worked with the Environmental Health Department to combine the trash area at 302 with 304 to provide adequate trash and recycle service. Access to the trash room at 302 was not on property and did not meet the Land Use Code. The shared trash area, which is approved by Environmental Health, is accessed on the 304 property through a proposed passageway that connects 302 and 304. The utility meter for 302 is currently on the 304 property in the trash room. The utility meters within the trash area creates challenges to meet an already cramped trash area. Free-standing gas utility meters for both 302 and 304 are proposed between the one story shed and the non-historic addition on the 302 property in a location that does not visually impact the street scene or the historic shed. Figure 1: Site plan showing location of grass at 302 (green) and free standing utility meter (orange) 1P211 IV.B. Figure 2 – 3: Existing conditions with artificial grass. Figure 4: Natural grass installed -note the dead grass from dogs around the fence area. 2P212 IV.B. Applicable Historic Preservation Design Guidelines (HP) and Commercial Design Standards and Guidelines (CDS) are addressed below. HP 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. Response – The artificial grass provides positive open space in the front yard which supports and complements the historic building. HP 1.12 Provide an appropriate context for historic structures. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. Response – There are a limited number of historic residential structures located within the Commercial Core Historic District. Most of these landmarks, that were originally residential, have minimal front yard setbacks that are filled with plants. 302 East Hopkins has a generous front yard setback of just over 9 feet and simple landscaping that does not distract from the distinct carpenter gothic style architecture. The proposed artificial grass is located in ‘Zone A’ and does not obscure architectural defining features of the landmark. Natural grass was originally installed but became an eyesore from dog impacts and from foot traffic while patrons congregated in the front yard area waiting to be seated. Rather than install furniture or fencing to prevent access to the front yard, that would disrupt the relationship of the historic landmark to the landscape, artificial grass is an appropriate solution. HP 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed, replace it with the same or similar species. 3P213 IV.B. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. Response – Significant landscaping is not proposed to change. HP 4.5 Adding new doors on a historic building is generally not allowed. • Place new doors in any proposed addition rather than altering the historic resource. • Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. • A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. • Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. Response – The proposed opening is located in the non-historic addition of 302 and will not be visible from the street. The Commercial Core Historic District has zero foot setbacks and both 302 and 304 are built to their shared property line. An opening between trash areas is also proposed, but the trash area is not historic. HP 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. 4P214 IV.B. Response – The proposed utility gas meters are freestanding and located between the little alley shed building and the new construction. Snow guards and snow melt are proposed on the shed building to address snow shedding from the roof onto the utility meters. Figure 5: Location of proposed gas meters, setback 5 feet from property line. Figure 6: Elevation detail of proposed meters. Figure 7: Photograph of space between the shed and new addition. 5P215 IV.B. CDS 1.3 Landscape elements (both hardscape and softscape) should complement the surrounding context, support the street scene, and enhance the architecture of the building. • This applies to landscape located both on-site and in the public right of way. • High quality and durable materials should be used. • Early in the design process, consider stormwater best management practices as an integral part of the landscape design process. Response – The mix of soft and hard scape elements around the restaurant support the landmark and the street scene. The challenge with keeping the grass alive in a heavy traffic area resulted in the installation of artificial grass. CDS 1.30 Minimize the visual impacts of utility connections and service boxes. • Group and discreetly locate these features. • Use screening and materials that compliment that architecture. Response – The utility meters are setback 5 feet from the property line, tucked between two buildings, and will barely be visible from the street. This location has been approved by Black Hills Energy. Figure 8: Detail of existing shared gas meters on 304, proposed to be relocated to 302. Figure 9: Alley elevation of 304 (left) and 302 (right). Arrow points to the wall with shared gas meters. 6P216 IV.B. Please do not hesitate to contact me with any questions or additional information you may need to complete your review. Sincerely, Sara Adams, AICP BendonAdams sara@bendonadams.com 970-925-2855 Exhibits: A – Land use application B – Vicinity Map C – Authorization to Represent D – Preapplication summary E – Proof of ownership F – Agreement to Pay G – HOA form H – Drawings and supplemental information 7P217 IV.B. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split 302 East Hopkins Avenue 302 East Hopkins Avenue, Lot K, Block 80, City and Townsite of Aspen, CO 2737-073-29-005 Hillstone Restaurant Group, c/o Matthias Lenz 147 South Beverly Drive, Beverly Hills, CA 90212 310-385-0333 matthias.lenz@hillstone.com BendonAdams, Sara Adams 300 So. Spring Street, #202, Aspen CO 81611 970-925-2855 sara@bendonadams.com free standing gas meter, doorway opening in non-historic addition, artificial grass EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) Mixed use building. _______________________________________________________________________________________________________ PROPOSAL: (description of proposed buldings, uses, modifications, etc.) ________________________________________________________________________________________________________ exhibit A 8P218 IV.B. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO  Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?  Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?  Do you plan other future changes or improvements that could be reviewed at this time?  In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?  If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.)  If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Conservation Easement Program  Dimensional Variances  Increased Density  Historic Landmark Lot Split  Waiver of Park Dedication Fees  Conditional Uses  Tax Credits  Exemption from Growth Management Quota System 9P219 IV.B. 400 404 406 415413 411 315 319 107 105 103 101 316 112 106 119 317 117 234230 220 214 303 309 308 302 301 304 325 107 105 111 400 310 330 306 229 231 233 227 221 101 103 302 E. Hopkins - Vicinity Map Parcel Boundary 3/20/2019, 11:26:28 AM 0 0.01 0.020.01 mi 0 0.02 0.040.01 km 1:1,128 CityofAspenGIS; City of Aspen Community Development | The CityofAspen GIS Department presents the information on this website as a service to the public. Every effort has been made to ensure that the information is accurate. The CityofAspen GIS Department exhibit B 10P220 IV.B. exhibit C11P221IV.B. PRE-APPLICATION CONFERENCE SUMMARY DATE: March 13, 2019 PLANNER: Amy Simon, amy.simon@cityofaspen.com PROJECT NAME AND ADDRESS: 302 E. Hopkins Avenue REPRESENTATIVE: BendonAdams DESCRIPTION: 302 E. Hopkins is owned by the Hillstone Group, restauranteurs who also own the immediately adjacent property at 304 E. Hopkins. 304 E. Hopkins is currently in the HPC review process for a total redevelopment of the site. Some related modifications of the 302 property are proposed, namely creating an opening in the west wall of 302 to link the kitchens in the two buildings together, and the placement of some utility meters that cannot be accommodated at 304 on the 302 site. The modifications to 302 E. Hopkins have been determined to exceed the scope allowed for an Administrative review and require the submission of a Minor Development application. In particular, the installation of exposed utility equipment for the benefit of an adjacent property should be evaluated by the Historic Preservation Commission. This application must also address an outstanding enforcement issue that the Planning Office has not previously communicated to the property owner, which is review and permitting for the synthetic grass that appears to have been installed in front of the historic resource. A determination is needed as to whether or not this material can remain in place, based on HPC and Commercial design guidelines and concerns of other City Departments, such as Engineering and Parks. This review will be a one-step hearing, meaning that all details of the proposal will be presented to HPC in one application. Staff hopes to schedule 302 E. Hopkins Minor review at the same hearing as 304 E. Hopkins Final review. Staff will evaluate this Minor review application and make a recommendation to HPC, based on the Historic Preservation Design Guidelines. HPC will make a decision to approve, approve with conditions, or deny the proposal. Below are links to relevant documents and a list of information needed to submit an application. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.415.070.C Development involving designated historic property or property within a historic district, Certificate of Appropriateness for a minor development 26.410.140 CC, Commercial Core Zone District exhibit D 12P222 IV.B. For your convenience – links to the Land Use Application and Land Use Code are below: Historic Preservation Design Guidelines Commercial, Lodging and Historic District Design Standards and Guidelines Historic Preservation Land Use Application Packet Land Use Code REVIEW BY: • Staff for Complete Application • Historic Preservation Commission for decision PUBLIC HEARING: Yes PLANNING FEES: $1,300 Deposit for 4 hours of staff time (additional/lesser hours will be billed/refunded at a rate of $325/hr.) REFERRAL FEES: No, however staff will seek referral comments from Building, Engineering, Zoning and Parks regarding any relevant code requirements or considerations. TOTAL DEPOSIT: $1,300 APPLICATION CHECKLIST – These items should first be submitted in a paper copy.  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached to Application)  A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements, proximity to any preserved view planes, and predominant site characteristics. 13P223 IV.B.  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property.  Scaled drawings of the proposed work and its relationship to the designated building.  An accurate representation of all building and landscape materials to be used in the development.  Photographs and other exhibits, as needed, to accurately depict location, extend and design of proposed work. Once the application is deemed complete by staff, the applicant/applicant’s representative will receive an e-mail requesting submission of an electronic copy of the complete application and the deposit. Once the deposit is received, the case will be assigned to a planner and the land use review will begin. During review of the case, additional items may be requested. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 14P224 IV.B. exhibit E 15P225 IV.B. 16P226 IV.B. 17P227 IV.B. 18P228 IV.B. exhibit F 19P229 IV.B. exhibit G20P230IV.B. EAST HOPKINS AVE SOUTH MONARCH STREET302 E HOPKINSAVENUE308 E HOPKINSAVENUEALLEY BLOCK 80304 E HOPKINSAVENUESCALEPROPOSED SITE PLAN013/16"=1'-0"SITE PLAN KEYNOTES:SITE PLAN NOTES:1. REFER TO SHEET A-0.00 FOR GENERAL INFORMATION ANDABBREVIATIONS.2. ALL DIMENSIONS ARE TO FACE OF FINISH, UNLESS OTHERWISENOTED.3. UNLESS OTHERWISE INDICATED, ALL SURFACES ARENON-PERMEABLE.01SKYLIGHT021903040505FIREPLACE VENTEDGE OF ROOF CANOPY AT ENTRY PATIO BELOWPATIO BELOW - REFER TO SHEET A-2.00PROPERTY LINE, REFER TO SURVEY10'-6"CL OF ALLEY5'-212"6'-4"6'-712"24LEGEND:EXISTING BUILDING TO REMAIN - 302 EHOPKINSEXISTING BUILDING, NOT IN SCOPEARTIFICIAL TURF LOCATIONSNOW RETENTION TABS AND HEAT TAPE06AIR HANDLER UNIT (82 14" x 79" x 44"H)07MAKE-UP AIR UNIT (172" x 37 38" x 57"H)08KITCHEN HOOD EXHAUST FAN09NOT USED10NOT USED11REMOTE CONDENSERS SERVING REFRIGERATION EQUIPMENT12PROPOSED TRASH ROOM AT ALLEY LEVEL. SEE A10.00 FORELEVATION13HEAT TAPE SHALL BE PROVIDED AT CANOPY FOR SNOWMELTING PURPOSES14NOT USED15ROOF LADDER16STAIR TO BASEMENT TENANT SPACE BELOW17EDGE OF EXISTING ALLEY18STRIP / UP LIGHT, REFER TO A-2.00 FOR LIGHTINGSPECIFICATIONS19NEW GAS METER LOCATION20NEW SNOW RETENTION TABS AND HEAT TAPE AT EXISTINGROOF EDGES21FIRE DEPARTMENT CONNECTION AT LOW BRICK WALL22PROVIDE SNOW MELT HEAT TAPE SURROUNDING ALL ROOFDRAINS23LOCATION OF ARTIFICIAL TURF232305221217101515150606222202010101010807131824PLANTER BOX0403208'-5"16'-8"16'-8"4'-8"01112'-1"3'-8"2'-1"012525PHOTOVOLTAIC PANEL LOCATION - MOUNTED 2'-0" ABOVEROOF SURFACE WITH 7.5 DEGREE PITCH5'-0" FROM PL D R A F TNOT FOR CONSTRUCTIONDATE834 S. Broadway, Los Angeles, CA 90014T. 310.486.9328 www.kevin-tsai.comISSUE DESCRIPTION#architects stampHPC SUBMITTAL REVISIONSAll designs, ideas, arrangements and plans indicated by thesedrawings and specifications are the property and copyright of theARCHITECT and shall neither be used on any other work nor beused by any other person for any use whatsoever without writtenpermission. Written dimensions shall take precedence overscaled dimensions and shall be verified at the job site. Anydimensional discrepancy shall be brought to the attention of theARCHITECT prior to the commencement of work.consultant01KTAKevin Tsai Architecture03/20/2019304 EAST HOPKINS AVENUEASPEN, CO 81611JOB NO:DRAWN BY:PIC/PM:19-03DRAWING TITLE:PROJECT TITLE:STAFFWS/GYHILLSTONE - ASPENSHEET:SCALE:A1.003/18"=1'-0"SITE PLAN21P231IV.B. BKBKAABGROUND FLOOR PLAN1/4" = 1'-0"A-2.00HILLSTONE - ASPEN 304 EAST HOPKINS AVENUE ASPEN, CO 81611ISSUE DATE AND DESCRIPTIONfleetwood fernandez reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced in any manner or assigned to any third party without first obtaining the written consent of fleetwood fernandez.LEGENDSHEET NOTESKEY NOTESABKBCDP232IV.B. ELEVATION GENERAL NOTES:1. REFER TO SHEET A-0.00 FOR GENERAL INFORMATION ANDABBREVIATIONS.2. REFER TO SHEET A-10.02 FOR PHOTOGRAPHS OF MATERIALSSHOWN ON KEYNOTE REFERENCES BELOW.SCALEEXTERIOR ELEVATION - WEST011/4"=1'-0"ELEVATION KEYNOTES:01PROPERTY LINE, REFER TO SURVEY02PRECAST CONCRETE CAP STONE/LINTEL/SILL,SEE (05/A10.02)03WALL BRICK - RED, SEE (01/A10.02)04PTD. FIBERGLASS CANOPY EDGE TRIM, SEE (03/A10.02)05LIGHT FIXTURE AS SCHEDULED, REFER TO SHEET A2.0006ENTRANCE TO SECOND TIER COMMERCIAL SPACE ATBASEMENT07WINDOWS - POWDERCOAT STEEL, SEE (03/A10.02)08DOOR - WALNUT FLAT GRAIN W/ GLASS INSERTS,SEE (04/A10.02)10RECESSED BRICK DETAIL09PIVOTING TEAK LOUVER SCREEN, SEE (13/A10.02) AND(14/A10.02)11ENTRANCE TO VESTIBULE WITH ACCESS TO RESTAURANTAND SECOND TIER COMMERCIAL SPACE12ROLL DOWN DOOR, SEE (07/A10.02)13ENTRY FLOORING, POURED IN PLACE CONCRETE WITHEXPOSED AGGREGATE14HANDRAIL - NAVAL BRASS, SEE (06/A10.02)15PTD. STEEL ROOF LADDER16SOLDIER COURSE BRICK DETAIL17PLANTER BOX, SPECIES - VINCA MINOR, SEE (08/A10.02)18NEW FIRE DEPARTMENT CONNECTION1920NEW GAS METER LOCATION (SHARED WITH 302 E HOPKINS)21NEW SNOW RETENTION TABS AND HEAT TAPE AT EXISTINGROOF EDGEST.O. PLYWD.EL. 100'-0"T.O. CHIMNEYEL. 121'-0 1/4"T.O. KITCHEN CEILINGEL. 108'-1 3/4"T.O. PARAPETEL. 115'-9 3/4"PEAK OF ROOFEL. 118'-7"8'-1 3/4" 21'-0 5/16"T.O. ROOFEL. 111'-7 3/4"3'-6"4'-2"T.O. WALKEL. 97'-7 3/4"2'-3 1/4" 18'-7" ALLEY MONARCH STREETHOPKINS AVENUE PROPERTY LINE28'-0" - ZONE DISTRICT HEIGHT RESTRICTION PER 26.710.140 (D)18'-11 1/2" PROPERTY LINE 5'-0"2'-0"CLR.WALNUT WOOD SLATS, SEE (04/A10.02)D R A F TNOT FOR CONSTRUCTIONDATE834 S. Broadway, Los Angeles, CA 90014T. 310.486.9328 www.kevin-tsai.comISSUE DESCRIPTION#architects stampHPC SUBMITTAL REVISIONSAll designs, ideas, arrangements and plans indicated by thesedrawings and specifications are the property and copyright of theARCHITECT and shall neither be used on any other work nor beused by any other person for any use whatsoever without writtenpermission. Written dimensions shall take precedence overscaled dimensions and shall be verified at the job site. Anydimensional discrepancy shall be brought to the attention of theARCHITECT prior to the commencement of work.consultant01KTAKevin Tsai Architecture03/20/2019304 EAST HOPKINS AVENUEASPEN, CO 81611JOB NO:DRAWN BY:PIC/PM:19-03DRAWING TITLE:PROJECT TITLE:STAFFWS/GYHILLSTONE - ASPENSHEET:SCALE:A10.011/4"=1'-0"ELEVATIONSEXTERIOR22P233IV.B. 23P234 IV.B. Page 1 of 4 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer MEETING DATE: April 10, 2019 RE: 304 E. Hopkins Avenue- Final Major Development Review, Final Commercial Design Review, PUBLIC HEARING APPLICANT /OWNER: Hillstone Restaurant Group REPRESENTATIVE: BendonAdams LOCATION: Street Address: 304 E. Hopkins Avenue Legal Description: Units 1-5, the Seguin Building Condominiums, City and Townsite of Aspen, Colorado Parcel Identification Number(s): 2737-073-75-001 to -005, 2737-073-75-800 CURRENT ZONING & USE Commercial Core (CC) Commercial space and 2 studio affordable housing units PROPOSED LAND USE: Commercial SUMMARY: The Applicant requests HPC final approval to demolish the existing development and construct a new one story commercial building with full basement. STAFF RECOMMENDATION: Staff recommends approval with conditions. Figure 1. Site Locator Map P235 IV.C. Page 2 of 4 BACKGROUND: 304 E. Hopkins is a 3,015 sq. ft. lot located in the Commercial Core (CC) zone district. The structure currently on the property was originally built in the 1980s and is a two-story commercial building with a basement. The building also contains two deed-restricted studio affordable housing units. The property is not designated historic, but is located within the Commercial Core Historic District, giving HPC purview over any development. HPC has granted approval for demolition of the building, approval to mitigate for the replacement of the existing affordable housing units with affordable housing credits, and conceptual design approval for the new structure. REQUEST OF HPC: • Major Development and Commercial Design Review – Final for new development on a property in the Commercial Core Historic District HPC is the final authority on this land use review. PROJECT SUMMARY: The applicant proposes to remove the existing development on the site and to construct a new one-story commercial building with a full basement. The new building will have an internal connection to the White House Tavern (302 E. Hopkins) on the ground level. HPC held three Conceptual hearings about the project. A number of topics were resolved, including site plan, height and massing, affordable housing, trash storage, second tier space and pedestrian amenity. Topics for Final review are more limited and include materials, fenestration, lighting and landscape. In addition, the review must address the following conditions established at Conceptual: 1. The applicant must secure a Special Review approval for the Trash and Recycling area from Environmental Health, prior to Final HPC Review. 2. For Final HPC Review, demonstrate compliance or resolution of the conditions of approval recommended by the Development Review Committee, found in Exhibit D of the September 26, 2018 HPC packet. Identify conditions which cannot be resolved before Building Permit review. Approval of the two required Transportation Demand Management measures will be coordinated with the Engineering Department during building permit review. 3. For Final HPC Review, demonstrate provisions for adequate drainage between the historic structure at 302 E. Hopkins and the proposed new structure at 304 E. Hopkins to ensure the historic resource will not be damaged. P236 IV.C. Page 3 of 4 4. For Final HPC Review, provide plans and elevations indicating the size and placement of all exterior mechanical equipment and vents to the applicant’s best estimation at that time. Regarding these conditions, the applicant has received approval for the trash area and has made significant progress working with other City Departments to prepare their project for building permit review and code compliance. The applicant has designed the new building to divert snow and water from the historic building at 302 E. Hopkins, and has provided a detailed roof plan identifying locations for mechanical equipment, all of which will be well screened by the parapet wall. Regarding stormwater management, a drywell below the basement is planned and has been accepted by Engineering. There are relatively few Historic Preservation Design Guidelines that are relevant to the project, and many of the relevant Historic Preservation and Commercial Design Review guidelines were resolved during the Conceptual review process. During the course of three Conceptual review hearings, the applicant was able to design an infill building which is a good balance of the historic character of the neighborhood and goals for new development. Much of the detailing of the building was represented to HPC at that time and is relatively unchanged in the Final review application. Staff agrees with the applicant’s assessment that all of the relevant design guidelines are met. The only proposed condition of approval is the possible need to revise the rear of the building to accommodate utility meters. This can be reviewed by staff and monitor. RECOMMENDATION: Staff recommends approval with the following conditions: 1. If additional utility meters not represented in this approved design must be accommodated on-site, the applicant shall submit a proposal for review by staff and monitor. 2. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. 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 Section 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. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in 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 P237 IV.C. Page 4 of 4 advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. 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: 304 E. Hopkins Avenue. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. ATTACHMENTS: Resolution #___, Series of 2019 Exhibit A- HPC Major Development and Commercial Design Review Criteria/Staff Findings Exhibit B- Conceptual HPC Resolution Exhibit C- Application P238 IV.C. 1 RESOLUTION #15, SERIES OF 2018 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING FINAL MAJOR DEVELOPMENT AND FINAL COMMERCIAL DESIGN FOR 304 E. HOPKINS AVENUE, UNITS 1-5, THE SEGUIN BUILDING CONDOMINIUMS, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2737-073-75-001 to -005, 2737-073-75-800 WHEREAS, the applicant, Hillstone Restaurant Group, represented by BendonAdams, submitted an application requesting Final Major Development and Final Commercial Design approval for 304 E. Hopkins Avenue, Units 1-5, The Seguin Building Condominiums, City and Townsite of Aspen, Colorado; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review criteria, considered the input of other City Departments, and recommended final approval of the project with conditions; and, WHEREAS, the Aspen Historic Preservation Commission reviewed and considered the development proposal under the applicable provisions of the Municipal Code, reviewed and considered the recommendation of the Community Development staff and invited public comment at duly noticed public hearing on April 10th, 2019, at which time the Commission approved the proposal with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: Section 1: Approval HPC grants Final Major Development and Final Commercial Design approval for the redevelopment of 304 E. Hopkins Avenue with the following conditions: 1. If additional utility meters not represented in this approved design must be accommodated on-site, the applicant shall submit a proposal for review by staff and monitor. 2. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. 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 Section 26.104.050 (Void permits). Zoning P239 IV.C. 2 that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in 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 this Title. 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: 304 E. Hopkins Avenue. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Section 2: Material Representations 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 Community Development Department, the Historic Preservation Commission, or the Aspen 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 other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution 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 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. P240 IV.C. 3 APPROVED BY THE COMMISSION at its regular meeting on the 10th of April, 2019. Approved as to form: Approved as to content: _______________________________ _______________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair Attest: ____________________________ Nicole Henning, Deputy City Clerk P241 IV.C. Page 1 of 12 Exhibit A Historic Preservation Final Major Development Commercial Design Guidelines Criteria Staff Findings 26.415.070.D Certificate of Appropriateness for Major Development 4. Final development plan review. b) The procedures for the review of final development plans for major development projects are as follows: (1) The Community Development Director shall review the application materials submitted for final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Paragraphs 26.304.060.E.3.a, b and c. (2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be 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 Historic Preservation Design Guideline (3) 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. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. (4) Before an application for a building permit can be submitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. 26.412.060. Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. Guidelines and Standards 1. The Commercial, Lodging, and Historic District Design Standards and Guidelines are met as determined by the appropriate Commission. The Standards and Guidelines include design review criteria that are to be used to determine whether the application is appropriate. 2. All applicable standards in the Commercial, Lodging and Historic District Design Standards and Guidelines shall be met unless granted a Variation pursuant to Section 26.412.040.D, Variations. P242 IV.C. Page 2 of 12 P243 IV.C. Page 3 of 12 P244 IV.C. Page 4 of 12 Relevant Historic Preservation Design Guidelines: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi- public walkway, to a semi private entry feature, to private spaces. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. P245 IV.C. Page 5 of 12 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. • All new construction must comply completely with the International Building Code (IBC) for accessibility. Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet accessibility standards. 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials P246 IV.C. Page 6 of 12 that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. 12.5 Awnings must be functional. • An awning must project at least 3 feet, and not more than 5 feet from the building façade. • An awning may only be installed at a door or window and must fit within the limits of the door or window opening. • Awnings are inappropriate on AspenModern properties unless historic evidence shows otherwise. Relevant Commercial, Lodging, and Historic District Design Standards and Guidelines: 1.1 All projects shall provide a context study. • The study should include the relationship to adjacent structures and streets through photographs, streetscape elevations, historic maps, etc. 1.2 All projects shall respond to the traditional street grid. • A building shall be oriented parallel to the street unless uncharacteristic of the area. Refer to specific chapters for more information. • Buildings on corners shall be parallel to both streets. 1.3 Landscape elements (both hardscape and softscape) should complement the surrounding context, support the street scene, and enhance the architecture of the building. • This applies to landscape located both on-site and in the public right-of-way. • High quality and durable materials should be used. • Early in the design process, consider stormwater best management practices as an integral part of the landscape design process. 1.4 Where there is open space on a site, reinforce the traditional transition from public space, to semi-public space to private space. • This may be achieved through a fence, a defined walkway, a front porch element, covered walkway, or landscape. P247 IV.C. Page 7 of 12 1.5 Maintain alignment of building facades where appropriate. • Consider the entire block of a neighborhood to determine appropriate building placement. Carefully examine and respond to the variety of building alignments that are present. • Consider all four corners of an intersection and architectural context to determine appropriate placement for buildings located on corners. • Consider the appropriate location of street level Pedestrian Amenity when siting a new building. 1.6 When a building facade is set back, define the property line. Review the context of the block when selecting an appropriate technique. Examples include: • A fence which is low in height and mostly transparent so as to maintain openness along the street. • Landscaping, though it may not block views of the architecture or a Pedestrian Amenity space. Hedgerows over 42 inches are prohibited. • Benches or other street furniture. 1.7 Develop alley facades to create visual interest. • Use varied building setbacks and/or changes in material to reduce perceived scale. 1.9 Minimize the visual impacts of parking. • All on-site parking shall be accessed off an alley where one is available. • Break up the massing of the alley facade, especially when garage doors are present. • Consider the potential for future retail use accessed from alleys and the desire to create a safe and attractive environment for cars and people. • If no alley access exists, access should be from the shortest block length. • Screen surface parking and avoid locating it at the front of a building. Landscaping and fences are recommended. • Consider a paving material change to define surface parking areas and to create visual interest. • Design any street-facing entry to underground parking to reduce visibility. Use high quality materials for doors and ramps and integrate the parking area into the architecture. 1.10 A new building should appear similar in scale and proportion with buildings on the block. 1.11 A minimum building height difference of 2 feet from immediately adjacent buildings is required. • The height difference shall be a minimum of 15 feet wide. • The height difference should reflect the range and variation in building height in the block. • This may be achieved through the use of a cornice, parapet or other architectural articulation. 1.13 Development adjacent to a historic landmark should respond to the historic resource. • A new building should not obscure historic features of the landmark. P248 IV.C. Page 8 of 12 • A new large building should avoid negative impacts on historic resources by stepping down in scale toward a smaller landmark. • Consider these three aspects of a new building adjacent to a landmark: form, materials and fenestration. • When choosing to relate to building form, use forms that are similar to the historic resource. • When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site, and use building materials that contribute to a traditional sense of pedestrian scale. • When choosing to relate to fenestration, use windows and doors that are similar in size, shape, and proportion to those of the historic resource. 1.14 Commercial entrances shall be at the sidewalk level and oriented to the street. • Finished floor and sidewalk level shall align for at least 1/2 the depth of the ground floor where possible. If significant grade changes exist on property, then the project will be reviewed on a case-by-case basis. • All buildings shall have at least one clearly defined primary entrance facing the front lot line, as defined in the Land Use Code. An entrance located within a chamfered corner is an alternative. (See Commercial Core Historic District). • If a building is located on a corner lot, two entrances shall be provided; a primary entrance facing the longest block length and a secondary entrance facing the shortest block length. 1.15 Incorporate an internal airlock or air curtain into first floor commercial space. • An airlock or air curtain shall be integrated into the architecture. • Adding a temporary exterior airlock of any material to an existing building not allowed. 1.16 Entries that are significantly taller or shorter than those seen historically or that conflict with the established scale are highly discouraged. • Transom windows above an entry are a traditional element that may be appropriate in neighborhoods with 19th century commercial buildings. • Entries should reflect the established range of sizes within the context of the block. Analyze surrounding buildings to determine appropriate height for entry doors. 1.18 The roofscape should be designed with the same attention as the elevations of the building. • Consolidate mechanical equipment, including solar panels, and screen from view. • Locate mechanical equipment toward the alley, or rear of a building if there is no alley access. • Use varied roof forms or parapet heights to break up the roof plane mass and add visual interest. 1.19 Use materials that complement the design of the building facade. • Minimize the visual impact of elevator shafts and stairway corridors through material selection and placement of elements. P249 IV.C. Page 9 of 12 1.20 Incorporate green roofs and low landscape elements into rooftop design where feasible. 1.21 Minimize visibility of rooftops railings. • Mostly transparent railings are preferred. • Integrating the rooftop railing into the architecture as a parapet or other feature, may be appropriate considering the neighborhood context and proposed building style. • Set back the railing a distance that equals or exceeds the height of the railing. 1.22 Complete and accurate identification of materials is required. • Provide drawings that identify the palette of materials, specifications for the materials, and location on the proposed building as part of the application. • Physical material samples shall be presented to the review body. An onsite mock-up prior to installation may be required. 1.23 Building materials shall have these features: • Convey the quality and range of materials found in the current block context or seen historically in the Character Area. • Convey pedestrian scale. • Enhance visual interest through texture, application, and/or dimension. • Be non-reflective. Shiny or glossy materials are not appropriate as a primary material. • Have proven durability and weathering characteristics within Aspen’s climate. • A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials. 1.25 Architecture that reflects corporate branding of the tenant is not permitted. 1.26 The design of light fixtures should be appropriate to the form, materials, scale, and style of the building. 1.27 Trash and recycle service areas shall be co-located along an alleyway where one exists, and screened from view with a fence of door. • Screening fences shall be 6 feet high from grade (unless prohibited by the Land Use Code), shall be of sound construction, and shall be no less than 90% opaque, unless otherwise varied based on a recommendation from the Environmental Health Department. 1.28 Design trash and recycle areas thoughtfully and within the style of the building, with the goal of enhancing pedestrian and commercial uses along alleys. 1.29 Delivery areas shall be located along an alleyway where one exists. • Shared facilities are highly encouraged. 1.30 Mechanical equipment, ducts, and vents shall be accommodated internally within the building and/or co-located on the roof. P250 IV.C. Page 10 of 12 • Screen rooftop mechanical equipment and venting with a low fence or recess behind a parapet wall to minimize visual impacts. 1.31 Minimize the visual impacts of utility connections and service boxes. • Group and discreetly locate these features. • Use screening and materials that compliment the architecture. 1.32 Transformer location and size are dictated by City and utility company standards and codes. • Place a transformer on an alley where possible. • Provide screening for any non-alley location. 2.1 Maintain the alignment of facades at the property line. • Place as much of a building at the property line as possible to reinforce historic development patterns. • A minimum of 50% of the first floor building façade shall be at the property line. This requirement may be varied by the Historic Preservation Commission based on historic context or in order to accommodate Pedestrian Amenity (See Pedestrian Amenity Chapter). • A minimum of 70% of the first floor building facade shall be at the property line for properties on a pedestrian mall. 2.3 Development should be inspired by traditional late 19th-century commercial buildings to reinforce continuity in architectural language within the Historic District. Consider the following design elements: form, materials, and fenestration. Pick two areas to relate strongly to the context. • When relating to materials, use traditional application of materials commonly found in the Historic District, such as wood, brick and stone, and use similar texture and color to the historic context. • When relating to fenestration, large vertical windows on the ground level and punched vertical openings on upper levels, with a similar solid to void ratio, are appropriate. • When relating to form, note that rectangular forms are predominant with limited projecting or setback elements. Most roofs are flat, but some gables are present and these may be a reference for new design. 2.4 Respect adjacent iconic historic structures. • Development near historic landmarks may use Pedestrian Amenity design as a transition or buffer to highlight the importance of adjacent historic structures. • Use simple architectural details, materials and massing that do not detract from nearby historic landmarks. 2.5 The massing and proportions of a new building or addition should respond to the historic context. • Two-story buildings are encouraged. A two-story high one-story element should be used with finesse and discretion. P251 IV.C. Page 11 of 12 • On larger buildings, stepping down to a one-story element within the composition is appropriate and consistent with the historic pattern of the district. • Building modules or individual features should generally be tall and narrow in proportion. 2.8 Composition of the façade, including choices related to symmetry and asymmetry, should reflect the close readings of patterns established by the 19th-century structures. • The pattern of building widths or bays within a building varies from 20 to 30 feet. Variety is preferred. • Provide historic precedent using historic maps and adjacent landmarks to determine appropriate building width, height, and form. Photographs, dimensional drawings, figure-ground diagrams, are all examples of tools that can be used to illustrate precedent. • Align architectural details and features with the surrounding context. 2.9 Recessed entries are required. • Set a primary entrance back from the front façade a minimum of 4 feet. • Alternative options that define an entry and reinforce the rhythm of recessed entryways may be considered. • For corner lots, primary entries must face front lot line as determined by the Land Use Code and/or be located in the chamfered corner where applicable. 2.11 Maintain a floor to ceiling height of 12 to 15 feet for the first floor and 9 feet for the second floor. • The ability to vary this requirement shall be based on demonstration of historic precedent amongst adjacent landmarks. Storefronts should be taller than the upper floors. • The floor to ceiling height of the first floor may be dropped to 9 feet after the first 25 feet of building depth from a street facing facade. 2.13 Street level commercial storefronts should be predominately transparent glass. • Window design, including the presence or absence of mullions, has a significant influence on architectural expression. Avoid windows which suggest historic styles or building types that are not part of Aspen’s story. 2.14 Architectural details should reinforce historic context and meet at least two of the following qualities. • Color or finish traditionally found downtown. • Texture to create visual interest, especially for larger buildings. • Traditional material: Brick, stone, metal and wood. • Traditional application: for example, a running bond for masonry. Staff Findings: There are relatively few Historic Preservation Design Guidelines that are relevant to the project, and many of the relevant Historic Preservation and Commercial Design Review guidelines P252 IV.C. Page 12 of 12 identified above were resolved during the Conceptual review process. During the course of three Conceptual review hearings, the applicant was able to design an infill building which is a good balance of the historic character of the neighborhood and goals for new development. Much of the detailing of the building was represented to HPC at that time and is relatively unchanged in the Final review application. Staff agrees with the applicant’s assessment that all of the relevant design guidelines are met. The only proposed condition of approval is the possible need to revise the rear of the building to accommodate utility meters. This can be reviewed by staff and monitor. P253 IV.C. RECEPTION#: 652125, R: $23.00, D:$0.00 DOC CODE: RESOLUTION Pg 1 of 3, 11/21/2018 at 03:43:11 PM Janice K.Vos Caudill, Pitkin County,CO A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION APPROVING DEMOLITION, CONCEPTUAL MAJOR DEVELOPMENT, CONCEPTUAL COMMERCIAL DESIGN, TRANSPORTATION AND PARKING MANAGEMENT, AND GROWTH MANAGEMENT FOR 304 E. HOPKINS AVENUE, UNITS 1-5, THE SEGUIN BUILDING CONDOMINIUMS, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #15, SERIES OF 2018 PARCEL ID: 2737-073-75-001 to -005, 2737-073-75-800 WHEREAS, the applicant, Hillstone Restaurant Group, represented by BendonAdams, submitted an application requesting Demolition, Conceptual Major Development, Conceptual Commercial Design,Transportation and Parking Management, and Growth Management approval for 304 E. Hopkins Avenue, Units 1-5, The Seguin Building Condominiums, City And Townsite Of Aspen, Colorado; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review criteria, considered the input of other City Departments provided at a Development Review Committee meeting on May 9, 2018, and recommended continuance of the project for restudy at HPC hearings held on June 13, 2018 and July 25, 2018. Applicant revisions provided for review at an HPC hearing on September 26, 2018 were supported by staff with conditions of approval; and, WHEREAS, the Aspen Historic Preservation Commission reviewed and considered the development proposal under the applicable provisions of the Municipal Code, reviewed and considered the recommendation of the Community Development Director and invited public comment at duly noticed public hearings on June 13, 2018, July 25, 2018 and September 26, 2018; and WHEREAS, on September 26, 2018 the Historic Preservation Commission approved the proposal with conditions by a vote of 7 to 0. NOW, THEREFORE, BE IT RESOLVED: That HPC grants Demolition, Conceptual Major Development, Conceptual Commercial Design, Transportation and Parking Management, and Growth Management as represented in the application reviewed by HPC on September 26, 2018, with the following conditions: 1. HPC approves variations from the following Commercial, Lodging and Historic District Design Standards: PA1.6, 2.1, 2.9, and 2.11. 2. HPC approves the provision of 378 square feet of on-site Pedestrian Amenity Space and cash-in-lieu mitigation of 376 square feet of Pedestrian Amenity Space pursuant to Section 26.412.070.D. HPC approves the construction of a porch overhang covering a portion of the Pedestrian Amenity Space, finding Commercial, Lodging and Historic District Design Standard PA1.5 to be met. 3. Per Section 26.412.080.A of the Aspen Municipal Code, Second Tier Commercial Space Applicability, no portion of Second Tier Commercial Space may be used as storage, office, and the like, for another commercial space. P254 IV.C. 4. Per Section 26.412.080.B.3, Second Tier Commercial Space, Requirement, of the Aspen Municipal Code, issuance of the Certificate of Occupancy or Letter of Completion for ground floor commercial space is contingent upon the issuance of the Certificate of Occupancy or Letter of Completion for all second tier space located within the development. An agreement, acceptable to the City Attorney, outlining the process for completion and occupancy of ground floor and second tier commercial space,to be signed by the Community Development Director, shall be required as part of the Development Documents, and shall be required prior to issuance of a core and shell or tenant finish building permit. 5. Per Section 26.412.080.D of the Aspen Municipal Code, Second Tier Commercial Space Auditing, the Community Development Director may require periodic operational audits of Second Tier Commercial Space to ensure compliance with the Land Use Code. 6. Mitigation for demolition of the existing deed-restricted affordable housing units will be in the form of affordable housing credits equivalent to 2.5 FTEs at Category 1. Because the two mandatory occupancy deed restricted affordable housing units located in the existing building have been taken out of use, the affordable housing credits replacing these units shall be provided to the Community Development Department within 180 days of conclusion of notice to City Council and call up as described at Section 26.415.120 of the Municipal Code. The presentation and extinguishment of the affordable housing credits in connection with the foregoing requirements is conditioned upon the approval by City Council of a Resolution releasing the Declarations of Covenants, Restrictions and Conditions for the Seguin Building (a Condominium) recorded in Book 444 at page 472 of the real property records of Pitkin County, Colorado. HPC recommends that said covenants be released by Council. 7. The applicant must secure a Special Review approval for the Trash and Recycling area from Environmental Health, prior to Final HPC Review. 