Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
agenda.apz.20120619
AFGEN JI ASPEN PLANNING AN) ZONING COM[M[iSSION REGULAR MEETING TUESDAY, June 19, 2012 4:30 p.m. Sister Cities room 130 S. Galena Street, Aspen I. ROIL.. CALL. II. COMMENTS A. Commissioners B. Planning Staff C. Public • III. MINUTES IV. DECLARATION OF CONFLICT OF INTEREST V. PUBLIC HEARINGS — A. 602 E. Hyman Ave. Conceptual Commercial Design 1 . 601 E. Hyman Ave. , Conceptual Commercial Design VI. OTHER :USINESS VII. BOARD REPORTS VIII. A!P JOURN Next Resolution Number: 12 2111 A P1 ti MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Jessica Garrow, Long Range Planner THRU: Jennifer Phelan, Community Development Deputy Director RE: 602 E Hyman-Conceptual Commercial Design Review, Special Review for Trash/Utility/Recycle Area Resolution No. , Series of 2012 MEETING DATE: June 19, 2012 APPLICANT/OWNER: • • • ..- David L Hunt '"'" ,t„, REPRESENTATIVE: .' *. 4A' ` ,4i A. Sunny Vann, Vann �~ , Associates, LLC - r_#V ,. LOCATION: • k- _k 602 E Hyman Ave, i _ CURRENT ZONING: .. t_ C-1, Commercial, Zone District SUMMARY: ; ".. _ The Applicant requests ,, , , w_'q conceptual commercial it, ,, i, design review and special *4 -L de'/ review for the trash / utility / %, - , t�-_ -I- ?: y Alg recycle area for a remodel ',, . i'„ . and addition of the building ' ri-' 5 - - i� at 602E Hyman. ' L, � ' =- -- ':sue_ ,i '�!F /1!, ,/ ;' STAFF RECOMMENDATION: sir ,, ; ; Staff recommends approval i - �--_ _,_'=Y'?;.- 4'' I 416 I of the request, with --- conditions. Vh i' `/.. *-:A ]4j j . l ' re`I , Photo: 602 E Hyman building and location. 602 E Hyman Ave-Conceptual Commercial Design P&Z Memo Page 1 of 8 • P2 REQUEST OF THE PLANNING AND ZONING COMMISSION: The Applicant is requesting the following land use approvals from the Planning and Zoning Commission to redevelop the site: • Conceptual Commercial Design Review for development involving commercial uses, pursuant to Land Use Code Section 26.412.050, Commercial Review, and pursuant to the Commercial, Lodging, and Historic District Design Objectives and Guidelines. (The Planning and Zoning Commission is the final review authority.) • Special Review for varying the trash / utility / recycle area, pursuant to Land Use Code Sub-Sections 26.575.060.B and 26.430.040.E, Utility/trash/recycle service areas. (The Planning and Zoning Commission is the final review authority.) BACKGROUND AND PROJECT SUMMARY: The applicant proposes to remodel an existing two story building and add a recessed third floor at 602 E Hyman. The lot is 6,002 square feet and is located on the north-east corner of Hunter and Hyman. It is commonly referred to as the l;llie Brickham building because local architect Ellie l3rickhatn designed the building. The geometric shapes, expression of volumes to define space,clean lines and an emphasis on minimalist details of the circa 1960 building are important characteristics of the Modern style of architecture. The successful expression of the Modern style, and the accomplishments and contributions of Ellie Brickham as an architect qualified this building for inclusion on the City's AspenModern map as a building with potential historic significance. The building is not landmark designated, and participation in the AspenModern program is voluntary. The applicant is not proposing to designate the building. Existing Conditions: he existing structure includes two entrances—one on each street—with commercial space in the basement, ground and second floors. A free-market residential unit is located on the second floor, as is commercial space that was converted at some point in the last 30-40 years into a bandit residential unit. There are a number of second floor decks on the building. The building currently includes 5,128.1 sq. ft. of floor area, with 4,548.1 sq. ft. of commercial net leasable space and 1,530.6 sq. ft. of residential net livable space. The existing building is 20 feet in height. The building includes a number of roof overhangs, which project into the right of way by over four feet on both the Hunter and Hyman sides of the building. The parcel is at a higher elevation than the right of'way, and includes a raised sidewalk that is not ADA accessible. The parcel also includes a number of very large trees and some fencing. The trash/utility area is located along the alley, but is substandard in size. There are currently six (6) off-street parking spaces located along the alley. Approximately 17% of the parcel (1,040 sq. ft.) presently"meets the Public Amenity requirements. The Court House View Plane No. 1 crosses a small portion of the site at the far north-east corner of the property. However, it crosses at a height well above the allowed 36—40 foot height limit of the zone district and therefore does not limit the height of the development. 602 E Hyman Ave—Conceptual Commercial Design P&Z Memo Page 2 of 8 P3 Proposed Development: The applicant proposes to remodel the existing building and add a third floor. The building would include commercial space on the basement, ground, and second levels, an affordable housing unit on the second floor, and a free-market residential unit on the third floor. Some deck space is proposed on the roof. The proposal would bring the building to 8,818 sq. ft. of floor area, with, 2,344.1 