8. For Final HPC Review, demonstrate compliance or resolution of the conditions of approval recommended by the Development Review Committee,found in Exhibit D of the September 26, 2018 HPC packet. Identify conditions which cannot be resolved before Building Permit review. Approval of the two required Transportation Demand Management measures will be coordinated with the Engineering Department during building permit review. 9. For Final HPC Review, demonstrate provisions for adequate drainage between the historic structure at 302 E. Hopkins and the proposed new structure at 304 E. Hopkins to ensure the historic resource will not be damaged. 10. For Final HPC Review, provide plans and elevations indicating the size and placement of all exterior mechanical equipment and vents to the applicant's best estimation at that time. 11. All dimensional calculations will be verified at the time of Building Permit review. 12. A cash-in-lieu payment for mitigation of parking will be calculated and paid at Building Permit review. 13. A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one- time extension of the expiration date for a Conceptual Development Plan P255 IV.C. approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 26th of September, 2018. Appro d as t or Approved as to content: An rea n, As City A#amey Gretc Gre ood, Chair tt t: Nicole Henning, DepLhy City Clerk P256 IV.C. 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM January 23, 2019 Updated March 20, 2019 City of Aspen Historic Preservation Commission c/o Amy Simon 130 S. Galena Street Aspen, CO 81611 RE: Major HPC Final, Commercial Design Review Final for 304 East Hopkins Street, Aspen. Dear Historic Preservation Commission and Ms. Simon: We submit this application on behalf of Hillstone Restaurant Group, Inc., a Delaware Corporation, the owner of 304 East Hopkins Avenue in its entirety, to request Final Design Reviews for the redevelopment of the property. The subject property is located at 304 East Hopkins Avenue, Parcel IDs #2737-073-75-001 to -005, and 2737-073-75-800. 304 East Hopkins Street is not historic; however, it is located within the Commercial Core Historic District and is under the purview of the Historic Preservation Commission (HPC). Zoning for the property is Commercial Core (CC). The CC Zone District allows limited land uses including commercial, lodging and some affordable housing residential. The owner of 304 would like to demolish the existing two story 1980s building and to construct a one story restaurant with a basement that satisfies the second tier commercial requirement. The building is located in the foreground of the Main Street viewplane that originates from the J-Bar at the Hotel Jerome; however the view plane is not intersected by the proposed development. Conceptual approval was granted by the HPC on September 26, 2018 via the adoption of Resolution #15, Series of 2018. In addition, Resolution 15 included growth management approval to replace the onsite units with affordable housing credits. Subsequently, City Council upheld HPC’s decision and did not pursue call up hearings. On October 22, 2018 City Council adopted Resolution #139, Series of 2018 releasing the Seguin Condominium building from any and all affordable housing restrictions under the condition that the Affordable Housing Credits will be extinguished by April 22, 2019. Hillstone has the housing credits in hand and is preparing to extinguish the credits with the City prior to the deadline. Resolution 15 includes the following conditions of approval to be addressed at Final Review: 7. The applicant must secure a Sepcial Review approval for the Trash and Recycling area from Environmental Health, prio to Final HPC Review. Response – Approval for the shared trash area is attached as Exhibit D. P257 IV.C. Page 2 of 3 8. For Final HPC Review, demonstrate compliance or resolution of the conditions of approval recommended by the Development Review Committee, found in Exhibit D of the September 26, 2018 HPC packet. Identify conditions which cannot be resolved before Building Permit review. Approval of the two required Transportation Demand Mangaement measures will be coordinated with the Engineering Department during building permit review. Response – DRC comments are addressed in Exhibit B. 9. For Final HPC Review, demonstrate provisions for adequate drainage between the historic structure at 302 E. Hopkins and the proposed new structure at 304 E. Hopkins to ensure the historic resource will not be damaged. Response – A gutter is proposed on 302 E. Hopkins to address drainage between the structures as detailed in Sopris Engineering’s report attached as Exhibit C. 10. For Final HPC Review, provide plans and elevations indicating the size and placement of all exterior mechanical equipment and vents to the applicant’s best estimation at that time. Response – Mechancial plans and vent locations are provided in the drawing set. Existing Conditions The 3,015 square foot (sf) lot contains a two story above grade mixed use building with a large sunken courtyard that provides access to a basement level commercial space. In total there are three levels of commercial space within the two-story building, and two deed restricted “low income” studio units located on the upper floor. The recorded condominium plat (the Seguin Condominium) assigned Units 1, 2 and 5 to commercial use; and Units 3 and 4 are assigned to the deed restricted studio units. The building received a Certificate of Occupancy in 1982. There is no onsite parking associated with this property. Trash and deliveries are located along the alleyway. Proposal A one story flat roof building that is setback from Hopkins Avenue to respect the adjacent landmark at 302 East Hopkins and to reflect development patterns in the block both historic and current. The building is 100% commercial use. Second tier commercial is located in the basement with direct access from the Hopkins Avenue sidewalk. Pedestrian Amenity is met through both onsite street level amenity space and cash in lieu payment. Shared trash with the adjacent 302 East Hopkins (aka White House) is located on the alley. Parking is off-site and is mitigated through cash in lieu. Mechanical equipment is located on the roof, outside the established Main Street view plane. Final design review is consistent with the material representations made during conceptual design review approval. There are slight fenestration changes to the representations made during conceptual design review as shown below: P258 IV.C. Page 3 of 4 Figure 1: Conceptual design representations. Figure 2: Window and material adjustments proposed for Final design approval. The railing leading down to the second tier commercial is taller than represented at Conceptual review. P259 IV.C. Page 4 of 4 Summary of Application Major Development Final/Commercial Design (Exhibit A) Exhibit A describes in detail the design guidelines and standards in comparison to the proposed project. Pedestrian Amenity is proposed both onsite in the form of a street level outdoor dining area on the front porch and in the form of cash in lieu to meet the requirement of 25%. Second tier commercial space is met in the basement, accessed directly from Hopkins Avenue. A tenant is not contemplated for the second tier commercial space. Design Review Committee response (Exhibit B) Affordable housing credits are proposed to mitigate for the two deed restricted studio units located at the rear of the existing building on the second floor. Storm water mitigation is proposed onsite. Mechanical and utility areas are shown on the roof plan, along the alley and in the basement. Solar panels are proposed on the roof. Trash/Recycle/Utility Approval (Exhibit D) Special Review by the Environmental Health Department was granted for the trash/recyle area located along the alley with the condition that an easement is recorded to memorialize the shared space between 302 and 304 East Hopkins. The easement is currently being drafted for review by the City. We look forward to presenting the concept behind this project and are happy to provide more information or to answer any questions. Sincerely, Sara Adams, AICP BendonAdams LLC sara@bendonadams.com 970.925.2855 Exhibits: A – Commercial Design Review (Final) and Final Major Development Review B – DRC response C – Sopris Engineering Report D – Special Review approval from Environmental Health E – Land Use Application Form + Dimensional Requirements Form F – Agreement to Pay G – Pre- application summary H – Proof of Ownership I – Authorization to Represent J – HOA form K – Vicinity Map L – Renderings M – Lighting N – Drawings (including site plan, existing conditions, materials and stamped improvement survey) P260 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins Exhibit A HPC Major Development/Commercial Design Review Final Review 26.415.060.B.2 The City of Aspen Historic Preservation Design Guidelines, as amended, which are on file with the Community Development Department, will be used in the review of requests of certificates of no negative effect or certificates of appropriateness. Conformance with the applicable guidelines and the common development review procedures set forth in Chapter 26.304 will be necessary for the approval of any proposed work. Please find an analysis of the Commercial Core Historic District Design Standards and Guidelines. Commercial Design Standard Review uses the same design guidelines for the Commercial Core Historic District and the Historic Preservation Design Guidelines. As described below, the project conforms with the Historic Preservation Design Guidelines/ Commercial, Lodging and Historic District Design Standards and Guidelines. 26.412.060 Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. Guidelines and Standards 1. The Commercial, Lodging and Historic District Design Standards and Guidelines are met as determined by the appropriate Commission. The Standards and Guidelines include design review criteria that are to be used to determine whether the application is appropriate. 2. All applicable standards in the Commercial, Lodging and Historic District Design Standards and Guidelines shall be met unless granted a variation pursuant to Section 26.412.040.D. 3. Not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The applicable Commission must: a. determine that a sufficient number of the relevant guidelines are adequately met in order to approve a project proposal. b. weight the applicable guidelines with the practicality of the measure. General Design Standards and Guidelines 1.1 All projects shall provide a context study. Please reference Exhibit Q and the figures below for context studies. 1.2 All projects shall respond to the traditional street grid. The proposed building is oriented parallel to the street. 1.3 Landscape elements [both hardscape and softscape] should complement the surrounding context, support the street scene and enhance the architecture of the building. P261 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins Proposed landscape elements include planter boxes to enhance the street scene along Restaurant Row and to create a defined area for outdoor dining. An engineering report is included as Exhibit C which provides preliminary direction on storm water management for this small site. 1.4 Where there is open space on a site, reinforce the traditional transition from public space to semi- public space to private space. The proposed planters, covered front porch, and the perpendicular walkway from the sidewalk to the restaurant entrance and to the basement commercial space delineate a transition from public to semi-public to private space. 1.5 Maintain alignment of building facades where appropriate. The proposed building is setback from the front property line, in a location similar to the existing building, to respect the landmark at 302 W. Hopkins and to reveal the corner of the historic asset. The setback also facilitates at grade pedestrian amenity which is consistent with outdoor dining spaces along this block of Hopkins also known as Restaurant Row. 1.6 When a building façade is setback, define the property line. Review the context of the block when selecting an appropriate technique. The property line is defined by a change in paver material and movable planter boxes. The context of the block including adjacent landmarks that are setback from the street and the location of the existing building informed the proposed setback. 1.7 Develop alley facades to create visual interest. The alley façade is 30 ft. wide, and is designed consistent with the rest of the proposed brick building. The limited width of the lot does not provide much opportunity to create visual interest considering trash/recycle and delivery requirements. Using a high-quality brick material creates visual interest and is contextual with the adjacent alley façade at 302. Varying heights along the alley and a set-back parapet respond to the guideline. 1.8 – not applicable. 1.9 Minimize the visual impacts of parking. Onsite parking is not proposed. Mitigation is proposed through cash-in-lieu payment. 1.10 A new building should appear similar in scale and proportion with buildings on the block. A one story building with a parapet is proposed. The parapet creates the illusion of a vertical building and is indicative of a commercial building within the Commercial Core Historic District. The proposed front porch relates to the pedestrian and to the surrounding landmarks that all feature front porches. 1.11 A minimum building height difference of 2 feet from immediately adjacent buildings is required. The building to the east (308 Hopkins) is three stories and the building to the west (302 Hopkins) is about 2 feet taller to the apex. The proposed height of 304 is 17 ft. 6 in. to the top of the parapet. 1.12 – not applicable. 1.13 Development adjacent to a historic landmark should respond to the historic resource. P262 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins • A new building should not obscure historic features of the landmark. • A new large building should avoid negative impacts on historic resources by stepping down in scale toward a smaller landmark. • Consider these three aspects of a new building adjacent to a landmark: form, materials and fenestration. o When choosing to relate to building form, use forms that are similar to the historic resource. o When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site, and use building materials that contribute to a traditional sense of pedestrian scale. o When choosing to relate to fenestration, use windows and doors that are similar in size, shape and proportion to those of the historic resource. Form and materials are similar to those found throughout the Commercial Core Historic District. Fenestration is slightly varied from traditional historic treatment; however the large storefront windows still relate to the historic district and convey a strong street presence. 1.14 Commercial entrances shall be at the sidewalk level and oriented to the street. The entrance aligns with the sidewalk level and is clearly defined as the primary entrance. A second entrance is clearly delineated by the exterior stairway that leads to the basement commercial space. 1.15 Incorporate an internal airlock or air curtain into first floor commercial space. An air curtain is proposed at the main entrance to the restaurant. 1.16 Entries that are significantly taller or shorter than those seen historically or that conflict with the established scale are highly discouraged. The proposed entry door is 8 ft. 5 in. tall which reflects the established range of sizes within the context of the block. 1.17 - not applicable. 1.18 – The roofscape should be designed with the same attention as the elevations of the building. This property is subject to the Main Street Mountain Viewplane; however the proposed mechanical equipment does not intersect the protected viewplane. Mechanical equipment is consolidated and screened from view at the rear of the building, shown on the preliminary roof plans. A parapet is located on the front and rear facades to screen mechanical and to relate to traditional 19th century commercial buildings downtown. 1.19 – Use materials that complement the design of the building façade. Brick is the primary material proposed for the parapet with a precast concrete cap. 1.20 – Incorporate green roofs and low landscape elements into rooftop design where feasible. After detailed analysis it was determined by the design team that the 304 property is not a good candidate for a green roof due to site specific constraints. (Exhibit C). 1.21 – Minimize visibility of rooftop railings. The only allowed access to the roof is for maintenance of the mechanical equipment. P263 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins 1.22 – Complete and accurate identification of materials is required. The drawing set identifies proposed materials. Samples will be provided at the HPC meeting. 1.23 – Building materials shall have these features: • Convey the quality and range of materials found in the current block context or seen historically in the Character Area. • Convey pedestrian scale. • Enhance visual interest through texture, application, and/or dimension. • Be non-reflective. Shiny or glossy materials are not appropriate as a primary material. • Have proven durability and weathering characteristics within Aspen’s climate. • A material with an integral color shall be a neutral color. Some variation is allowed for secondary materials. The primary material is brick which conveys a human scale and relates to surrounding historic and non-historic buildings. Secondary materials are included on sheet A10.02 – all materials are a neutral color and are found throughout the downtown. The proposed materials reflect the range of materials found in the block – brick, wood, metal, and precast concrete. The buildings located within the vicinity (shown below) include brick, metal, wood, ceramic tile, and precast concrete. Considering the proliferation of these materials in Aspen, they are proven to be durable within Aspen’s climate. 1.24 - not applicable. 1.25 – Architecture that reflects corporate branding of the tenant is not permitted. Architecture that relates to the Commercial Core Historic District is proposed and is not reflective of corporate branding. Figure 1: Current materials directly across the street from 304 East Hopkins: brick, ceramic tile, metal , stone and precast concrete materials. Figure 2: The buildings to the east of 304 Hopkins include a three story infill building (308 East Hopkins) constructed about 10 years ago that includes brick, stone, precast concrete and metal materials. To the right of 308 East Hopkins is a one story landmark that, similar to White House Tavern at 302 East Hopkins, is primarily horizontal wood clapboard siding. P264 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins 1.26 - The design of light fixtures should be appropriate to the form, materials, scale, and style of the building. Lighting locations and fixture type are indicated in Exhibit M and in the drawing set (Exhibit N). 1.27 – Trash and recycle service areas shall be co- located along an alleyway where on exists, and screened from view with a fence or door. The proposed utility/trash/recycle area is located along the alleyway. A metal roll down door is proposed. The proposed trash area greatly improves the current condition shown at right. 1.28 – Design trash and recycle areas thoughtfully and within the style of the building, with the goal of enhancing pedestrian and commercial uses along the alley. The materials proposed for the front elevation are carried to the rear elevation to create a cohesive building. The rear elevation is clean and simple to support alley uses that may occur on adjacent properties in the future. 1.29 – Delivery areas shall be located along an alleyway where one exists. The main delivery entrance is at the alley for both the main and basement levels. 1.30 – Mechanical equipment, ducts, and vents shall be accommodated internally within the building and/or co-located on the roof. A roof plan is included in the drawing submittal that shows consolidation of mechanical equipment on the roof, minimal ducts and vents, and a mechanical room in the basement. Equipment is screened by the parapet wall. 1.31 – Minimize the visual impacts of utility connections and service boxes. Utility and service boxes are located on 302 East Hopkins property as shown in the drawing set (Exhibit N). A shared easement agreement will be recorded between the two properties. 1.32 – Transformer location and size are dictated by City and utility company standards and codes. The transformer is located on the Wells Fargo property as previously discussed with City Electrical Dept. 1.33 to 1.37 – not applicable (these guidelines/standards pertain to remodels). Final Commercial Core Design Standards and Guidelines 2.1 – Maintain the alignment of facades at the property line. Figure 3: Current alley condition. Middle building is 304 E. Hopkins. P265 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins • Place as much of a building at the property line as possible to reinforce historic development patterns. • A minimum of 50% of the first floor building façade shall be at the property line. This requirement may be varied by the Historic Preservation Commission based on historic context of in order to accommodate Pedestrian Amenity. • A minimum of 70% of the first floor building façade shall be at the property line for properties on a pedestrian mall. During conceptual review, the building setback was reduced to about 13’ 7” which defers to the adjacent landmark at 302 by revealing the building corner and also addressed HPC comments about the setback being too large. Consistent with subpoint two above, the building is aligned with historic context to support and highlight the adjacent 302 East Hopkins landmark that has a significant front yard setback and to accommodate street level Amenity space. 304 East Hopkins has 30 feet of street frontage, so in addition to revealing the historic corner of 302, a setback allows at grade pedestrian amenity for outdoor dining. The proposed setback creates a softer transition between the three story 308 East Hopkins building that sits on the property line and the setback of the historic 302 East Hopkins building The 1886 Sanborn Map is provided below to highlight the range of setbacks found in block which back in 1886 was a mix of commercial and residential buildings. Figure 4: 1886 Sanborn Map of subject block. P266 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins The property is required to provide at least 50% of the required Pedestrian Amenity onsite or to ask City Council for a variance. The proposed at grade amenity space is appropriate for the current conditions of the block and is appropriate considering the historic context of the area. Three of the seven remaining one story residential miner’s cabins within the Commercial Core are found within the block and across Hopkins Avenue. A front yard setback, while it sacrifices valuable year-round net leasable area, is appropriate for this location and is similar to the current building setback at 304 East Hopkins. 2.2 – Not applicable. 2.3 – Development should be inspired by traditional late 19th-century commercial buildings to reinforce continuity in architectural language within the Historic District. Consider the following design elements: form, materials, and fenestration. Pick two areas to related strongly to the context. • When relating to materials, use traditional application of materials commonly found in the Historic District, such as wood, brick and stone, and use similar texture and color to the historic context. • When relating to fenestration, large vertical windows on the ground level and punches vertical openings on upper levels, with a similar solid to void ratio are appropriate. • When relating to form, note that rectangular forms are predominant with limited projecting or setback elements. Most roofs are flat, but some gables are present and these may be a reference for new design. The architecture relates to materials through the use of traditional brick, wood, and stone in a neutral color palette. The rectangular form is consistent with typical commercial buildings. The proposed setback relates to surrounding historic context and the awning is reminiscent of commercial awnings historically found throughout the Historic district while remaining authentic to the building as a product of its own time and not recreating history. 2.4 – Respect adjacent iconic historic structures. • Development near historic landmarks may use Pedestrian Amenity designs as a transition or buffer to highlight the importance of adjacent historic structures. • Use simple architectural details, materials and massing that do not detract from nearby historic landmarks. The proposed front setback exposes the historic corner and side façade of the landmark at 302 East Hopkins as part of the proposed at grade Pedestrian Amenity at 304. This allows diners to enjoy the historic architecture as part of the outdoor dining experience. Simple architectural details are a secondary backdrop to the Carpenter Gothic style of 302 East Hopkins. 2.5 – The massing and proportions of a new building or addition should respond to the historic context. • Two story buildings are encouraged. A two-story high one-story element should be used with finesse and discretion. • On larger buildings, stepping down to a one-story element within the composition is appropriate and consistent with the historic pattern of the district. • Building modules or individual features should generally be tall and narrow in proportion. A one story flat roof building directly relates to the three one-story landmarks located within the block and directly across the street (i.e. Katie Reed building). The proposed one story building is 17.5 ft to the top of parapet which is lower than the adjacent 302 landmark, but tall enough to avoid a short and wide building mass. P267 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins In addition to historic context, a one story building is proposed in this location due to some site specific constraints and new Land Use Code requirements. First, the Main Street view plane intersects this property at alley and the new Land Use Code located this property in the foreground of the view plane which places very strict height limitations. Second tier commercial requirements that require direct access are burdensome on a 30 ft. wide interior lot with an onsite Pedestrian Amenity requirement. After numerous studies and analysis, a one story building is the best approach to Code requirements and to respect adjacent one story landmarks. 2.6 – not applicable 2.7 – not applicable. 2.8 – Composition of the façade, including choices related to symmetry and asymmetry, should reflect the close readings of patterns established by the 19th-century structures. • The pattern of building widths or bays within a building varies from 20 to 30 feet. Variety is preferred. • Provide historic precedent using historic maps and adjacent landmarks to determine appropriate building width, height, and form. Photographs, dimensional drawings, figure- ground diagrams, are all examples of tools that can be used to illustrate precedent. • Align architectural details and features with the surrounding context. The 1886 and 1890 Sanborn maps show a building width of slightly less than 30 feet for most of the buildings in the block. The proposed design extends to the side lot lines and the access stair to the required basement second tier commercial space breaks up the façade into two modules. A secondary door on the front façade of a downtown building typically provides access to the upper floors, where in this condition it accesses a basement level as required by the Land Use Code. Proposed window height is closely aligned with the adjacent 302 landmark to provide consistency with the surrounding context. 2.9 – Recessed entries are required. • Set a primary entrance back from the front façade a minimum of 4 feet. • Alternative options that define an entryway and reinforce the rhythm of recessed entryways may be considered. The prominent awning element defines the entryway and relates better to the rhythm of front porch elements in the block than recessed entryways, which are not typical in this block of Hopkins Avenue. The design intent of using context to drive an appropriate and identifiable entryway is met through this proposal. A recessed entryway would be appropriate on a commercial building built to the property line, but is not appropriate for this type of building. 2.10 – not applicable. 2.11 – Maintain a floor to ceiling height of 12 to 15 feet for the first floor and 9 feet for the second floor. A one story building is proposed; therefore there is no relationship between the first and second floor. 2.12 – not applicable. P268 IV.C. Exhibit A – Commercial Design + Major Dev FINAL REVIEW 3/14/2019 304 East Hopkins 2.13 – Street level commercial storefronts should be predominately transparent glass. • Window design, including the presence of mullions, has a significant influence on architectural expression. Avoid windows which suggest historic styles or building types that are not part of Aspen’s story. Large storefront and clerestory windows are proposed. Windows are located above the second tier commercial entry stair. In addition, revisions to the awning create a more transparent feel along the front façade. These windows show an architectural rhythm and a contemporary expression that represents this building as a product of its own time. 2.14 – Architectural details should reinforce historic context and meet at least two of the following qualities. • Color or finish traditionally found downtown. • Texture to create visual interest, especially for larger buildings. • Traditional material: Brick, stone, metal and wood. • Traditional application: for example, a running bond for masonry. The proposed details and materials meet the four qualities listed above. The primary material is brick running bond. A detailed brick parapet with precast concrete cap adds a modern interpretation of existing brick and stone facade details in Aspen (see example below). A wood detail is added next to the main entrance to define the entryway. Brass handrails with a bronze finish are proposed for the exterior stair that accesses the basement commercial space. Figure 5: Aspen Arcade building with decorative brick parapet. P269 IV.C. EXHIBIT B DRC responses Engineering These comments are not intended to be exclusive, but an initial response to the project packet submitted for purpose of the DRC meeting and are required at building permit submittal. Public Improvements: 1. Sidewalk along Hopkins Ave must be 8’ in width. The concrete portion of sidewalk may match the existing width of neighboring sidewalks, but the entire 8’ width must be walkable and ADA compliant. The tree wells must be located outside the 8’ walkable area. 2. All adjacent curb and gutter must be replaced as part of project. Stormwater 1. Site will be required to treat the water quality capture volume and release to the City storm water system per Table 1.1 of URMP. Conveyance and capacity to City system must be verified. 2. URMP states that drywells are a last resort BMP. Please provide evidence of how other BMP’s are not applicable for the site. 3. Stormwater infrastructure exists nearby for possible tie-in. A Contech vault exists within nearby sidewalk for a possible connection. Capacity and neighbor approval would have to be verified. Maintenance plan would also have to be resolved. 4. Depending on timing of mudflow regulation changes, property may to be required to perform a mudflow study due to depth of debris on site. Utilities 1. Existing material, size and condition of water service must be investigated. Fire calculations will be required to verify necessity of line size. Testing and disinfection will be required for service line. Plans must demonstrate how service line reaches mechanical room in back of building. 2. The report states the neighboring transformer will be updated and upsized. An agreement from the neighboring owner must be included at building permit for permission to perform work. Clearances for the upsized transformer must meet standards. An easement will also be required for new transformer. Response – Please refer to the detailed Sopris Engineering report included as Exhibit C. Parks 1. A tree removal/dripline excavation permit will be required. 2. If trees are removed, Silva Cells will be required. 3. City Forester to determine species of replacement trees. 4. Irrigation to trees will be required. 5. If trees are to remain, tree protection fencing will be required along with verification of existing irrigation. 6. Will tree grates be allowed for part of the 8’ walking surface that ENG is dictating? Response - Street trees are not proposed to be removed. They will be protected in accordance with Parks Dept. requirements during construction. Building 1. Lower level a. Bathrooms are required to be separate sex or if uni-sex the lavatories shall be in the same room as the toilet not in a common hall. P270 IV.C. b. The lower 2nd tier tenant space exceeds the max travel distance allowed for a single exit, they cannot exit through the other tenant’s space for their second exit. c. The exterior access stair from the lower level is less than 10’ from the property line and is required to be enclosed and protected. They have discussed alternate methods of compliance with Stephen regarding this but must submit a formal proposal of alternate method of compliance to request relief from this code provision. d. The second tier tenant space cannot share the restroom on the lower level with the restaurant as they have shown it. If that is to be a common element for both tenants there needs to be doors separating spaces and defining the common space. 2. Main level a. They need an accessible route between spaces where the two buildings are connected in the kitchen, that stair needs to be replaced with a ramp or a ramp provided adjacent to it. They size of the employee work area does not meet the exception to this IBC 1104.3.1 for employee work area accessibility. b. Accessible route to the trash enclosure shall be provided from the interior of the building. Use of the alley is not allowed for an accessible route as it is a vehicular way. c. As openings on a building are not permitted on a property line they must submit a proposal for an alternate method to allow the connection between buildings in the kitchen. This has been discussed with Stephen as well and they will need to propose a deluge sprinkler system and obtain a recorded easement for this access across property lines. d. Dimension the distance to the center of the alley from the rear of the building to show that they comply with the allowed percentage of openings on that façade of the building. The distance needs to be shown on plan and they should show calculations of wall opening percentage to demonstrate compliance. 3. Roof a. Snow guards are required on the sloped roof over the entry b. Guards are required at the access hatch on the roof 4. General a. Blower door tests will be required per our 2015 code adoption b. All proposals for alternate methods shall be in writing, addressed to the chief building official, and be stamped and signed by their architect or engineer. They shall show how what is proposed is of equivalent results as what is prescribed by code. Response – The architect has worked closely with the Building Department to resolve these concerns to the greatest of their ability prior to completing construction level drawings. Lower level bathrooms have been updated. Numerous conversations about protecting the exterior stair to the lower level have occurred and a deluge sprinkler system will be included in the roof canopy. An accessible route has been established and preliminarily approved by the CBO between 302 and 304 passageway – a lift is proposed adjacent to the step. An accessible route to the trash area is provided on property from the interior of the building for both 302 and 304. An easement is being drafted for the opening on the property line between 302 and 304. Property line protection in compliance with the IBC will be incorporated into the building permit. The alley distance is shown on the drawings set. P271 IV.C. Environmental Health 1. The dimensions required for a commercial building and with service is 300 square feet (20’l x 15’w with 10’ height clearance) for trash and recycling storage (Municipal Code 12.10.030 A. b.). The current application would not be approved. a. Applicant has proposed a total of 75 square feet for trash and recycling. Applicant was informed that although this restaurant may qualify under Special Review for a smaller space, any space less than a total of 150 square feet will not be considered for approval. b. Applicant was informed that composting may required by the time this restaurant is operational, so there must be room to collect trash, recycling and compost, each in a 2yd yard dumpster. c. The current drawings show a door of less than 8’ in width. Applicant was informed that the door to access the waste containers must be at least 8’ wide. 2. Applicant indicated they would investigate the possibility of working with the neighboring restaurant (currently White House Tavern) to determine if the waste space could be combined to get to adequate space for both facilities. a. City staff indicated that HPC may have to approve on any combination of waste areas with the adjoining historical structure. 3. Environmental Health staff offered to work with the applicant to find an acceptable configuration prior to submission for permit. Response – Special Review approval was granted and is attached as Exhibit D. Aspen Consolidated Sanitation District 1. Service is contingent upon compliance with the District’s rules, regulations, and specifications which are on file at the District office at the time of construction. 2. All clear water connections are prohibited (roof, foundation, perimeter, patio drains). 3. On-site utility plans require approval by ACSD. 4. On-site drainage and landscaping plans must accommodate ACSD service requirements and comply with regulations. 5. Oil and Grease interceptors are required for all new and remodeled food processing establishment. 6. Oil and Sand separators are required for garages and vehicle maintenance establishments. 7. When new service lines are required for existing development the old service line must be abandoned according to specific ACSD requirements. 8. Below grade development may require installation of a pumping system. 9. Generally one tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. 10. Permanent improvements are prohibited in areas covered by sewer easements or right of ways to the lot line of each development. 11. All ACSD fees must be paid prior to the issuance of a foundation and/or building permit. 12. Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. 13. Where additional development would produce flows that would overwhelm the planned capacity of the existing collection system and or treatment facility, the development will be assessed fees to cover the costs of replacing the entire portion of the system that would be overwhelmed. The District would fund the costs of constructing reserve capacity in the area of concern (only for the material cost difference for larger line) 14. Where main lines are not available to serve new development, a line extension request and collection system agreement are required. P272 IV.C. 15. Glycol snowmelt and heating systems must have containment provisions and must preclude discharge to the public sanitary sewer system. Response – Hillstone is working with the City to gain permission to share the existing grease interception at the Whitehouse. Domestic water supply and sanitary connections will be shown as one for this building. The use of the Whitehouse’s grease trap makes this a bit confusing, but again we understand that Hillstone has received approval for that or is in the process of it. All clearwater (stormwater) routing will be separate from sanitary sewer connections. A proposed utility plan will be included with the permit application for ACSD review. The existing sewer service lines will be inspected to determine whether they can be utilized for the proposed development. If it is determined that new service lines will be required, the existing sewer services will be abandoned in accordance with ACSD requirements. Given the depth of the existing sewer main that runs down Alley Block 80, a sump pump will likely be required. A mainline is provided within adjacent Alley 80 located immediately to the north of the proposed building. P273 IV.C. SE Job #17221 - Hillstone - 304 East Hopkins Avenue December 7, 2018 S OPRIS E NGINEERING • LLC civil consultants 502 Main Street Suite A3 Carbondale Colorado 81623 (970)704-0311 Fax:(970)704-0313 Engineering Report HPC Review Submittal for 304 East Hopkins Avenue Aspen, Colorado Hillstone Restaurant Group Prepared for: Hillstone Restaurant Group 304 East Hopkins Avenue Aspen, CO 81611 Prepared by: Sopris Engineering, LLC 502 Main Street Suite A3 Carbondale, Colorado 81623 SE Project Number: 17221 March 22, 2018 Revised December 7, 2018 exhibit C P274 IV.C. SE Job #17221 - Hillstone - 304 East Hopkins Avenue December 7, 2018 1 | P a g e Table of Contents INTRODUCTION ……………………………………………………………………………………………………………………..….2 A. Project Summary ............................................................................................................................................2 B. Conceptual Site Utilities Analysis ...............................................................................................................3 C. Conceptual Drainage Analysis .....................................................................................................................4 D. Conclusion .........................................................................................................................................................7 E. Attachments .......................................................................................................................................................7 P275 IV.C. SE Job #17221 - Hillstone - 304 East Hopkins Avenue December 7, 2018 2 | P a g e Introduction The following report has been prepared by Sopris Engineering (SE) in support of a redevelopment project located at 304 East Hopkins Avenue in Aspen, Colorado. The property is located within the Commercial Core Zone District and is subject to the City’s Historic Preservation Council (HPC) review. The subject property, which is Lot L of Block 80, is owned by the Hillstone Restaurant Group (Hillstone) who also owns the White House Tavern located next door at 302 E. Hopkins Avenue. Hillstone plans to demolish the building on the existing lot and replace with a new building. The information within this report presents SE’s preliminary summary of engineering analysis and findings associated with the proposed utilities and stormwater infrastructure for the re-development of the property and includes responses to some of the City’s comments generated during the Development Review Committee’s initial review of the project. A copy of the DRC comments is provided as an attachment to this report which includes responses to civil engineering related items as well as our understanding of what items can be deferred to Building Permit Application. In addition, Exhibit A has been provided for illustrative support of this document. A. Project Summary Hillstone owns the White House Tavern Restaurant located at 302 East Hopkins Avenue on the adjacent lot to the west of the subject property (Lot K, Block 80). The White House Tavern building was remodeled approximately 5 years ago, before opening as a restaurant. Hillstone intends to expand their restaurant services to both of the lot s they own. They intend to demolish the existing brick building on Lot L and construct a new one story restaurant with a full basement. The proposed building on Lot L (304 E. Hopkins Ave) will have one above ground level that extends to the north, east and west lot lines and recessed away from the south lot line, at ground level, for surface patio improvements in front of the entrance. The proposed, below grade level will extend from lot line to lot line. The new building will have some form of interconnectivity with the existing adjacent White House Tavern building. The redevelopment is planned to include improvements into the north alley, storm water quality mitigation improvements and associated utility improvements as discussed further below. In addition, the City has indicated that the existing curb and gutter will need to be replaced and that an 8-ft wide pedestrian (ADA compliant) corridor will be required. The walkway can match existing sidewalk widths (6.5-ft+/-) at the neighboring sidewalk but the remaining required width will require an ADA compliant surface. Currently the area includes approximately 6-ft of brick pavers that extend from the top back of curb with the remaining width (6-ft+/-) consisting of concrete sidewalk. The condition and existing slopes of this corridor will be further evaluated as the design progresses and any required adjustments/improvements will be included within any future Building Permit Application to ensure the required 8-ft wide ADA compliant pedestrian corridor is provided. P276 IV.C. SE Job #17221 - Hillstone - 304 East Hopkins Avenue December 7, 2018 3 | P a g e B. Conceptual Site Utilities Analysis Coordination with various utility providers has taken place to discuss the feasibility of serving the proposed improvements. This section describes SE’s findings. Additional details and routing will be finalized prior to submitting for a building permit application Water Service: The COA Water Department is the provider of potable water for the subject property. It is our understanding that the existing building is currently being served via a 4-inch service extended from the City’s water main that runs along E. Hopkins Avenue. The size, material and condition of this existing service line will need to be verified to see if abandonment and replacement is required. If the material of the existing line is cast iron, SE recommends replacing with ductile iron. In addition, fire flow calculations supporting the size of the water service line will be required at time of Building Permit Application. New tap fees will be determined from the proposed ECU’s and the value of the previous tap fees will be credited towards the total value of the new fee amount. Should a new service be required, the existing line will be abandoned at the main and a new line will be extended to the building in accordance with COA Water Department standards. Sanitary Sewer: Aspen Consolidated Sanitation District (ACSD) is the supplier of sanitary sewer service to the subject property and surrounding area. An existing sewer main is located within the Block 80 alley and a 4-inch clay pipe (VCP) service line extends to the existing building. The service will need to be inspected to review its condition and depending on the review, it may need to be abandoned. A new service connection, compliant with current ACSD regulations, would be installed to the mechanical room. The service line will maintain minimum horizontal separation from other utilities. Final size of the service line, likely 4” PVC, will be coordinated with ACSD staff and will be based on projected flows from fixtures and building programming. Basement level sanitary sewer will need to be lifted to the main gravity sanitary sewer service. As mentioned above the applicant also owns and operates the neighboring restaurant at 302 E. Hopkins known as the White House Tavern. It has been determined that the existing grease interceptor serving this establishment consists of a 315 gallon concrete gravity grease interceptor. Based on discussions with ACSD this structure has excess capacity to serve the proposed development and therefore the design team has requested and obtained approval from ACSD for the new restaurant to share this existing structure provided there is an agreement between the two facilities that acknowledges the shared responsibilities, both jointly and severally, prior to final sign off of the system. Furthermore, a shared service agreement will also be required for the existing 4” service line that exits the interceptor and connects to the District’s mainline. Plumbing plans will need to account for the waste lines that will connect to the interceptor as well as the lines that will bypass the interceptor and connect directly to the District’s main line. Lastly, the District has made the applicant aware that if a shared system is pursued then both establishments will be subject to triple charges if the interceptor ever fails inspection. P277 IV.C. SE Job #17221 - Hillstone - 304 East Hopkins Avenue December 7, 2018 4 | P a g e Shallow Utilities: Shallow utilities serving the existing property include electric, cable, gas, and telephone. The information provided within this section includes coordination with the utility providers as well as utility information provided from onsite surveys. City of Aspen Electric currently serves the property from a transformer located at the northeast corner of the neighboring property at 308 E. Hopkins Ave. Per coordination with the design team it has been determined that the new development will require 3-phase service. The nearest 3-phase power source is from a transformer located on the Wells Fargo property at 119 South Mill Street (Lot P of Block 80). The Wells Fargo property is east of the subject property. According to the COA Electric Department, the existing 3- phase transformer is inadequately sized to serve the proposed development. A new, COA compliant 7-ft x 7-ft vault and 3-phase transformer will be required, replacing the existing 5-ft x 5-ft vault and transformer. New 3-phase power will be extended from the new vault to the building within the Block 80 alley. Negotiations between the applicant and Wells Fargo have taken place and Wells Fargo has agreed to provide the additional easement required to accommodate the new 7’x7’ transformer and vault. A copy of the proposed easement is provided as an attachment to this report and will be recorded at time of building permit submittal. Location of meters and the shutoff panel will be determined during permit design and reflected on any future Building Permit Application. Comcast Cable service is available within the Block 80 Alley and can be extended to the proposed building from an existing pedestal directly across the alley from the proposed building. It is assumed that cable service will include a lock box control panel at the exterior of the building and then enter directly into the building. Black Hills Energy has an existing natural gas line within the Block 80 alley. According to Black Hills representatives, the existing line has adequate capacity to support the proposed improvements. A new service line will be extended from the Block 80 alley, should the project demands warrant. The location of the meter will be determined as the design progresses towards Building Permit Application. Century Link Telephone currently serves the property from the Block 80 alley to an interior terminal within the existing structure. The cabinet will need to be decommissioned prior to demolition of the existing structure. New service will be extended from the nearest service pedestal to the lower level mechanical room associated with the new structure. C. Conceptual Drainage Analysis Based on the proposed improvements and amount of site disturbance, this project will require a “Major Design” review in compliance with the City of Aspen’s Urban Runoff Management Plan (COA’s URMP) dated December, 2014. A drainage report will be provided with the building permit application. The following section summarizes the water quality treatment requirements and the project’s conceptual approach to providing treatment solutions and mitigation approaches that comply with the URMP. P278 IV.C. SE Job #17221 - Hillstone - 304 East Hopkins Avenue December 7, 2018 5 | P a g e Water Quality Capture Volume (WQCV) & Detention Detention – Because the project site is located in the urban core of the City of Aspen, onsite detention will not be required above the WQCV provided the amount of impervious area does not exceed what exists today. As stated in the URMP, “Given Aspen’s proximity to the Roaring Fork River and the large undeveloped drainage area in the Roaring Fork River watershed above Aspen, detention is not a practice that provides major flood control benefits for the City of Aspen.” Although onsite detention will likely not be required for this project, the stormwater mitigation design must safely pass the 100-yr storm event and not negatively impact downstream properties. WQCV – The URMP implements the design event for WQCV as the 80th Percentile runoff event which corresponds to roughly a 6-month to 1-year storm event. The City requires treatment of the “first flush” of the storm event which is quantifie d through the WQCV calculation. Conservatively assuming a 100% impervious site of 3,000 sq-ft, the required WQCV is 65 cubic feet. This is the required volume of water that must be treated through the water quality storage and treatment infrastructure (BMPs), stored, and released through a 12 hr period. BMPs – The URMP provides guidelines/requirements for permanent stormwater Best Management Practices (BMPs). SE has been in discussions with the project team early in the design process as it relates to providing stormwater mitigation and it has been determined that the options are somewhat limited given the footprint of the below grade structure and therefore the following water quality treatment options will be explored as the design progresses towards Building Permit Application with the final approach being one or a combination of all of the following: Drywells are a BMP that incorporate manhole structures with perforated barrel sections at the deeper depths to allow infiltration into the soils. When sub-soils are capable of moderate to high infiltration rates, dry wells are considered to be a viable BMP by dramatically reducing the increased runoff and volume of stormwater generated from surrounding impervious areas and promote infiltration; thereby improving water quality of stormwater runoff. Dry wells are equally as effective as alternative BMPs (ie. bioretention, grass buffers, grass swales) and can be integrated into sites that do not allow for direct surface infiltration due to lack of available space. The dry well will be sized to handle the receiving runoff volumes, it is an approved BMP outlined within the URMP, and is a practical solution to providing stormwater mitigation given the site constraints. It should be noted that if the dry well is used for water quality treatment then it will need to be sized 1.5 times more than the calculated water quality treatment that will be conveyed to the structure per City of Aspen Standards. In addition, it would need to be located below the basement of the building since the building encompasses the essentially the entire lot. The City requires a minimum depth of 10-ft and based on preliminary calculations, a 10-14 ft deep 4-ft diameter drywell would be necessary to provide water quality treatment and detention for the entire property. The size of this structure could be reduced if other methods of providing water quality treatment are determined to be viable as discussed P279 IV.C. SE Job #17221 - Hillstone - 304 East Hopkins Avenue December 7, 2018 6 | P a g e further below. It should be noted that although not required detention would be included within the design of the dry well to ensure flows exceeding the capacity of the structure are safely routed and discharged into the Block 80 Alley consistent with existing drainage patterns. It should be noted that the design of the dry well discharge pump system will likely result in a reduction of peak discharge rates as compared to existing conditions which will further improve and enhance drainage conditions on the subject property and surrounding area thereby meeting the goals of the City’s URMP and offering additional benefits from the other options mentioned below. Planter Areas – The site plan includes the integration of several landscaping planters proposed along the entrance to the new restaurant. These planter areas will fall above below grade structure and therefore will not be able to directly discharge into the underlying soils. However, there is a possibility to utilize these planter areas to provide water quality treatment volume for small portions of the roof/awning areas. This would be accomplished by directing small amounts of roof area to the surface of the planters (likely planters that fall adjacent to the building) via downspout, rain chain, lamb’s tongue, etc. The captured runoff would then be filtered through the engineered grow media that meets the City’s requirements which would result in treated stormwater. Since these planters fall above below grade structure and therefore cannot infiltrate captured runoff into the underlying soils an underdrain and overflow inlets/pipes would need to be provided. These pipes would either need to be routed to the City’s storm system located in front of 308 E. Hopkins or to a dry well as mentioned above. Whether these planters can be utilized for treatment of stormwater will be evaluated further as the design progresses. Either way the integration of planters will result in a reduction of impervious area and will be aesthetically pleasing to pedestrians and traffic passing by, thereby enhancing the site, community, and environment which also meets the intent of the City’s URMP. Existing Contech Stormfilter –During the DRC review process it was brought to our attention that there is an existing proprietary stormwater treatment structure (Contech Stormfilter) located in front of the neighboring bu ilding to the east (308 East Hopkins). This structure is currently providing water quality treatment for the impervious areas associated with 308 East Hopkins as well as portions of the City’s right-of-way. This water quality treatment structure consists of a curb inlet which captures the northeastern portion of E. Hopkins Street. An 8” drain line from 308 E. Hopkins also enters the structure along the west side based on Building Permit Drawings dated 3-26-08. Captured water is routed through filtration media contained within a series of cartridges located within the structure of the curb inlet. Flows are then routed to the City’s storm system that runs east along E. Hopkins Avenue. As the stormwater mitigation design progresses our office will further investigate whether there is any additional capacity for water quality treatment within the structure and if it is feasible to connect from the proposed development. If achievable then the next step will require an agreement with the neighbor to include shared maintenance responsibilities. Our office will explore this as an option as the design progresses towards Building Permit Application. P280 IV.C. SE Job #17221 - Hillstone - 304 East Hopkins Avenue December 7, 2018 7 | P a g e In addition to the required water quality mitigation options, the existing gutter located along the east side of the White House Tavern’s gabled and historic roof line shall be maintained to continue to collect stormwater runoff generated from this portion of the neighboring property. This will ensure no additional runoff is routed in between the existing building and proposed building under redeveloped conditions and it will maintain the current condition which seems to be acceptable and is not adversely impacting the historic buildin g. D. Conclusion The information within this report presents SE’s summary of engineering analysis and findings associated with the proposed site, utilities and stormwater infrastructure for the re-development of the property. Based on SE’s review, the proposed improvements will be properly served from all utilities and will meet the standards, requirements, and specifications of the COA and utility providers. Proper stormwater management and water quality treatment will be implemented for impervious areas which will improve the current site drainage conditions. In addition, the improvements will not adversely impact the subject property or downstream properties. E. Attachments Exhibit A: Conceptual Site, Utility & Grading Plan DRC Responses to Civil Engineering Related Comments Original DRC Comments Transformer Easement Exhibit and Legal Description Prepared by: Jesse K. Swann, PE Project Manager Sopris Engineering, LLC P281 IV.C. Civil Engineering Responses to 304 E Hopkins DRC Comments 502 Main Street • Suite A3 • Carbondale, CO 81623 • (970) 704-0311 • Fax (970) 704-0313 S OPRIS E NGINEERING • LLC civil consultants To: City of Aspen Engineering c/o Mike Horvath, PE From: Jesse Swann (Sopris Engineering LLC) Date: 12-7-2018 Subject: Responses to DRC Comments Hello Mike, Thank you for your review and comment on the conceptual design of the 304 E Hopkins Project that was submitted in support of HPC Final Approvals. Below are the DRC comments (in bold), related to Civil Engineering items, you provided to the design team along with our responses (italics) for your consideration. The original DRC comments are also attached for reference along with an updated Engineering Report which contains an easement exhibit for the proposed upgraded transformer and vault located at 119 S. Mill Street as well as a copy of the Conceptual Site, Grading & Utility Plan. Public Improvements: 1. Sidewalk along Hopkins Ave must be 8’ in width. The concrete portion of sidewalk may match the existing width of neighboring sidewalks, but the entire 8’ width must be walkable and ADA compliant. The tree wells must be located outside the 8’ walkable area. The project will further evaluate the condition of the existing 6.4-ft+/- sidewalk as well as the 6.5-ft+/- adjacent brick paver area to confirm whether the area is currently ADA compliant and modifications will be included as part of the project as required to ensure an 8-ft wide ADA compliant pedestrian corridor is provided. 2. All adjacent curb and gutter must be replaced as part of project. The proposed improvements will include the replacement of the existing curb/gutter that parallels the southern property line. The replacement will match existing gutter widths that exist today. Stormwater: 1. Site will be required to treat the water quality capture volume and release to the City storm water system per Table 1.1 of URMP. Conveyance and capacity to City system must be verified. Understood, the building permit application will include a drainage report prepared in accordance with the City’s URMP to include proposed treatment of stormwater runoff generated by the site. 2. URMP states that drywells are a last resort BMP. Please provide evidence of how other BMP’s are not applicable for the site. As stated in the Revised Engineering Report the proposed development consists of a below grade basement that essentially consumes the entire lot which eliminates many options for stormwater treatment and therefore a dry well is being considered. In addition, and as discussed below, further exploration of the existing Contech system located next door (308 E Hopkins) will be performed to determine if there is any available volume that this project might be able to utilize. Lastly, and as mentioned within the report, the proposed planters located at the entrance to the restaurant will be further evaluated to determine whether or not it is feasible to utilize these planters as bioretention cells. As always, our office will continue to coordinate with the City Engineering Department on means and methods associated with providing water quality treatment for this project as the design progresses towards building permit application. P282 IV.C. 304 E Hopkins – DRC Responses December 6, 2018 SE Job #17221 502 Main Street • Suite A3 • Carbondale, CO 81623 • (970) 704-0311 • Fax (970) 704-0313 S OPRIS E NGINEERING • LLC civil consultants 3. Stormwater infrastructure exists nearby for possible tie-in. A Contech vault exists within nearby sidewalk for a possible connection. Capacity and neighbor approval would have to be verified. Maintenance plan would also have to be resolved. The existing Contech system will be further explored as the stormwater mitigation design progresses. If found to be an acceptable approach for providing stormwater quality treatment then the applicant will engage in discussions with the owners at 308 E. Hopkins to determine if an agreement can be initiated that allows shared use of this existing structure. This will all be vetted out in support of any future building permit application. 4. Depending on timing of mudflow regulation changes, property may to be required to perform a mudflow study due to depth of debris on site. Understood, if required a mudflow study will be provided at time of building permit application. Utilities: 1. Existing material, size and condition of water service must be investigated. Fire calculations will be required to verify necessity of line size. Testing and disinfection will be required for service line. Plans must demonstrate how service line reaches mechanical room in back of building. Understood, this information will be provided in support of any future building permit application. 2. The report states the neighboring transformer will be updated and upsized. An agreement from the neighboring owner must be included at building permit for permission to perform work. Clearances for the upsized transformer must meet standards. An easement will also be required for new transformer. A meeting was held onsite on January 9, 2018 with Engineering and Aspen Electric to evaluate and discuss what would be required to provide 3-phase service to the proposed project. Based on this meeting it was determined that the nearest 3-phase transformer/vault was located at the northwest corner of 119 S. Mill Street (Wells Fargo) however the existing vault and transformer was undersized and would require a larger vault along with an expanded easement. Since that meeting the project team has reached out to Wells Fargo and have obtained an agreement that would allow for a new transformer and expanded easement to be granted to City of Aspen Electric. A copy of this easement exhibit is provided as an attachment to this response letter. The intent is to record the easement at time of building permit application. Please don’t hesitate contacting me with any questions/concerns. Sincerely, Jesse K. Swann, PE Project Manager Sopris Engineering, LLC Encl: Revised Engineering Report dated Dec. 7, 2018 Original DRC Comments P283 IV.C. Page 1 of 4 EXHIBIT D DRC COMMENTS Engineering These comments are not intended to be exclusive, but an initial response to the project packet submitted for purpose of the DRC meeting and are required at building permit submittal. Public Improvements: 1. Sidewalk along Hopkins Ave must be 8’ in width. The concrete portion of sidewalk may match the existing width of neighboring sidewalks, but the entire 8’ width must be walkable and ADA compliant. The tree wells must be located outside the 8’ walkable area. 2. All adjacent curb and gutter must be replaced as part of project. Stormwater 1. Site will be required to treat the water quality capture volume and release to the City storm water system per Table 1.1 of URMP. Conveyance and capacity to City system must be verified. 2. URMP states that drywells are a last resort BMP. Please provide evidence of how other BMP’s are not applicable for the site. 3. Stormwater infrastructure exists nearby for possible tie-in. A Contech vault exists within nearby sidewalk for a possible connection. Capacity and neighbor approval would have to be verified. Maintenance plan would also have to be resolved. 4. Depending on timing of mudflow regulation changes, property may to be required to perform a mudflow study due to depth of debris on site. Utilities 1. Existing material, size and condition of water service must be investigated. Fire calculations will be required to verify necessity of line size. Testing and disinfection will be required for service line. Plans must demonstrate how service line reaches mechanical room in back of building. 2. The report states the neighboring transformer will be updated and upsized. An agreement from the neighboring owner must be included at building permit for permission to perform work. Clearances for the upsized transformer must meet standards. An easement will also be required for new transformer. Parks 1. A tree removal/dripline excavation permit will be required. 2. If trees are removed, Silva Cells will be required. 3. City Forester to determine species of replacement trees. 4. Irrigation to trees will be required. 5. If trees are to remain, tree protection fencing will be required along with verification of existing irrigation. P284 IV.C. Page 2 of 4 6. Will tree grates be allowed for part of the 8’ walking surface that ENG is dictating? Building 1. Lower level a. Bathrooms are required to be separate sex or if uni-sex the lavatories shall be in the same room as the toilet not in a common hall. b. The lower 2nd tier tenant space exceeds the max travel distance allowed for a single exit, they cannot exit through the other tenant’s space for their second exit. c. The exterior access stair from the lower level is less than 10’ from the property line and is required to be enclosed and protected. They have discussed alternate methods of compliance with Stephen regarding this but must submit a formal proposal of alternate method of compliance to request relief from this code provision. d. The second tier tenant space cannot share the restroom on the lower level with the restaurant as they have shown it. If that is to be a common element for both tenants there needs to be doors separating spaces and defining the common space. 2. Main level a. They need an accessible route between spaces where the two buildings are connected in the kitchen, that stair needs to be replaced with a ramp or a ramp provided adjacent to it. They size of the employee work area does not meet the exception to this IBC 1104.3.1 for employee work area accessibility. b. Accessible route to the trash enclosure shall be provided from the interior of the building. Use of the alley is not allowed for an accessible route as it is a vehicular way. c. As openings on a building are not permitted on a property line they must submit a proposal for an alternate method to allow the connection between buildings in the kitchen. This has been discussed with Stephen as well and they will need to propose a deluge sprinkler system and obtain a recorded easement for this access across property lines. d. Dimension the distance to the center of the alley from the rear of the building to show that they comply with the allowed percentage of openings on that façade of the building. The distance needs to be shown on plan and they should show calculations of wall opening percentage to demonstrate compliance. 3. Roof a. Snow guards are required on the sloped roof over the entry b. Guards are required at the access hatch on the roof 4. General a. Blower door tests will be required per our 2015 code adoption b. All proposals for alternate methods shall be in writing, addressed to the chief building official, and be stamped and signed by their architect or engineer. They shall show how what is proposed is of equivalent results as what is prescribed by code. Environmental Health 1. The dimensions required for a commercial building and with service is 300 square feet (20’l x 15’w with 10’ height clearance) for trash and recycling storage (Municipal Code 12.10.030 A. b.). The current application would not be approved. P285 IV.C. Page 3 of 4 a. Applicant has proposed a total of 75 square feet for trash and recycling. Applicant was informed that although this restaurant may qualify under Special Review for a smaller space, any space less than a total of 150 square feet will not be considered for approval. b. Applicant was informed that composting may required by the time this restaurant is operational, so there must be room to collect trash, recycling and compost, each in a 2yd yard dumpster. c. The current drawings show a door of less than 8’ in width. Applicant was informed that the door to access the waste containers must be at least 8’ wide. 2. Applicant indicated they would investigate the possibility of working with the neighboring restaurant (currently White House Tavern) to determine if the waste space could be combined to get to adequate space for both facilities. a. City staff indicated that HPC may have to approve on any combination of waste areas with the adjoining historical structure. 3. Environmental Health staff offered to work with the applicant to find an acceptable configuration prior to submission for permit. Zoning Comments attached. Aspen Consolidated Sanitation District 1. Service is contingent upon compliance with the District’s rules, regulations, and specifications which are on file at the District office at the time of construction. 2. All clear water connections are prohibited (roof, foundation, perimeter, patio drains). 3. On-site utility plans require approval by ACSD. 4. On-site drainage and landscaping plans must accommodate ACSD service requirements and comply with regulations. 5. Oil and Grease interceptors are required for all new and remodeled food processing establishment. 6. Oil and Sand separators are required for garages and vehicle maintenance establishments. 7. When new service lines are required for existing development the old service line must be abandoned according to specific ACSD requirements. 8. Below grade development may require installation of a pumping system. 9. Generally one tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. 10. Permanent improvements are prohibited in areas covered by sewer easements or right of ways to the lot line of each development. 11. All ACSD fees must be paid prior to the issuance of a foundation and/or building permit. 12. Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. P286 IV.C. Page 4 of 4 13. Where additional development would produce flows that would overwhelm the planned capacity of the existing collection system and or treatment facility, the development will be assessed fees to cover the costs of replacing the entire portion of the system that would be overwhelmed. The District would fund the costs of constructing reserve capacity in the area of concern (only for the material cost difference for larger line) 14. Where main lines are not available to serve new development, a line extension request and collection system agreement are required. 15. Glycol snowmelt and heating systems must have containment provisions and must preclude discharge to the public sanitary sewer system. P287 IV.C. XELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXEL XEL XELXEL XELXELXELXELXELXELXELXELXELXELXELXELXELXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXUTXUTXUTXUTXUT XUTXUTXUTXUTXUTXUTXUTXUTXUTXWLXWLXWLXWLXWLXWLXWLXWLXWL XWL XWL XWL XSA XSA SOUTH MONARCH STREET ALLEY BLOCK 80EAST HOPKINS AVENUEPROJECT BENCHMARK L.S.28643 ELEV: 7908.9' EXISTING GUTTER ON 302 E. HOPKINS TO REMAIN N14° 50' 49.35"E 100.00' S14° 50' 49.35"W 100.00'N75° 09' 10.89"W 30.16'S75° 09' 10.89"E 30.16'EXISTING GAS METER & BOLLARDS TO 302 E. HOPKINS TO BE RELOCATED; FINAL LOCATION TO BE DETERMINED EXISTING TELEPHONE PEDESTAL EXISTING BOLLARDS EXISTING BUILDING (TO BE REMOVED) EXISTING BUILDING ENCROACHES 0.2' OVER PROPERTY LINE (TO REMAIN) LOT M 308 EAST HOPKINS AVE 304 E. HOPKINS AVE LOT L 302 E HOPKINS AVE LOT K WHITE HOUSE TAVERN 8' X 5.5' MULTIPORPOSE EASEMENT. BOOK 316 PAGE 705 EXISTING TRANSFORMER EXISTING TREE & TREE GRATE (RETAIN AND PROTECT) EXISTING TREE (RETAIN AND PROTECT) EXISTING "PARKING ->" SIGN (RETAIN AND PROTECT) EXISTING FENCE (TO REMAIN)79107909790979 0 7 7908 79092.5%2.0% 2. 7 % 2. 4 % 0.7% 2.0% 2.0%1.4%0.6% 0.6% 0.6% 0.5%2.2% 1.7% 2.0% 0.9% 1.1% 0.7% 1.9%1.4%MATCH EX:7907.5'± MATCH EX:7908.1'± MATCH EX:7907.7'± MATCH EX EOC:7909.1'± MATCH EX EOC:7909.0'± MATCH EX EOA:7908.6'± MATCH EX GFL:7908.4'± MATCH EX TBC:7908.8'± MATCH EX EOA:7908.9'± MATCH EX GFL:7908.7'± MATCH EX TBC:7909.2'± MATCH EX EOC:7909.4'± MATCH EX EOC:7909.4'± FFE:7909.20' FFE:7907.85' FG:7909.10' FG:7909.21' FG:7909.27' FG:7909.32' FG:7909.20'0.0%0.0%2.1%1.0%1.1%1.1%TOC:7907.63' TOC:7907.83' EX. 6.4±' WIDE SIDWALK TO BE EVALUATED FOR ADA CONFORMANCE & MODIFIED AS REQ'D 8' WIDE ADA COMPLIANT WALKWAY REQUIRED EX. BRICK PAVERS TO BE EVALUATED FOR CONFORMANCE TO ADA STANDARDS & MODIFIED AS REQ'D REPLACE EXISTING CURB & GUTTER WITH NEW TYPE A BARRIER CURB & GUTTER (PER COA DESIGN STANDARDS) EXISTING WALL OF WHITE HOUSE TAVERN 302 E. HOPKIN'S EXISTING 315 GALLON CONCRETE GREASE INTERCEPTOR TO BE SHARED WITH 304 E. HOPKINS. REFER TO NOTE 7. NEW TRASH ROOM TO COMBINE WITH EXISTING AREA AT WHITE HOUSE TAVERN AND HOUSE UTILITY METERS.LOCATION OF UTILITY METERS TO BE DETERMINED PRIOR TO BUILDING PERMIT APPLICATION UELUELUELUELUELUELUELUELUELUELUELUELUELUELUELGAS GAS UTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTV EXISTING SEWER MANHOLE RIM: 7909.40' INV: 7905.45' EXISTING CURB INLET WITH CONTECH WATER QUALITY STORMFILTER 308 E. HOPKINS AVE. LOT N 316 E HOPKINS AVE LOT O 119 S. MILL STREET LOT P WELLS FARGO EXISTING PARKING STRIPE RELOCATED BOLLARD HATCHED AREA REPRESENTS PROPOSED 10'x13' ELECTRIC EASEMENT EXISTING BOLLARD TO REMAIN EX. TRANSFORMER TO BE REPLACED PROPOSED 7'x7' 3-PHASE TRANSFORMER & VAULT (SHADED AREA) PROPERTY/ROW LINE (TYP) RELOCATED BOLLARD RELOCATED BOLLARD 10.0 13.0 3.0 3.0 NEW PRIMARY ELECTRIC SERVICE IN CONDUIT TEL TEL ROOF OVERHANG. EXISTING WATER SERVICE. SIZE, MATERIAL & CONDITION OF EXISTING SERVICE LINE TO BE DETERMINED PRIOR TO PERMIT APPLICATION. FIRE FLOW CALCULATIONS ALSO REQUIRED AT TIME OF PERMIT APPLICATION TO CONFIRM WATER SERVICE SIZING MATCH EX:7907.8'± EXISTING BUILDING (TO REMAIN)PLANTERPLANTERPLANTERPLANTERPLANTERNEW CABLE SERVICE LINE EXISTING CABLEPEDESTAL STAIRS STAIRSRAMP DUMPSTERDUMPSTERDUMPSTEREXTEND 3-PHASE ELECTRIC SERVICE FROM NEW TRANSFORMER & VAULT LOCATED @ 119 S. MILL STREET IN CONDUIT PER CITY OF ASPEN ELECTRIC DEPARTMENT'S STANDARDS EXTEND CABLE SERVICE PER COMCAST'S RULES & REGULATIONS PROPOSED INLET LOCATION & ROUTING TO BE CONFIRMED PRIOR TO BUILDING PERMIT (TYP)DUMPSTERLIMITS OF BELOW GRADE STRUCTURE LIMITS OF BELOW GRADE STRUCTURE FG:7909.20' FG:7909.32' FG:7909.32' FG:7909.23'1.5%3.0%2. 1 %3.6% INLET RIM:7909.28' INLET RIM:7909.03' RIM:7908.96' ALLEY BLOCK 80 21.01' R.O.W.1.1%2.4%1. 0 %1.3%6.33 9.00 EXISTING 15" RCP ACCESS LID UNDER PAVERS PER DESIGN DRAWINGS APPROXIMATE LOCATION OF 8" STORM DRAIN FROM 308 E. HOPKINS. PER DESIGN DRAWINGS DATED 3-26-08. Know what's below. before you dig.Call R EXISTING ELECTRIC MANHOLE EXISTING SEWER MANHOLE EXISTING WATER VALVE EXISTING GAS METER EXISTING ELECTRIC TRANSFORMER EXISTING TELEPHONE PEDESTAL EXISTING LIGHT POLE EXISTING SIGN EXISTING CONTOUR EXISTING CONTOUR INTERVAL7900 EXISTING EASEMENT EXISTING PROPERTY LINE EXISTING WATER MAINXWLXWL EXISTING SANITARY SEWER MAIN EXISTING GAS EXISTING TELEPHONE XGAS XGAS XGAS EXISTING UNDERGROUND ELECTRIC XUT XUT XUT XEL XEL XEL XSA XSA PROPOSED ASPHALT PAVEMENT PROPOSED CONCRETE/SIDEWALK PROPOSED PAVERS PROPOSED SAWCUT LINE (LIMIT OF DISTURBANCE) SITE BENCHMARK BASIS OF ELEVATION: ELEVATIONS ARE BASED ON CITY OF ASPEN GPS MONUMENT NO. 5, 7915.94'. 1988 NAVD. PER ASPEN SURVEY ENGINEERS, INC. PROJECT BENCHMARK IS LOCATED ON THE SOUTHWEST CORNER OF LOT K AS SHOWN. LS 28643, ELEV: 7908.9' LEGEND OPRIS ES NGINEERING, LLC. CIVIL CONSULTANTS 17221JOB NO. DATE:12-03-18 502 MAIN STREET CARBONDALE, CO 81623 (970) 704-0311 FAX: (970)-704-0313 CONCEPTUAL SITE, GRADING & UTILITY PLAN DESIGNED BY DRAWN BY CHECKED BY DATE REVISION EXHIBIT-A DRAWING NO. TITLE HPC FINALG:\2017\17221\CIVIL\CIVIL DWGS\DE\17221-SITE.DWG - Dec 18, 2018 - 3:46pmNORTH 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 010 10 20 10 405 HILLSTONE - ASPEN304 E. HOPKINS AVENUEASPEN, COLORADONOTE: THESE PLANS ARE CONCEPTUAL OR ILLUSTRATIVE IN NATURE & ARE INTENDED TO DEMONSTRATE OVERALL DESIGN APPROACH OF THE PROJECT. FURTHER INFORMATION WILL BE PROVIDED AS THE PROJECT DESIGN PROGRESSES THROUGH THE CITY'S REVIEW PROCESS. FINAL DESIGNS SHALL BE PROVIDED AS PART OF THE BUILDING PERMIT APPLICATION, AND IN SITUATIONS WHERE THE INFORMATION ILLUSTRATED HEREIN AND APPROVED BUILDING PERMIT DIFFER, THE APPROVED BUILDING PERMIT SHALL RULE. PROPOSED CONTOUR PROPOSED CONTOUR INTERVAL PROPOSED GAS PROPOSED TELEPHONE GAS GAS PROPOSED UNDERGROUND ELECTRIC TEL TEL UEL UEL 7900 PROPOSED CABLEUTVUTV GENERAL NOTES: 1.EXISTING CONDITIONS SURVEY PROVIDED BY ASPEN SURVEY ENGINEERS, INC. 2.THE LOCATIONS OF UNDERGROUND UTILITIES HAVE BEEN PLOTTED BASED ON UTILITY MAPS, LOCATES OR OTHER INFORMATION PROVIDED BY UTILITY COMPANIES AND ACTUAL FIELD LOCATIONS IN SOME INSTANCES. THESE UTILITIES, AS SHOWN MAY NOT REPRESENT ACTUAL FIELD CONDITIONS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT ALL UTILITY COMPANIES FOR FIELD LOCATION OF UTILITIES PRIOR TO CONSTRUCTION. 3.CONTRACTOR TO COORDINATE ABANDONMENT, RELOCATION, AND BURIAL OF THE EXISTING UTILITIES WITH THE UTILITY PROVIDERS. 4.CONTRACTOR SHALL PROTECT ALL EXISTING TREES THAT ARE TO REMAIN. A TREE PROTECTION PLAN MUST BE APPROVED BY CITY PARKS DEPARTMENT AND LANDSCAPE ARCHITECT PRIOR TO COMMENCING CONSTRUCTION. 5.ALL UTILITY METER LOCATIONS TO BE DETERMINED PRIOR TO BUILDING PERMIT APPLICATION 6.3-PHASE POWER TO BE EXTENDED FROM AN UPGRADED TRANSFORMER AND VAULT LOCATED ON 119 S. MILL STREET AS ILLUSTRATED HEREIN. AGREEMENTS AND EXPANDED EASEMENTS ARE IN PLACE AND SHALL BE RECORDED AT TIME OF BUILDING PERMIT APPLICATION. 7.AN AGREEMENT TO SHARE THE EXISTING GREASE INTERCEPTOR WITH 302 E. HOPKINS AVE. IS UNDERWAY AND SHALL BE REVIEWED & APPROVED BY ASPEN CONSOLIDATED SANITATION DISTRICT (ACSD). THE EXISTING SERVICE LINE EXITING THE EXISTING GREASE INTERCEPTOR AND EXTENDED TO THE DISTRICT'S MAIN WILL REQUIRE A SHARED SERVICE AGREEMENT WITH 302 E. HOPKINS. EXISTING DRAINAGE PATTERNP288 IV.C. 10.0' 13.0' EX. TRANSFORMER TO BE REPLACED PROPOSED 7'x7' 3-PHASE TRANSFORMER & VAULT (SHADED AREA) RELOCATED BOLLARD EXISTING PARKING STRIPE HATCHED AREA REPRESENTS PROPOSED 10'x13' ELECTRIC EASEMENT PROPERTY/ROW LINE (TYP) RELOCATED BOLLARD RELOCATED BOLLARD EXISTING BOLLARD TO REMAIN 3.0' 3.0' 3.0' 21.01' R.O.W. ALLEY BLOCK 80 (21.01' WIDE)N14° 50' 49"E 100.00'N75° 09' 11"W 120.62' NW CORNER LOT P (EASEMENT POINT OF BEGINNING) SOPRIS ENGINEERING - LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 (970) 704-0311 CITY OF ASPEN, COLORADO SHEET 1 OF 1 CITY OF ASPEN ELECTRIC EASEMENT NORTHWELLS FARGO 119 S. MILL ST. CITY AND TOWNSITE OF ASPEN - BLOCK 80 LOTS P,Q,R,& S (REC #288339) 316 E. HOPKINS CITY AND TOWNSITE OF ASPEN - BLOCK 80, LOT O SCALE 1" = 10' CITY OF ASPEN ELECTRIC EASEMENT DESCRIPTION: A CITY OF ASPEN ELECTRIC EASEMENT SITUATED ON A PORTION OF THAT PROPERTY DESCRIBED IN THAT DOCUMENT RECORDED AS RECEPTION NUMBER 288339 OF THE PITKIN COUNTY RECORDS; SAID EASEMENT ASLO BEING LOCATED ON A PORTION OF LOT P, BLOCK 80, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO AND IS MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT P; THENCE S.75°09'11”.E ALONG THE NORTHERLY BOUNDARY OF SAID LOT P A DISTANCE OF 13.00 FEET; THENCE LEAVING SAID NORTHERLY BOUNDARY S.14°50'49”.W A DISTANCE OF 10.00 FEET; THENCE N.75°09'11”.W A DISTANCE OF 13.00 FEET, TO A POINT ON THE WESTERLY BOUNDARY OF SAID LOT P; THENCE N.14°50'49”.E ALONG SAID WESTERLY BOUNDARY A DISTANCE OF 10.00 FEET TO THE POINT OF BEGINNING. CONTAINING 130 SQUARE FEET MORE OR LESS. EASEMENT DESCRIPTION PREPARED BY: MARK S. BECKLER, PLS #28643 FOR AND ON BEHALF OF SOPRIS ENGINEERING, LLC LOT P LOT Q EXHIBIT MAP OF: 119 S. MILL STREET EXISTING BUILDINGP289 IV.C. exhibit DP290IV.C. P291IV.C. P292IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ___________________________________________________________________________________________________________ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ________________________________________________________________________________________________________ 304 East Hopkins Avenue Lot L, Block 80 city and townsite of Aspen; Units 1 -5 of the Seguin Building. 2737-073-75-001 thru - 005, and 2737-073-75-800 Hillstone Restaurant Group/ contact: Matthias Lenz 147 South Beverly Drive, Beverly Hills, CA 90212 310-385-0333 matthias.lenz@hillstone.com Sara Adams/ BendonAdams 300 S. Spring St. #202, Aspen 925-2855 sara@bendonadams.com two story mixed use 1980s building with basement and sunken courtyard one story above grade commercial building with basement and street level Pedestrian Amenity space Growth Management Parking Exhibit E P293 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO  Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?  Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?  Do you plan other future changes or improvements that could be reviewed at this time?  In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?  If yes, are you seeking federal rehabilitation investment tax credits in Conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.)  If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Conservation Easement Program  Dimensional Variances  Increased Density  Historic Landmark Lot Split  Waiver of Park Dedication Fees  Conditional Uses  Tax Credits  Exemption from Growth Management Quota System P294 IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:_________________ Number of residential units: Existing:__________Proposed:_________________ Proposed % of demolition: __________ DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing:_________Allowable:__________Proposed:________ Principal Bldg.: Existing:_________Allowable:__________Proposed:________ Accessory Bldg.: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined Front/Rear: Indicate N, S, E, W Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance between buildings: Existing:_________Required:___________Proposed:________ Existing non-conformities or encroachments and note if encroachment licenses have been issued: _____________________________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ ______________________________________________________________________________ P295 IV.C. exhibit F P296 IV.C. PRE-APPLICATION CONFERENCE SUMMARY DATE: November 8, 2018 PLANNER: Amy Simon, amy.simon@cityofaspen.com PROJECT NAME AND ADDRESS: 304 E. Hopkins Avenue REPRESENTATIVE: BendonAdams, sara@bendonadams.com DESCRIPTION: On September 26th the Historic Preservation Commission approved demolition of the existing building at 304 E. Hopkins, and replacement with a new one story commercial structure, plus a full basement meeting the requirements for Second Tier Commercial space. The development contains less net leasable area than the existing building but involves the removal of two on-site affordable housing units. The units will be replaced with Affordable Housing Credits. Following HPC approval, City Council was offered a Call-Up notice and upheld HPC’s decision. Council also approved the removal of covenants requiring on-site affordable housing, so that credits can be provided as mitigation. The last review step before building permit application is Final Major Development Review and Final Commercial Design Review at HPC. HPC’s review will be based on the criteria for Major Development and the Commercial, Lodging and Historic District Design Standards and Guidelines. HPC will also review the applicant’s response to conditions listed in HPC Resolution #15, Series of 2018, identified as Final review topics. Below are links to relevant documents and a list of information needed to submit an application. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.412.040.C Commercial Design Review, Final Design 26.415.070.D.4 Certificate of Appropriateness for major development, Final For your convenience – links to the Land Use Application and Land Use Code are below: Commercial, Lodging, and Historic District Design Standards and Guidelines Historic Preservation Land Use Application Packet Land Use Code REVIEW BY: •Staff for Complete Application •Historic Preservation Commission for decision PUBLIC HEARING: Yes, posting and mailing. exhibit G P297 IV.C. PLANNING FEES: $1,300 Deposit for 4 hours of staff time (additional/lesser hours will be billed/refunded at a rate of $325/hr.) REFERRAL FEES: No, however staff will seek a referral comment from the Building Department and Environmental Health regarding any relevant code requirements or considerations. TOTAL DEPOSIT: $1,300 APPLICATION CHECKLIST – These items should first be submitted in a paper copy.  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached to Application)  A site plan and survey showing property boundaries, the location and orientation of existing and proposed improvements, proximity to any preserved view planes, and predominant site characteristics.  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property.  Final scaled and dimensioned drawings of the proposed structure, including a drawing of the street façade at ¼” scale.  An accurate representation of all building materials and finishes to be used in the development depicted through samples or photographs.  Visual depiction of the proposed building in the context of the overall block. P298 IV.C.  Final landscape and lighting plans. Once the application is deemed complete by staff, the applicant/applicant’s representative will receive an e-mail requesting submission of an electronic copy of the complete application and the deposit. Once the deposit is received, the case will be assigned to a planner and the land use review will begin. During review of the case, additional items may be requested. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. P299 IV.C. PROFORMA TITLE REPORT SCHEDULE A 1.Effective Date: March 16, 2018 at 8:00 AM Case No. PCT25210W 2.Policy or Policies to be issued: Proposed Insured: PROFORMA 3.Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the effective date hereof vested in: HILLSTONE RESTAURANT GROUP, INC., A DELAWARE CORPORATION 4.The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is described as follows: CONDOMINIUM UNITS 1, 2, 3, 4 AND 5, THE SEGUIN BUILDING CONDOMINIUMS, according to the Condominium Map thereof recorded May 4, 1983 in Plat Book 14 at Page 84 and as defined and described in the Condominium Declaration for Seguin Condominiums recorded May 4, 1983 in Book 444 at Page 474. PITKIN COUNTY TITLE, INC. 601 E. HOPKINS, ASPEN, CO. 81611 970-925-1766 Phone/970-925-6527 Fax 877-217-3158 Toll Free AUTHORIZED AGENT Countersigned: Exhibit H P300 IV.C. SCHEDULE B - SECTION 1 REQUIREMENTS THIS REPORT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE P301 IV.C. SCHEDULE B SECTION 2 EXCEPTIONS The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: 1. Rights or claims of parties in possession not shown by the public records. 2. Easements, or claims of easements, not shown by the public records. 3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct survey and inspection of the premises would disclose and which are not shown by the public records. 4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer service or for any other special taxing district. 7. Terms, conditions and reservations as contained in the Patent for the City of Aspen recorded in Book 139 at Page 216 8. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded November 28, 1888 in Book 59 at Page 518 providing as follows: "That no title shall be hereby acquired to any mine of gold, silver, cinnabar or copper or to any valid mining claim or possession held under existing laws". 9. Terms, conditions, provisions and obligations as set forth in Historic Preservation recorded January 13, 1975 in Book 295 at Page 515. 10. Terms, conditions, provisions and obligations as set forth in Statement of Exception from the Full Subdivision Process recorded May 4, 1983 in Book 444 at Page 468. 11. Those terms, conditions, provisions, obligations, easements, restrictions, assessments and all matters as set forth in Declaration of Covenants, Restrictions and Conditions for The Seguin Building (a condominium) recorded May 4, 1983 in Book 444 at Page 472, deleting therefrom any restrictions indicating any preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status, or national origin. 12. Terms, conditions, provisions, obligations, easements, restrictions and assessments as set forth in the Condominium Declaration for The Seguin Building (a condominium) recorded May 4, 1983 in Book 444 at Page 474, deleting therefrom any restrictions indicating preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status or national origin. 13. Easements, rights of way and all matters as disclosed on Plat of subject property recorded May 4, 1983 in Plat Book 14 at Page 84. 14. Security interest under the Uniform Commercial Code affecting subject property, notice of which is given by Financing Statement from Aspen Brewing Company LLC, debtor to Vectra Bank Colorado, National Association, secured party, Recorded February 18, 2011 as Reception No. 577762 and recorded February 18, 2011 as Reception No. 577764 and extended by Continuation Statement recorded December 24, 2015 as Reception No. 625879 and recorded December 24, 2015 as Reception No. 625882. 15. Terms, conditions, provisions and obligations as set forth in Encroachment License recorded February 7, 2012 as Reception No. 586551 and re-recorded March 28, 2017 as Reception No. 637140. (Continued) P302 IV.C. SCHEDULE B SECTION 2 EXCEPTIONS - (Continued) 16. Lease dated September 1, 2011 entered into between VMV, LLC, d/b/a Over Easy as tenant and William L. Seguin as landlord, as amended by First Amendment to Lease dated March 15, 2017 between VMV, LLC, d/b/a Over Easy as tenant and 304 East Hopkins Holdings, LLC as Landlord with respect to the lease of Condominium Unit 2, and shared right to use patio; and Lease dated September 15, 2010 entered into between Aspen Brewing Company as tenant and William L. Seguin as landlord, as amended by First Amendment to Lease dated March 10, 2016 between Aspen Brewing Company as tenant and 304 East Hopkins Holdings, LLC as landlord, with respect to the lease of Condominium Units 3, 4, and 5. 17. Any loss or damage caused by the 0.2' building and 0.3' facia encroachment onto the adjacent property along the easterly property line and the encroachment of a portion of brick surface onto the adjacent property along the westerly property line as shown on Survey of Aspen Survey Engineers, Inc. dated April, 2017 as Job No. 39232FA. 18. Any and all leases and/or tenancies. 19. Deed of Trust from : HILLSTONE RESTAURANT GROUP, INC. (f/k/a Houston's Restaurants ,Inc.), A DELAWARE CORPORATION To the Public Trustee of the County of PITKIN For the use of : BANK OF AMERICA, N.A. Original Amount : $120,000,000.00 Dated : August 16, 2017 Recorded : August 17, 2017 Reception No. : 640727 20. First Amendment to above Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing was recorded August 21, 2017 as Reception No. 640783. P303 IV.C. PITKIN COUNTY TITLE, INC. 601 E. HOPKINS, THIRD FLOOR ASPEN, CO 81611 970-925-1766/970-925-6527 FAX TOLL FREE 877-217-3158 WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE ARE AS FOLLOWS: ALPINE BANK-ASPEN 600 E. HOPKINS AVE. ASPEN, CO. 81611 ABA ROUTING NO. 102103407 FOR CREDIT TO: PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT ACCOUNT NO. 8910 354 425 REFERENCE:PCT25210W/PROFORMA P304 IV.C. Exhibit I P305 IV.C. Exhibit J P306 IV.C. Exhibit K 304 e. Hopkins – Vicinity Map P307 IV.C. exhibit M P308 IV.C. Mercer Long Box Light Designer: Thomas O'Brien Item # TOB 2005HAB Height: 24" Width: 5.5" Extension: 4" Backplate: 5.5" x 24" Rectangle Finishes: BZ, CH, HAB, PN Glass Options: WG Socket: 3 - E26 Keyless Wattage: 3 - 60 T P309IV.C. 84 Available in , see page 90. B-K LIGHTING El Capitan Series™is a beautiful up or down lighting wall bracket. The entire fixture is machined from solid aluminum and then finished in a rich polyester powder coat. There is a choice of two cap styles for different cutoff require- ments. The projection from the wall is 4” for ADA compliance. • Tamper proof design. • ADA compliant. • Completely sealed optical compartment. • Clear, tempered glass lens, factory sealed. Features • Machined aluminum construction with stainless steel hardware. • MR16 lamp holder with 250° C, 18 ga., wire leads. • Listed with MR16 lamps to 50 watts maximum. • For use with remote transformers, see page 97. P310 IV.C. 3/4" 18 96 3 13/16" 1 11/16" 43 H HEVI LITE, INC. 9714 Variel Ave, Chatsworth, CA 91311 Tel., (818) 341-8091 - Fax (818) 998-1986 Web Site http://www.hevilite.com Fixture Finish Optics Voltage Options/Access. Wet/damp/dry location. e HL-900NOTE: APPROVED: PROJECT: CATALOG NUMBER: TYPE: MADE IN THE USA SPECIFICATIONS DESCRIPTION:Compact adjustable MR11 sized LED accent light. Suitable for wet/damp/dry location installations. MATERIAL:Machined from 6061 aluminum.HL-900 - Machined Aluminum FINISH:AA - Anodized Satin AluminumAP - Powder Coat AluminumBK - Powder Coat Black BZ - Powder Coat BronzeWT - Powder Coat White LED OPTIONS:Integral high output 3W LED, warm white (3000K CCT) standard, others available.OpticsSP - Spot, 12ºNF - Narrow Flood, 24ºFL - Flood, 36º VOLTAGE:12 - 12 VAC output transformer required, not included. For dimming use magnetic transformer. MOUNTING:Fixture is designed with a 1/2-NPS adjustable mounting stem. OPTIONS:Glare shieldsGL-5 - Angled, aluminumGL-7 - Straight, aluminumLenses/Louvers/Color FiltersLA-1-11 - Hexcell Louver (Black) LA-2-11 - Prismatic lensLA-3-11 - Linear spread lensLA-4-11 - Soft focus lens (diffused)LA-5-11 - Moonlight lensLA-6-11 - Blue lensSee fixture accessories for more information. Note fixture will hold (1) lens/louver accessory. SAMPLE ORDER SPECIFICATION:HL-900-AA-NF-12-GL-5-LA-1-11 RATING: ORDER SPECIFICATION: _______________ - ________________ - _______________ - _______________ - _______________ THE INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE PROPERTY OF HEVI LITE, INC. ANY REPRODUCTION IN PART OR WHOLE WITHOUT THE WRITTEN PERMISSION OF HEVI LITE, INC. IS PROHIBITED. P311 IV.C. diode led ® An Elemental LED product line www.elementalled.com | sales@elementalled.com | 877.564.5051 option 2 FLUID VIEW® 12V Wet Location Strip Light FLUID VIEW Strip Light is an indirect, linear light ideal for indoor and outdoor general purpose applications. FLUID VIEW provides ambient and accent illumination for highlighting architectural features and fill lighting. This strip features a flexible, weatherproof housing that resists the elements and dust, and is easy to clean. LED Strip LightFeatures & Benefits • Form factor - low-profile strip that fits into tight spaces • Mounting - surface mounts using mounting clips • Dimmable - fully dimmable • Location - suitable for use in wet locations • Indoor/Outdoor Suitable for wet locations • Maintain UL Listing UL Listed field cuttable • Warranty 5-year limited warranty Color (CCT) IP65 IP Rating 3000K 1.44W Watts per ft. 98 Lumens per ft. 16.4 ft. Max. run 12VDC 70 CRI P312 IV.C. © 2015 Elemental LED FLUID VIEW® 12V Wet Location Strip Light* Item #Length Color Temp Lumens / ft. DI-12V-0051 9.5 ft.3000K - warm white 98 Always refer to the website for the most current updates to our technical documents. Optional Accessories *Also available in a dry-location model. 0.2 in. height 0.4 in. width cuttable every 2 in.––++✂ LED Power Supplies Description Item # 12V Constant Voltage Drivers See our website 12V Magnetic Dimmable Drivers See our website OMNIDRIVE® 12V Electronic Dimmable Drivers See our website 12V Plug-In Adapters See our website FVW2015.V2.1 Description Item # Wet Location Extension Cable (10.5mm Plugs) - 6 in.DI-10MM-WL6-EXT Wet Location Extension Cable (10.5mm Plugs) - 12 in.DI-10MM-WL12-EXT Wet Location Extension Cable (10.5mm Plugs) - 24 in.DI-10MM-WL24-EXT Wet Location Solder Connector Pair (10.5mm Plugs)DI-10MM-WL-SCP Wet Location Plug (10.5mm Plugs) to DC Adapter Connector - male DI-10MM-WL-DC Wet Location Splitter Plug (10.5mm Plugs) - 2-Way DI-10MM-WLSP2 Wet Location Splitter Plug (10.5mm Plugs) - 3-Way DI-10MM-WLSP3 Wet Location Splitter Plug (10.5mm Plugs) - 5-Way DI-10MM-WLSP5 LED Adapter Splice Cable - male DI-0712M P313 IV.C. Application LED recessed wall luminaire with unshielded light and louvers for use as location luminaires for means of way finding. Materials Floodlight housing and faceplate constructed of die-cast aluminum marine grade, copper free (≤ 0.3% copper content) A360.0 aluminum alloy White safety glass Silicone applied robotically to plasma treated casting for increased adhesion High temperature silicone gasket Mechanically captive stainless steel fasteners Stainless steel screw clamps Composite installation housing NRTL listed to North American Standards, suitable for wet locations Protection class IP65 Weight: 1.2 lbs Electrical Operating voltage 120-277V AC Minimum start temperature -30° C LED module wattage 2.0 W System wattage 3.0 W Controllability 0-10V dimmable Color rendering index Ra > 80 Luminaire lumens 150 lumens (3000K) Lifetime at Ta=15°C 105,000 h (L70) Lifetime at Ta=40°C 72,000 h (L70) LED color temperature 2700K - Product number + K27 3000K - Product number + K3 3500K - Product number + K35 4000K - Product number + K4 BEGA can supply you with suitable LED replacement modules for up to 20 years after the purchase of LED luminaires - see website for details Finish All BEGA standard finishes are matte, textured polyester powder coat with minimum 3 mil thickness. Available colors Black (BLK) White (WHT) RAL: Bronze (BRZ) Silver (SLV) CUS: LED recessed wall luminaires - shielded with louvers BEGA 1000 BEGA Way, Carpinteria, CA 93013 (805 ) 684-0533 info@bega-us.com Due to the dynamic nature of lighting products and the associated technologies, luminaire data on this sheet is subject to change at the discretion of BEGA North America. For the most current technical data, please refer to bega-us.com © copyright BEGA 2018 Updated 03/21/18 Type: BEGA Product: Project: Modified: LED recessed wall luminaires · shielded location luminaires LED A B C 33 017 2.0 W 6 5⁄8 2 3⁄4 5 A B C Fully enclosed luminaire with installation housing ensures seamless integration and weathertight operation. P314 IV.C. COVER SHEET &PROJECT INFORMATIONA-0.00HILLSTONE - ASPEN 304 EAST HOPKINS AVENUE ASPEN, CO 81611ISSUE DATE AND DESCRIPTIONfleetwood fernandez reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced in any manner or assigned to any third party without first obtaining the written consent of fleetwood fernandez.ABBREVIATIONSGRAPHIC SYMBOLSVICINITY MAPLOCATION MAPGRAPHIC SYMBOLSDRAWING INDEXPROJECT DIRECTORYPROJECT STATISTICS AND ZONING ANALYSISCODE ANALYSISEAST MAIN STREETEAST HOPKINS AVENUESOUTH M I L L S T R E E T SOUTH M O N A R C H S T R E E T SITENNSITEMAIN STE COOPER AVES ORIGINAL STE HOPKINS AVES MONARCH STE DURANT AVEASPEN MOUNTAINSKI RESORTALLEYP315IV.C. EAST HOPKINS AVE SOUTH MONARCH STREET304 E HOPKINSAVENUE302 E HOPKINSAVENUEEXISTINGBUILDING3/16" = 1'-0"A-0.10HILLSTONE - ASPEN 304 EAST HOPKINS AVENUE ASPEN, CO 81611ISSUE DATE AND DESCRIPTIONfleetwood fernandez reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced in any manner or assigned to any third party without first obtaining the written consent of fleetwood fernandez.LEGENDSHEET NOTESKEY NOTES1(E) N Elevation2(E) S Elevation4(E) Site PlanEXISTING FARPERCENTAGE OF PUBLIC AMENITY(E) AREA CALCULATIONSP316IV.C. EXISTING PLANS N.T.S.A-0.11HILLSTONE - ASPEN 304 EAST HOPKINS AVENUE ASPEN, CO 81611ISSUE DATE AND DESCRIPTIONfleetwood fernandez reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced in any manner or assigned to any third party without first obtaining the written consent of fleetwood fernandez.LEGENDSHEET NOTESKEY NOTES1(E) UPPER FLOOR3(E) LOWER LEVEL4(E) SITE PLANNET LEASABLE / LIVABLE(E) AREA CALCULATIONS2(E) MIDDLE FLOORP317IV.C. M1K1P1APTLPPROPOSED PLANS AREA DIAGRAMS3/16" = 1'-0"A-0.12HILLSTONE - ASPEN 304 EAST HOPKINS AVENUE ASPEN, CO 81611ISSUE DATE AND DESCRIPTIONfleetwood fernandez reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced in any manner or assigned to any third party without first obtaining the written consent of fleetwood fernandez.LEGENDSHEET NOTESKEY NOTES1PROPOSED BASEMENT LEVEL2PROPOSED STREET LEVELAREA CALCULATIONSGROSS FLOOR AREANET LEASABLE AREAPEDESTRIAN AMENITYSECOND TIER COMMERCIALP318IV.C. M1K1P1APTLPPROPOSED PLANS AREA CALCULATIONS3/16" = 1'-0"A-0.13HILLSTONE - ASPEN 304 EAST HOPKINS AVENUE ASPEN, CO 81611ISSUE DATE AND DESCRIPTIONfleetwood fernandez reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced in any manner or assigned to any third party without first obtaining the written consent of fleetwood fernandez.LEGENDSHEET NOTES1SUBGRADE CALCULATIONS2PROPOSED BASEMENT LEVEL3FLOOR AREA CALCULATIONSFLOOR AREA CALCULATIONSP319IV.C. EAST HOPKINS AVE SOUTH MONARCH STREET302 E HOPKINSAVENUE308 E HOPKINSAVENUEALLEY BLOCK 80304 E HOPKINSAVENUESCALEPROPOSED SITE PLAN013/16"=1'-0"SITE PLAN KEYNOTES:SITE PLAN NOTES:1.REFER TO SHEET A-0.00 FOR GENERAL INFORMATION ANDABBREVIATIONS.2.ALL DIMENSIONS ARE TO FACE OF FINISH, UNLESS OTHERWISENOTED.3.UNLESS OTHERWISE INDICATED, ALL SURFACES ARENON-PERMEABLE.01SKYLIGHT021903040505FIREPLACE VENTEDGE OF ROOF CANOPY AT ENTRY PATIO BELOWPATIO BELOW - REFER TO SHEET A-2.00PROPERTY LINE, REFER TO SURVEY10'-6"CL OF ALLEY5'-212"6'-4"6'-712"24LEGEND:EXISTING BUILDING TO REMAIN - 302 EHOPKINSEXISTING BUILDING, NOT IN SCOPEARTIFICIAL TURF LOCATIONSNOW RETENTION TABS AND HEAT TAPE06AIR HANDLER UNIT (82 14" x 79" x 44"H)07MAKE-UP AIR UNIT (172" x 37 38" x 57"H)08KITCHEN HOOD EXHAUST FAN09NOT USED10NOT USED11REMOTE CONDENSERS SERVING REFRIGERATION EQUIPMENT12PROPOSED TRASH ROOM AT ALLEY LEVEL. SEE A10.00 FORELEVATION13HEAT TAPE SHALL BE PROVIDED AT CANOPY FOR SNOWMELTING PURPOSES14NOT USED15ROOF LADDER16STAIR TO BASEMENT TENANT SPACE BELOW17EDGE OF EXISTING ALLEY18STRIP / UP LIGHT, REFER TO A-2.00 FOR LIGHTINGSPECIFICATIONS19NEW GAS METER LOCATION20NEW SNOW RETENTION TABS AND HEAT TAPE AT EXISTINGROOF EDGES21FIRE DEPARTMENT CONNECTION AT LOW BRICK WALL22PROVIDE SNOW MELT HEAT TAPE SURROUNDING ALL ROOFDRAINS23LOCATION OF ARTIFICIAL TURF232305221217101515150606222202010101010807131824PLANTER BOX0403208'-5"16'-8"16'-8"4'-8"01112'-1"3'-8"2'-1"012525PHOTOVOLTAIC PANEL LOCATION - MOUNTED 2'-0" ABOVEROOF SURFACE WITH 7.5 DEGREE PITCH5'-0" FROM PL DRAFTNOT FOR CONSTRUCTIONDATE834 S. Broadway, Los Angeles, CA 90014T. 310.486.9328 www.kevin-tsai.comISSUE DESCRIPTION#architects stampHPC SUBMITTAL REVISIONSAll designs, ideas, arrangements and plans indicated by thesedrawings and specifications are the property and copyright of theARCHITECT and shall neither be used on any other work nor beused by any other person for any use whatsoever without writtenpermission. Written dimensions shall take precedence overscaled dimensions and shall be verified at the job site. Anydimensional discrepancy shall be brought to the attention of theARCHITECT prior to the commencement of work.consultant01KTAKevin Tsai Architecture03/20/2019304 EAST HOPKINS AVENUEASPEN, CO 81611JOB NO:DRAWN BY:PIC/PM:19-03DRAWING TITLE:PROJECT TITLE:STAFFWS/GYHILLSTONE - ASPENSHEET:SCALE:A1.003/18"=1'-0"SITE PLANP320IV.C. BKBKAABGROUND FLOOR PLAN 1/4" = 1'-0"A-2.00HILLSTONE - ASPEN 304 EAST HOPKINS AVENUE ASPEN, CO 81611ISSUE DATE AND DESCRIPTIONfleetwood fernandez reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced in any manner or assigned to any third party without first obtaining the written consent of fleetwood fernandez.LEGENDSHEET NOTESKEY NOTESABKBCDP321IV.C. MSB1M1K1P1APTLPBASEMENT FLOOR PLAN 1/4" = 1'-0"A-2.01HILLSTONE - ASPEN 304 EAST HOPKINS AVENUE ASPEN, CO 81611ISSUE DATE AND DESCRIPTIONfleetwood fernandez reserves its common law copyright and other property rights in these drawings. these drawings are not to be reproduced in any manner or assigned to any third party without first obtaining the written consent of fleetwood fernandez.LEGENDSHEET NOTESKEY NOTESP322IV.C. ELEVATION GENERAL NOTES:1.REFER TO SHEET A-0.00 FOR GENERAL INFORMATION ANDABBREVIATIONS.2.REFER TO SHEET A-10.02 FOR PHOTOGRAPHS OF MATERIALSSHOWN ON KEYNOTE REFERENCES BELOW.+35'-10" (7947.72')T.O. PARAPET [+18'-9 1/2"]F.F. RESTAURANT [+0'-0"]EL. +7909.20'EL. +7927.99'18'-9 1 2"SCALEEXTERIOR ELEVATION - SOUTH011/4"=1'-0"SCALEEXTERIOR ELEVATION - NORTH021/4"=1'-0"T.O. PARAPET [+14'-6"]ELEVATION KEYNOTES:01PROPERTY LINE, REFER TO SURVEY02PRECAST CONCRETE CAP STONE/LINTEL/SILL,SEE (05/A10.02)141'-6"7'-0"3'-10"6'-5"1'-3"3'-4"TYP.1'-3"03WALL BRICK - RED, SEE (01/A10.02)04PTD. FIBERGLASS CANOPY EDGE TRIM, SEE (03/A10.02)05LIGHT FIXTURE AS SCHEDULED, REFER TO SHEET A2.0006ENTRANCE TO SECOND TIER COMMERCIAL SPACE ATBASEMENT07WINDOWS - POWDERCOAT STEEL, SEE (03/A10.02)8'-3"4'-3"7'-8"08DOOR - WALNUT FLAT GRAIN W/ GLASS INSERTS,SEE (04/A10.02)2010RECESSED BRICK DETAIL09PIVOTING TEAK LOUVER SCREEN, SEE (13/A10.02) AND(14/A10.02)SCALEPROTECTED OPENINGS EXHIBIT031/4"=1'-0"11ENTRANCE TO VESTIBULE WITH ACCESS TO RESTAURANTAND SECOND TIER COMMERCIAL SPACE12ROLL DOWN DOOR, SEE (07/A10.02)13ENTRY FLOORING, POURED IN PLACE CONCRETE WITHEXPOSED AGGREGATE14HANDRAIL - NAVAL BRASS, SEE (06/A10.02)15PTD. STEEL ROOF LADDER16SOLDIER COURSE BRICK DETAIL17PLANTER BOX, SPECIES - VINCA MINOR, SEE (08/A10.02)18NEW FIRE DEPARTMENT CONNECTION19WALNUT WOOD SLATS, SEE (04/A10.02)3'-0" 3'-6"20NEW GAS METER LOCATION (SHARED WITH 302 E HOPKINS)2121NEW SNOW RETENTION TABS AND HEAT TAPE AT EXISTINGROOF EDGES5'-0"8'-0" 8'-5"DRAFTNOT FOR CONSTRUCTIONDATE834 S. Broadway, Los Angeles, CA 90014T. 310.486.9328 www.kevin-tsai.comISSUE DESCRIPTION#architects stampHPC SUBMITTAL REVISIONSAll designs, ideas, arrangements and plans indicated by thesedrawings and specifications are the property and copyright of theARCHITECT and shall neither be used on any other work nor beused by any other person for any use whatsoever without writtenpermission. Written dimensions shall take precedence overscaled dimensions and shall be verified at the job site. Anydimensional discrepancy shall be brought to the attention of theARCHITECT prior to the commencement of work.consultant01KTAKevin Tsai Architecture03/20/2019304 EAST HOPKINS AVENUEASPEN, CO 81611JOB NO:DRAWN BY:PIC/PM:19-03DRAWING TITLE:PROJECT TITLE:STAFFWS/GYHILLSTONE - ASPENSHEET:SCALE:A10.001/4"=1'-0"ELEVATIONSEXTERIORP323IV.C. ELEVATION GENERAL NOTES:1.REFER TO SHEET A-0.00 FOR GENERAL INFORMATION ANDABBREVIATIONS.2.REFER TO SHEET A-10.02 FOR PHOTOGRAPHS OF MATERIALSSHOWN ON KEYNOTE REFERENCES BELOW.SCALEEXTERIOR ELEVATION - WEST011/4"=1'-0"ELEVATION KEYNOTES:01PROPERTY LINE, REFER TO SURVEY02PRECAST CONCRETE CAP STONE/LINTEL/SILL,SEE (05/A10.02)03WALL BRICK - RED, SEE (01/A10.02)04PTD. FIBERGLASS CANOPY EDGE TRIM, SEE (03/A10.02)05LIGHT FIXTURE AS SCHEDULED, REFER TO SHEET A2.0006ENTRANCE TO SECOND TIER COMMERCIAL SPACE ATBASEMENT07WINDOWS - POWDERCOAT STEEL, SEE (03/A10.02)08DOOR - WALNUT FLAT GRAIN W/ GLASS INSERTS,SEE (04/A10.02)10RECESSED BRICK DETAIL09PIVOTING TEAK LOUVER SCREEN, SEE (13/A10.02) AND(14/A10.02)11ENTRANCE TO VESTIBULE WITH ACCESS TO RESTAURANTAND SECOND TIER COMMERCIAL SPACE12ROLL DOWN DOOR, SEE (07/A10.02)13ENTRY FLOORING, POURED IN PLACE CONCRETE WITHEXPOSED AGGREGATE14HANDRAIL - NAVAL BRASS, SEE (06/A10.02)15PTD. STEEL ROOF LADDER16SOLDIER COURSE BRICK DETAIL17PLANTER BOX, SPECIES - VINCA MINOR, SEE (08/A10.02)18NEW FIRE DEPARTMENT CONNECTION1920NEW GAS METER LOCATION (SHARED WITH 302 E HOPKINS)21NEW SNOW RETENTION TABS AND HEAT TAPE AT EXISTINGROOF EDGEST.O. PLYWD.EL. 100'-0"T.O. CHIMNEYEL. 121'-0 1/4"T.O. KITCHEN CEILINGEL. 108'-1 3/4"T.O. PARAPETEL. 115'-9 3/4"PEAK OF ROOFEL. 118'-7"8'-1 3/4" 21'-0 5/16"T.O. ROOFEL. 111'-7 3/4"3'-6"4'-2"T.O. WALKEL. 97'-7 3/4"2'-3 1/4" 18'-7" ALLEY MONARCH STREETHOPKINS AVENUE PROPERTY LINE28'-0" - ZONE DISTRICT HEIGHT RESTRICTION PER 26.710.140 (D)18'-11 1/2" PROPERTY LINE 5'-0"2'-0"CLR.WALNUT WOOD SLATS, SEE (04/A10.02)DRAFTNOT FOR CONSTRUCTIONDATE834 S. Broadway, Los Angeles, CA 90014T. 310.486.9328 www.kevin-tsai.comISSUE DESCRIPTION#architects stampHPC SUBMITTAL REVISIONSAll designs, ideas, arrangements and plans indicated by thesedrawings and specifications are the property and copyright of theARCHITECT and shall neither be used on any other work nor beused by any other person for any use whatsoever without writtenpermission. Written dimensions shall take precedence overscaled dimensions and shall be verified at the job site. Anydimensional discrepancy shall be brought to the attention of theARCHITECT prior to the commencement of work.consultant01KTAKevin Tsai Architecture03/20/2019304 EAST HOPKINS AVENUEASPEN, CO 81611JOB NO:DRAWN BY:PIC/PM:19-03DRAWING TITLE:PROJECT TITLE:STAFFWS/GYHILLSTONE - ASPENSHEET:SCALE:A10.011/4"=1'-0"ELEVATIONSEXTERIORP324IV.C. ELEVATION GENERAL NOTES:1.REFER TO SHEET A-0.00 FOR GENERAL INFORMATION ANDABBREVIATIONS.SCALESECTION 01011/4"=1'-0"ELEVATION KEYNOTES:01PROPOSED MECHANICAL EQUIPMENT, REFER TO A1.00FOR INFORMATION ON SPECIFICATION AND HEIGHTS OFUNITS02FIREPLACE VENT BEYOND, REFER TO SITE/ROOF PLAN FORADDITIONAL DIMENSIONS03WHITE HOUSE TAVERN BEYOND04WOOD BEAM DROP CEILING05GAS FIREPLACE AS SCHEDULED06LIGHTING AS SCHEDULED, REFER TO SHEET A2.00 FORLIGHTING SPECIFICATIONS07PILE CAP, REFER TO SHORING DRAWINGS08OPEN WEB STEEL JOIST, PER STRUCTURAL DRAWINGS10SEALED CONCRETE SLAB09PRECAST CONCRETE TRIM AS SCHEDULED11PAINTED METAL ROLL-UP DOOR AS SCHEDULED12CORRUGATED METAL DECK WITH CONCRETE INFILL PERSTRUCTURAL DRAWINGS13RIGID INSULATION, AS SCHEDULED14SINGLE-PLY ROOFING MEMBRANE AS SCHEDULED15PARAPET BEYOND16BRICK CLADDING AS SCHEDULED17STEEL WINDOW SYSTEM AS SCHEDULED18POURED IN PLACE CONCRETE BASEMENT WALL PERSTRUCTURAL DRAWINGS19RECESS IN DECK BELOW TO ALLOW FOR FLUSH FLOOR ATWALK-IN COOLER, REFER TO STRUCTURAL DRAWINGS20PHOTOVOLTAIC PANEL LOCATION - MOUNTED 2'-0" ABOVEROOF SURFACE WITH 7.5 DEGREE PITCH1423771791610812158121314918161113101962020DRAFTNOT FOR CONSTRUCTIONDATE834 S. Broadway, Los Angeles, CA 90014T. 310.486.9328 www.kevin-tsai.comISSUE DESCRIPTION#architects stampHPC SUBMITTAL REVISIONSAll designs, ideas, arrangements and plans indicated by thesedrawings and specifications are the property and copyright of theARCHITECT and shall neither be used on any other work nor beused by any other person for any use whatsoever without writtenpermission. Written dimensions shall take precedence overscaled dimensions and shall be verified at the job site. Anydimensional discrepancy shall be brought to the attention of theARCHITECT prior to the commencement of work.consultant01KTAKevin Tsai Architecture03/20/2019304 EAST HOPKINS AVENUEASPEN, CO 81611JOB NO:DRAWN BY:PIC/PM:19-03DRAWING TITLE:PROJECT TITLE:STAFFWS/GYHILLSTONE - ASPENSHEET:SCALE:A11.001/4"=1'-0"SECTIONSBUILDINGP325IV.C. ELEVATION GENERAL NOTES:1.REFER TO SHEET A-0.00 FOR GENERAL INFORMATION ANDABBREVIATIONS.SCALESECTION 02011/4"=1'-0"ELEVATION KEYNOTES:01PROPOSED MECHANICAL EQUIPMENT, REFER TO A1.00FOR INFORMATION ON SPECIFICATION AND HEIGHTS OFUNITS02NOT USED03WHITE HOUSE TAVERN BEYOND04WOOD BEAM DROP CEILING05SKYLIGHT AS SCHEDULED06LIGHTING AS SCHEDULED, REFER TO SHEET A2.00 FORLIGHTING SPECIFICATIONS07PILE CAP, REFER TO SHORING DRAWINGS08OPEN WEB STEEL JOIST, PER STRUCTURAL DRAWINGS10SEALED CONCRETE SLAB, REFER TO STRUCTURALDRAWINGS FOR INFORMATION09PRECAST CONCRETE TRIM AS SCHEDULED11FLAMED BLACK GRANITE AT STEPS, REFER TO SHEETA10.02 FOR REFERENCE IMAGE12CORRUGATED METAL DECK WITH CONCRETE INFILL PERSTRUCTURAL DRAWINGS13RIGID INSULATION, AS SCHEDULED14SINGLE-PLY ROOFING MEMBRANE AS SCHEDULED15PARAPET BEYOND16BRICK CLADDING AS SCHEDULED17STEEL WINDOW SYSTEM AS SCHEDULED18POURED IN PLACE CONCRETE BASEMENT WALL PERSTRUCTURAL DRAWINGS19NAVAL BRASS AND WOOD GUARDRAIL, REFER TO FINISHSCHEDULE20APPROXIMATE LOCATION OF ADJACENT BUILDINGSCALESECTION 03011/4"=1'-0"6411081212814131513181620212252321APPROXIMATE LOCATION OF EXISTING BUILDING FLOORFINISH22EXISTING GUTTER AT ROOF OF WHITE HOUSE TAVERN22PHOTOVOLTAIC PANEL LOCATION - MOUNTED 2'-0" ABOVEROOF SURFACE WITH 7.5 DEGREE PITCHDRAFTNOT FOR CONSTRUCTIONDATE834 S. Broadway, Los Angeles, CA 90014T. 310.486.9328 www.kevin-tsai.comISSUE DESCRIPTION#architects stampHPC SUBMITTAL REVISIONSAll designs, ideas, arrangements and plans indicated by thesedrawings and specifications are the property and copyright of theARCHITECT and shall neither be used on any other work nor beused by any other person for any use whatsoever without writtenpermission. Written dimensions shall take precedence overscaled dimensions and shall be verified at the job site. Anydimensional discrepancy shall be brought to the attention of theARCHITECT prior to the commencement of work.consultant01KTAKevin Tsai Architecture03/20/2019304 EAST HOPKINS AVENUEASPEN, CO 81611JOB NO:DRAWN BY:PIC/PM:19-03DRAWING TITLE:PROJECT TITLE:STAFFWS/GYHILLSTONE - ASPENSHEET:SCALE:A11.011/4"=1'-0"SECTIONSBUILDINGP326IV.C. P327IV.C. XELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXELXEL XEL XELXEL XELXELXELXELXELXELXELXELXELXELXELXELXELXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXGASXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXSAXUTXUTXUTXUTXUT XUTXUTXUTXUTXUTXUTXUTXUTXUTXWLXWLXWLXWLXWLXWLXWLXWLXWL XWL XWL XWL XSA XSA SOUTH MONARCH STREET ALLEY BLOCK 80EAST HOPKINS AVENUEPROJECT BENCHMARK L.S.28643 ELEV: 7908.9' EXISTING GUTTER ON 302 E.HOPKINS TO REMAIN N14° 50' 49.35"E 100.00' S14° 50' 49.35"W 100.00'N75° 09' 10.89"W 30.16'S75° 09' 10.89"E 30.16'EXISTING GAS METER & BOLLARDS TO 302 E. HOPKINS TO BE RELOCATED; FINAL LOCATION TO BE DETERMINED EXISTING TELEPHONE PEDESTAL EXISTING BOLLARDS EXISTING BUILDING (TO BE REMOVED) EXISTING BUILDING ENCROACHES 0.2' OVER PROPERTY LINE (TO REMAIN) LOT M 308 EAST HOPKINS AVE 304 E. HOPKINS AVE LOT L 302 E HOPKINS AVE LOT K WHITE HOUSE TAVERN 8' X 5.5' MULTIPORPOSE EASEMENT. BOOK 316 PAGE 705 EXISTING TRANSFORMER EXISTING TREE & TREE GRATE (RETAIN AND PROTECT) EXISTING TREE (RETAIN AND PROTECT) EXISTING "PARKING ->" SIGN (RETAIN AND PROTECT) EXISTING FENCE (TO REMAIN)79107909790979 0 7 7908 79092.5%2.0%2. 7 %2. 4 % 0.7% 2.0% 2.0%1.4%0.6% 0.6% 0.6% 0.5%2.2% 1.7% 2.0% 0.9% 1.1% 0.7% 1.9%1.4%MATCH EX:7907.5'± MATCH EX:7908.1'± MATCH EX:7907.7'± MATCH EX EOC:7909.1'± MATCH EX EOC:7909.0'± MATCH EX EOA:7908.6'± MATCH EX GFL:7908.4'± MATCH EX TBC:7908.8'± MATCH EX EOA:7908.9'± MATCH EX GFL:7908.7'± MATCH EX TBC:7909.2'± MATCH EX EOC:7909.4'± MATCH EX EOC:7909.4'± FFE:7909.20' FFE:7907.85' FG:7909.10' FG:7909.21' FG:7909.27' FG:7909.32' FG:7909.20'0.0%0.0%2.1%1.0%1.1%1.1%TOC:7907.63' TOC:7907.83' EX. 6.4±' WIDE SIDWALK TO BE EVALUATED FOR ADA CONFORMANCE & MODIFIED AS REQ'D 8' WIDE ADA COMPLIANT WALKWAY REQUIRED EX. BRICK PAVERS TO BE EVALUATED FOR CONFORMANCE TO ADA STANDARDS & MODIFIED AS REQ'D REPLACE EXISTING CURB & GUTTER WITH NEW TYPE A BARRIER CURB & GUTTER (PER COA DESIGN STANDARDS) EXISTING WALL OF WHITE HOUSE TAVERN 302 E. HOPKIN'S EXISTING 315 GALLON CONCRETE GREASE INTERCEPTOR TO BE SHARED WITH 304 E. HOPKINS. REFER TO NOTE 7. NEW TRASH ROOM TO COMBINE WITH EXISTING AREA AT WHITE HOUSE TAVERN AND HOUSE UTILITY METERS. LOCATION OF UTILITY METERS TO BE DETERMINED PRIOR TO BUILDING PERMIT APPLICATION UELUELUELUELUELUELUELUELUELUELUELUELUELUELUELGAS GAS UTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTVUTV EXISTING SEWER MANHOLE RIM: 7909.40' INV: 7905.45' EXISTING CURB INLET WITH CONTECH WATERQUALITY STORMFILTER 308 E. HOPKINS AVE. LOT N 316 E HOPKINS AVE LOT O 119 S. MILL STREET LOT P WELLS FARGO EXISTING PARKING STRIPE RELOCATED BOLLARD HATCHED AREA REPRESENTS PROPOSED 10'x13' ELECTRIC EASEMENT EXISTING BOLLARD TO REMAIN EX. TRANSFORMER TO BE REPLACED PROPOSED 7'x7' 3-PHASE TRANSFORMER & VAULT (SHADED AREA) PROPERTY/ROW LINE (TYP) RELOCATED BOLLARD RELOCATED BOLLARD 10.0 13.0 3.0 3.0 NEW PRIMARY ELECTRIC SERVICE IN CONDUIT TEL TEL ROOF OVERHANG. EXISTING WATER SERVICE. SIZE, MATERIAL & CONDITION OF EXISTING SERVICE LINE TO BE DETERMINED PRIOR TO PERMIT APPLICATION. FIRE FLOW CALCULATIONS ALSO REQUIRED AT TIME OF PERMIT APPLICATION TO CONFIRM WATER SERVICE SIZING MATCH EX:7907.8'± EXISTING BUILDING (TO REMAIN)PLANTERPLANTERPLANTERPLANTERPLANTERNEW CABLE SERVICE LINE EXISTING CABLE PEDESTAL STAIRS STAIRSRAMP DUMPSTERDUMPSTERDUMPSTEREXTEND 3-PHASE ELECTRIC SERVICE FROM NEW TRANSFORMER & VAULT LOCATED @ 119 S. MILL STREET IN CONDUIT PER CITY OF ASPEN ELECTRIC DEPARTMENT'S STANDARDS EXTEND CABLE SERVICE PER COMCAST'S RULES & REGULATIONS PROPOSED INLET LOCATION & ROUTING TO BE CONFIRMED PRIOR TO BUILDING PERMIT (TYP)DUMPSTERLIMITS OF BELOW GRADE STRUCTURE LIMITS OF BELOW GRADE STRUCTURE FG:7909.20' FG:7909.32' FG:7909.32' FG:7909.23'1.5%3.0% 2. 1 % 3.6% INLET RIM:7909.28' INLET RIM:7909.03' RIM:7908.96' ALLEY BLOCK 80 21.01' R.O.W.1.1%2.4%1. 0 %1.3%6.33 9.00 EXISTING 15" RCP ACCESS LID UNDER PAVERS PER DESIGN DRAWINGS APPROXIMATE LOCATION OF 8" STORM DRAIN FROM 308 E. HOPKINS. PER DESIGN DRAWINGS DATED 3-26-08. Know what's below. before you dig.Call R EXISTING ELECTRIC MANHOLE EXISTING SEWER MANHOLE EXISTING WATER VALVE EXISTING GAS METER EXISTING ELECTRIC TRANSFORMER EXISTING TELEPHONE PEDESTAL EXISTING LIGHT POLE EXISTING SIGN EXISTING CONTOUR EXISTING CONTOUR INTERVAL7900 EXISTING EASEMENT EXISTING PROPERTY LINE EXISTING WATER MAINXWLXWL EXISTING SANITARY SEWER MAIN EXISTING GAS EXISTING TELEPHONE XGAS XGAS XGAS EXISTING UNDERGROUND ELECTRIC XUT XUT XUT XEL XEL XEL XSA XSA PROPOSED ASPHALT PAVEMENT PROPOSED CONCRETE/SIDEWALK PROPOSED PAVERS PROPOSED SAWCUT LINE (LIMIT OF DISTURBANCE) SITE BENCHMARK BASIS OF ELEVATION: ELEVATIONS ARE BASED ON CITY OF ASPEN GPS MONUMENT NO. 5, 7915.94'. 1988 NAVD. PER ASPEN SURVEY ENGINEERS, INC. PROJECT BENCHMARK IS LOCATED ON THE SOUTHWEST CORNER OF LOT K AS SHOWN. LS 28643, ELEV: 7908.9' LEGEND OPRIS ESNGINEERING, LLC. CIVIL CONSULTANTS 17221JOB NO. DATE:12-03-18 502 MAIN STREET CARBONDALE, CO 81623 (970) 704-0311 FAX: (970)-704-0313 CONCEPTUAL SITE, GRADING & UTILITY PLAN DESIGNED BY DRAWN BY CHECKED BY DATE REVISION C-1.0 DRAWING NO. TITLE HPC FINALG:\2017\17221\CIVIL\CIVIL DWGS\DE\17221-SITE.DWG - Dec 18, 2018 - 3:43pmNORTH 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 010 10 20 10 405 HILLSTONE - ASPEN304 E. HOPKINS AVENUEASPEN, COLORADONOTE: THESE PLANS ARE CONCEPTUAL OR ILLUSTRATIVE IN NATURE & ARE INTENDED TO DEMONSTRATE OVERALL DESIGN APPROACH OF THE PROJECT. FURTHER INFORMATION WILL BE PROVIDED AS THE PROJECT DESIGN PROGRESSES THROUGH THE CITY'S REVIEW PROCESS. FINAL DESIGNS SHALL BE PROVIDED AS PART OF THE BUILDING PERMIT APPLICATION, AND IN SITUATIONS WHERE THE INFORMATION ILLUSTRATED HEREIN AND APPROVED BUILDING PERMIT DIFFER, THE APPROVED BUILDING PERMIT SHALL RULE. PROPOSED CONTOUR PROPOSED CONTOUR INTERVAL PROPOSED GAS PROPOSED TELEPHONE GAS GAS PROPOSED UNDERGROUND ELECTRIC TEL TEL UEL UEL 7900 PROPOSED CABLEUTVUTV GENERAL NOTES: 1.EXISTING CONDITIONS SURVEY PROVIDED BY ASPEN SURVEY ENGINEERS, INC. 2.THE LOCATIONS OF UNDERGROUND UTILITIES HAVE BEEN PLOTTED BASED ON UTILITY MAPS, LOCATES OR OTHER INFORMATION PROVIDED BY UTILITY COMPANIES AND ACTUAL FIELD LOCATIONS IN SOME INSTANCES. THESE UTILITIES, AS SHOWN MAY NOT REPRESENT ACTUAL FIELD CONDITIONS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT ALL UTILITY COMPANIES FOR FIELD LOCATION OF UTILITIES PRIOR TO CONSTRUCTION. 3.CONTRACTOR TO COORDINATE ABANDONMENT, RELOCATION, AND BURIAL OF THE EXISTING UTILITIES WITH THE UTILITY PROVIDERS. 4.CONTRACTOR SHALL PROTECT ALL EXISTING TREES THAT ARE TO REMAIN. A TREE PROTECTION PLAN MUST BE APPROVED BY CITY PARKS DEPARTMENT AND LANDSCAPE ARCHITECT PRIOR TO COMMENCING CONSTRUCTION. 5.ALL UTILITY METER LOCATIONS TO BE DETERMINED PRIOR TO BUILDING PERMIT APPLICATION 6.3-PHASE POWER TO BE EXTENDED FROM AN UPGRADED TRANSFORMER AND VAULT LOCATED ON 119 S. MILL STREET AS ILLUSTRATED HEREIN. AGREEMENTS AND EXPANDED EASEMENTS ARE IN PLACE AND SHALL BE RECORDED AT TIME OF BUILDING PERMIT APPLICATION. 7.AN AGREEMENT TO SHARE THE EXISTING GREASE INTERCEPTOR WITH 302 E. HOPKINS AVE. IS UNDERWAY AND SHALL BE REVIEWED & APPROVED BY ASPEN CONSOLIDATED SANITATION DISTRICT (ACSD). THE EXISTING SERVICE LINE EXITING THE EXISTING GREASE INTERCEPTOR AND EXTENDED TO THE DISTRICT'S MAIN WILL REQUIRE A SHARED SERVICE AGREEMENT WITH 302 E. HOPKINS. EXISTING DRAINAGE PATTERNP328 IV.C. C:\General CADD 12\Gxd\39232FC.gxd -- 11/21/2018 -- 12:05 PM -- Scale 1 : 120.000000P329 IV.C. SCALELANDSCAPING - ALPINE CURRANT09N.T.S.SCALEFLAMED BLACK GRANITE15N.T.S.SCALEREFERENCE - LOUVER SCREEN14N.T.S.SCALEREFERENCE - LOUVER SCREEN13N.T.S.SCALEREFERENCE - PLANTER BOX17N.T.S.SCALENOT USED16N.T.S.SCALENOT USED17N.T.S.SCALEREFERENCE - CANOPY SLATS12N.T.S.SCALESECTION AT PLANTER16N.T.S.SCALE11N.T.S.SCALEREFERENCE - CANOPY10N.T.S.SCALEPRECAST CONCRETE05N.T.S.SCALEBRONZE TRIM06N.T.S.SCALEBRICK01N.T.S.SCALEEXPOSED AGGREGATE CONC.02N.T.S.SCALETH28 "SURREY" PAINT COLOR03N.T.S.SCALEROLL-UP DOOR COLOR07N.T.S.SCALELANDSCAPING - VINCA MINOR08N.T.S.SCALE04N.T.S.SCALENOT USED18N.T.S.DRAFTNOT FOR CONSTRUCTIONDATE834 S. Broadway, Los Angeles, CA 90014T. 310.486.9328 www.kevin-tsai.comISSUE DESCRIPTION#architects stampHPC SUBMITTAL REVISIONSAll designs, ideas, arrangements and plans indicated by thesedrawings and specifications are the property and copyright of theARCHITECT and shall neither be used on any other work nor beused by any other person for any use whatsoever without writtenpermission. Written dimensions shall take precedence overscaled dimensions and shall be verified at the job site. Anydimensional discrepancy shall be brought to the attention of theARCHITECT prior to the commencement of work.consultant01KTAKevin Tsai Architecture03/20/2019304 EAST HOPKINS AVENUEASPEN, CO 81611JOB NO:DRAWN BY:PIC/PM:19-03DRAWING TITLE:PROJECT TITLE:STAFFWS/GYHILLSTONE - ASPENSHEET:SCALE:A10.02IMAGESAND REFERENTIALMATERIAL PHOTOSP330IV.C. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet EXHIBIT ATTACHMENT 6 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 517 E. Hyman Ave. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: April 10 ,2019 STATE OF COLORADO ) ss. County of Pitkin ) 1, David Rybak (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060(E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. X Posting of notice: By posting of notice, which form was obtained from the Community Development Department,which was made of suitable, waterproof materials,which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15)days prior to the public hearing and was continuously visible from the 22 day of March , 20 19, to and including the date and time of the public hearing. A photograph of the posted notice (sign)is attached hereto. Mailing of notice: By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E) (2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300)feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (Continued on next page) City of Aspen 1 130 S.Galena Street.1 (970)920 5090 Historic Land Use Application Requirements, Updated:March 2016 City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet Rezoning or text amendment. Whenever the official zoning district map is in anyway to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended,whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise,the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However,the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature The foregoing"Affidavit of Notice"Nvas acknowledged before me this 9 day of Po c''l I 20ft_, by Ocw'�ck g-i 24 WITNESS MY HAND AND OFFICIAL SEAL. KLLBY FARINS My commission expires: NOTARF PUBLIC � TATE Chi-C;01-012ADO N(-)TARY10#20184045165 {h/It'(,V%I?ri:,?S1•:'n&-p-i !'4G'rPmber25,2022 ~ tart' ublic ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE(SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL City of Aspen 1130 S.Galena Street.1 (970)920 5090 Historic Land Use Application Requirements,Updated:March 2016 IIS � { I ✓-�� I 1 wap. a�•v.rtw y. W 1 _ I •� m— U � x • E m 3 oEm� - mw���y2 �m _ a 4iV �4C � m $ me •`- .o F= m CL F. EXHIBIT I i n -J4 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 302 East Hopkins Ave. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: April 10, , 2019 STATE OF COLORADO ) ss. County of Pitkin ) I, Sara Adams (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. _x Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the 25 day of_March , 2019, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Ohvner Notice. By the certified mailing of notice, return receipt requested,to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current j tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended,whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature 2►� The f regoing "Affidavit of Notice"was acl`-��owledged efore me this T day of , 20 , by�tVt f4,� WITNESS MY HAND AND OFFICIAL SEAL n MARIA RENEE ESPINOZA My commission expires: l �a NOTARY PUBLIC STATE OF COLORADO NOTARY ID 20184028029 -' - MY COMMISSION EXPIRES JULY 10,2022 Notary Public ATTACHMENTS AS APPLICABLE: COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. X24-65.5-103.3 PUBLIC NOTICE Date : Wed . , April 10 , 2019 Time : 4 : 30 PM Place : Council Chambers , City Hall , 130 S . Galena Street Purpose : Applicant ( Hillstone Restaurant Group , 147 S . Beverly Drive , Beverly Hills , CA 90212 ) requests Minor Development approval from the Historic Preservation Commission for a connecting door between this structure and the proposed new structure at 304 E . Hopkins & for new utility equipment & landscaping on this site . For more info contact kevin . rayes@cityofaspen . com . - n ;� 2F'.Ls" rvft }��y� t, ac aL S �x qcxjl�141 tTyst� Vj_ ' - 1 n � '. �\•Azo�' �•�q4 9 G« � o `• � ,�•�-s � � � �� rpt' • F , . ATTk.HE INo �`YCLFS 1 • . �Y _ �� h.; _ It O TO THE FEN,E sf^ '., a L�•�. ,T T 144 t ' ,r i •�yj;y�::1:.•Iy R. //✓♦ ' 71. w. +_ .a .�-�— - uta�, ly• � I 7 any. t. •K�} EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROP RTY6 Aspen, CO SCHEDU EIb�UBLICEARING DATE: 20 1q STATE OF COLORADO ) ss. County of Pitkin ) 1, (name, please print) being or representing an AplIlicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of'public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature The for oing "Affidavit of Notice" was acknowledged before me this� day of rc h 120K, by � a _ ao Aa$ �_ WITNESS MY HAND AND OFFICIAL SEAL �__� mg=2-.0 E -- �m2 Ho-Em H ° cc i"& My commission expires: 2 2-3 =c < U�ftDU as aS Vin .¢m'-' ic'viEao UHOZ qy-ESO° uW o Um'yu°-gm.E� oa5�gn fav' fS ,m�� a - vm� . a" U. 3 °05°10 �'� cerEms' sU-ch °�` - —-- FOw =W a ^���-��� =��-m E' `�rp otary Public Z JON ON Nm u t2-1 -0U9_ 3- agtg; 'E,c a_E_urmd dq^ c5°1 22 E �"` iuo a LAUREN LITCHET NOTARY PUBLIC ATTACHMENTS AS APPLICABLE: STATE OF COLORADO NOTARY ID 20194003051 • COPY OF THEPUBLICA TION MY COMMISSION EXPIRES JANUARY 23,2023 • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 304 East Hopkins Ave._, Aspen, CO SCHEDULED PUBLIC HEARING DATE: April 101h ,2019_ STATE OF COLORADO ) ss. County of Pitkin ) 1, Sara Adams (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. _x Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the_25 day of March , 2019, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. _x Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. _n/a_ Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Minercil Lstute Oivner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text nmendrnent. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature 2 V24 The f regoing "Affidavit of Notice"was ack owledged efore me this ✓ day of , 20 , by T WITNESS MY HAND AND OFFICIAL SEAL MARIA RENEE ESPINOZA My commission expires: l L I 0�� b NOTARY PUBLIC STATE OF COLORADO NOTARY ID 20184028029 MY COMMISSION EXPIRES JULY 10,2022 Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICA TION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 Pitkin County Mailing List of 300 Feet Radius From Parcel: 273707375001 on 03/19/2019 t 'TKIN A C oUNT Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIs presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIs makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. http://www.pitkinmapsandmore.com JPS NEVADA TRUST GRAND SLAM HOLDINGS LLC GRAND SLAM HOLDINGS LLC 1701 N GREEN VALLEY PKWY#9C 215 S MONARCH ST#101 215 S MONARCH ST#101 HENDERSON,NV 89074 ASPEN,CO 81611 ASPEN,CO 81611 MONARCH BUILDING LLC ORR ROBERT L CANTINA BUILDING LLC PO BOX 126 2700 G ROAD#12A PO BOX 1247 WOODY CREEK,CO 81656 GRAND JUNCTION,CO 81506 ASPEN,CO 81612 HILLSTONE RESTAURANT GROUP INC COLORADO MOUNTAIN NEWS MEDIA CO HART GEORGE DAVID&SARAH 3539 NORTHSIDE PKWY 580 MALLORY WY PO BOX 5491 ATLANTA,GA 30327 CARSON CITY,NV 89701 SNOWMASS VILLAGE,CO 81615 ISIS BUILDING LLC 301 EAST HOPKINS AVENUE LLC 201 E MAIN HOLDINGS LLC 602 E COOPER#202 411 W PUTNAM AVE 2416 E 37TH ST N ASPEN,CO 81611 GREENWICH,CT 06830 WICHITA,KS 67219 ROBERTS JANET A 360 HEXAGON LLC HILLSTONE RESTAURANT GROUP INC 215 S MONARCH ST#G101 9401 INDIAN CREEK PKWY STE 800 3539 NORTHSIDE PKWY ASPEN,CO 81611 OVERLAND PARK,KS 66210 ATLANTA,GA 30327 232 EAST MAIN STREET LLC TRUE JAMES R ORR ROBERT L 2001 N HALSTED#304 PO BOX 2864 2700 G ROAD#12A CHICAGO,IL 60614 ASPEN,CO 81612 GRAND JUNCTION,CO 81506 ORR ROBERT L JOHNSON PETER C&SANDRA K 301 EAST HOPKINS AVENUE LLC 2700 G ROAD#12A 51 OVERLOOK DR 411 W PUTNAM AVE GRAND JUNCTION,CO 81506 ASPEN,CO 81611-1008 GREENWICH,CT 06830 MONARCH BUILDING LLC HILLSTONE RESTAURANT GROUP INC SEDOY MICHAEL PO BOX 126 3539 NORTHSIDE PKWY 35 SUTTON PL#19B WOODY CREEK,CO 81656 ATLANTA,GA 30327 NEW YORK,NY 10022 KATIE REED PLAZA CONDO ASSOC 301 EAST HOPKINS AVENUE LLC MOJO ASPEN LLC 301 E HOPKINS AVE 411 W PUTNAM AVE 215 S MONARCH#G102 ASPEN,CO 81611 GREENWICH,CT 06830 ASPEN,CO 81611 PARK CENTRAL CONDO ASSOC 314 HEXAGON LLC 301 EAST HOPKINS AVENUE LLC 215 S MONARCH ST STE 203 9401 INDIAN CREEK PKWY STE 800 411 W PUTNAM AVE ASPEN,CO 81611 OVERLAND PARK,KS 66210 GREENWICH,CT 06830 ELLIOTT ELYSE A TRUST CITY OF ASPEN 301 EAST HOPKINS AVENUE LLC 610 NORTH ST 130 S GALENA ST 411 W PUTNAM AVE ASPEN,CO 81611 ASPEN,CO 81611 GREENWICH,CT 06830 CLARKS ASPEN LLC MOTHER LODE CONDO ASSOC DAVIS HORN INCORPORATED 818 SOUTH MAIN ST COMMON AREA 215 S MONARCH#104 BLANDING,UT 84511 314 E HYMAN AVE ASPEN,CO 81611 ASPEN,CO 81611 1000 EAST HOPKINS LLC MOTHER LODE CONDO ASSOC INC TRUE JAMES R 215 S MONARCH #104 9401 INDIAN CREEK PKWY STE 800 PO BOX 2864 ASPEN,CO 81611 OVERLAND PARK,KS 66210 ASPEN,CO 81612 GRAND SLAM HOLDINGS LLC CLARK LOIS P REV TRUST 301 EAST HOPKINS AVENUE LLC 215 S MONARCH ST#101 PO BOX 5815 411 W PUTNAM AVE ASPEN,CO 81611 SNOWMASS VILLAGE,CO 81615 GREENWICH,CT 06830 SHVACHKO NATALIA AJAX JMG INVESTMENTS LLC BRINING ROBERT D 35 SUTTON PL#19B 9401 WILSHIRE BLVD 9TH FL 215 S MONARCH#203 NEW YORK,NY 10022 BEVERLY HILLS,CA 902122974 ASPEN,CO 81611 KELLY GARY MOTHER LODE CONDO ASSOC INC 301 EAST HOPKINS AVENUE LLC PO BOX 12356 9401 INDIAN CREEK PKWY STE 800 411 W PUTNAM AVE ASPEN,CO 81612 OVERLAND PARK,KS 66210 GREENWICH,CT 06830 301 EAST HOPKINS AVENUE LLC ASPEN BRANCH HOLDINGS LLC 301 EAST HOPKINS AVENUE LLC 411 W PUTNAM AVE 3033 E FIRST AVE 411 W PUTNAM AVE GREENWICH,CT 06830 DENVER,CO 80206 GREENWICH,CT 06830 BERNSTEIN JEREMY M PROFIT SHARING PL NUNN RONALD FAMILY LP MINERS REAL ESTATE LLC 610 NORTH ST 10500 BRENTWOOD BLVD PO BOX 1365 ASPEN,CO 81611 BRENTWOOD,CA 94513 ASPEN,CO 81612 TRUE JAMES R BERNSTEIN JEREMY M PROFIT SHARING PL ORR ROBERT L PO BOX 2864 610 NORTH ST 2700 G ROAD#12A ASPEN,CO 81612 ASPEN,CO 81611 GRAND JUNCTION,CO 81506 BATES NATHANIEL B TRUST RACZAK FAMILY TRUST CLARK LOIS P REV TRUST PO BOX 9909 0234 LIGHT HILL RD PO BOX 5815 ASPEN,CO 81612 SNOWMASS,CO 81654 SNOWMASS VILLAGE,CO 81615 ORR ROBERT L 303 EAST MAIN LLLP 301 EAST HOPKINS AVENUE LLC 2700 G ROAD#12A PO BOX 8016 411 W PUTNAM AVE GRAND JUNCTION,CO 81506 ASPEN,CO 81612 GREENWICH,CT 06830 ORR ROBERT L 301 EAST HOPKINS AVENUE LLC 314-PH HEXAGON LLC 2700 G ROAD#12A 411 W PUTNAM AVE 9401 INDIAN CREEK PKWY STE 800 GRAND JUNCTION,CO 81506 GREENWICH,CT 06830 OVERLAND PARK,KS 66210 BRINING ROBERT JPS NEVADA TRUST TRUE JAMES R 215 S MONARCH ST#203 1701 N GREEN VALLEY PKWY#9C PO BOX 2864 ASPEN,CO 81611 HENDERSON,NV 89074 ASPEN,CO 81612 CLARKS ASPEN LLC HILLSTONE RESTAURANT GROUP INC JPS NEVADA TRUST 818 SOUTH MAIN ST 3539 NORTHSIDE PKWY 1701 N GREEN VALLEY PKWY#9C BLANDING,UT 84511 ATLANTA,GA 30327 HENDERSON,NV 89074 RACZAK FAMILY TRUST 301 EAST HOPKINS AVENUE LLC ORR ROBERT L 0234 LIGHT HILL RD 411 W PUTNAM AVE 2700 G ROAD#12A SNOWMASS,CO 81654 GREENWICH,CT 06830 GRAND JUNCTION,CO 81506 WHITMAN FINE PROPERTIES SHVACHKO NATALIA CARLS REAL ESTATE LLC 210 E HYMAN AVE#101 35 SUTTON PL#19B PO BOX 1365 ASPEN,CO 81611 NEW YORK,NY 10022 ASPEN,CO 81612 ORR ROBERT L JPS NEVADA TRUST DAVIS HORN INCORPORATED 2700 G ROAD#12A 1701 N GREEN VALLEY PKWY#9C 215 S MONARCH#104 GRAND JUNCTION,CO 81506 HENDERSON,NV 89074 ASPEN,CO 81611 CITY OF ASPEN JPS NEVADA TRUST DAVIS HORN INCORPORATED 130 S GALENA ST 1701 N GREEN VALLEY PKWY#9C 215 S MONARCH#104 ASPEN,CO 81611 HENDERSON,NV 89074 ASPEN,CO 81611 PLUMERIA PARTNERS LLLP DAVIS HORN INCORPORATED DAVIS HORN INCORPORATED 925 CHATFIELD RD 215 S MONARCH#104 215 S MONARCH#104 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 WELLS FARGO BANK ICONIC PROPERTIES JEROME LLC CLARK LOIS P REV TRUST PO BOX 2609 1375 ENCLAVE PKWY PO BOX 5815 CARLSBAD,CA 92018 HOUSTON,TX 77077 SNOWMASS VILLAGE,CO 81615 314-200 HEXAGON LLC SEDOY MICHAEL GOODING NANCY A 9401 INDIAN CREEK PKWY STE 800 35 SUTTON PL#19B 4800 S HOLLY ST OVERLAND PARK,KS 66210 NEW YORK,NY 10022 ENGLEWOOD,CO 80111 SEGUIN BUILDING CONDO ASSOC KELLY GARY KELLY GARY COMMON AREA PO BOX 12356 PO BOX 12356 304 E HYMAN AVE ASPEN,CO 81612 ASPEN,CO 81612 ASPEN,CO 81611 301 EAST HOPKINS AVENUE LLC MINERS REAL ESTATE LLC 312 EAST HYMAN AVENUE LLC 411 W PUTNAM AVE PO BOX 1365 2001 N HALSTED#304 GREENWICH,CT 06830 ASPEN,CO 81612 CHICAGO, IL 60614 1543 LLC 301 EAST HOPKINS AVENUE LLC FREDRICK LARRY D 1543 WAZEE ST#400 411 W PUTNAM AVE 215 S MONARCH ST#G101 DENVER,CO 80202 GREENWICH,CT 06830 ASPEN,CO 81611 CLARK LOIS P REV TRUST 301 EAST HOPKINS AVENUE LLC HOFFMAN JOHN L&SHARON R TRUST PO BOX 5815 411 W PUTNAM AVE 411 E 63RD ST SNOWMASS VILLAGE,CO 81615 GREENWICH,CT 06830 KANSAS CITY,MO 64108 ROBERTS JANET A BRINING ROBERT HILLSTONE RESTAURANT GROUP INC 215 S MONARCH ST#G101 215 S MONARCH ST#203 3539 NORTHSIDE PKWY ASPEN,CO 81611 ASPEN,CO 81611 ATLANTA,GA 30327 301 EAST HOPKINS AVENUE LLC FREDRICK LARRY D CLARK LOIS P REV TRUST 411 W PUTNAM AVE 215 S MONARCH ST#G101 PO BOX 5815 GREENWICH,CT 06830 ASPEN,CO 81611 SNOWMASS VILLAGE,CO 81615 308 EAST HOPKINS CONDO ASSOC 301 EAST HOPKINS AVENUE LLC DAVIS HORN INCORPORATED COMMON AREA 411 W PUTNAM AVE 215 S MONARCH#104 308 E HOPKINS AVE GREENWICH,CT 06830 ASPEN,CO 81611 ASPEN,CO 81611 CLARKS ASPEN LLC 1000 EAST HOPKINS LLC PCU-5 LLC 818 SOUTH MAIN ST 215 S MONARCH #104 PO BOX 2563 BLANDING,UT 84511 ASPEN,CO 81611 ASPEN,CO 81612 GRAND SLAM HOLDINGS LLC MOJO ASPEN LLC DAVIS HORN INCORPORATED 215 S MONARCH ST#101 215 S MONARCH#G102 215 S MONARCH#104 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 FREDRICK LARRY D MILL STREET PLAZA ASSOC LLC JAFFE JONATHAN&KAREN 215 S MONARCH ST#G101 602 E COOPER#202 88 EMERALD BAY ASPEN,CO 81611 ASPEN,CO 81611 LAGUNA BEACH,CA 92651 NOTICE OF PUBLIC HEARING: 304 E Hopkins Project Location: 304 E Hopkins Land Use Reviews: Final Major Development Review, 130 S. Galena Street, Final Commercial Design Review Aspen, CO 81611 Decision Making Body: Historic Preservation Commission p: (970)920.5000 Hearing Date:April 10, 2019, 4:30 p.m. f: (970)920.5197 Hearing Location: City Hall, Council Chambers; 130 S. www.aspenpitkin.com Galena St:Aspen, CO 81611 Project Description:The applicant has received Conceptual approval to demolish the existing structure and to construct a one-story commercial building with full basement. Final approval of project details is required. Legal Description:Condominium Units 1,2, 3,4 and 5,the Seguin Building Condominiums, according to the Condominium Map thereof recorded May 4, 1983 in Plat Book 14 at Page 84 and as defined and described in the Condominium Declaration for Seguin Condominiums recorded May 4, 1983 in Book 444 at Page 474. Parcel ID:2737-073-75-001 to-005,2737-073-75-800. Applicant: Hillstone Restaurant Group,147 South Beverly Drive, Beverly Hills,CA 90212. Represented by BendonAdams. More Information: For further information related to the project,contact Amy Simon at the City of Aspen Community Development Department, 130 S.Galena St.,Aspen,CO,(970)429.2758, amy.simon@cityofaspen.com I ,id f Aip� IdA �` �\ � f y '+ate I• � '1 r.; ' '+; 1 •" I 'mss� �� �; t' y ` � \�� ��� L � 1 'M NINE �..`0 a� k r I •u•�� low ,+'�� r r"� �•�r��• 'tom'. ��i•�,;!• � to .t • .; ,! ti.C�J�': PUBLIC NOTICE Date : wed . , April 10 , 2019 Time : 4 : 30 PM Place : Council Chambers , City Hall , 130 S . Galena Street Purpose : Applicant ( Hillstone Restaurant Group, 147 S . Beverly Drive , Beverly Hills, CA 90212 ) has received Conceptual approval to demolish this structure and construct a new one-story commercial building with basement. Final approval of project details is required . For more info contact Aspen Planning Dept. at 970-429-2758 or amy. simon@cityofaspen . com .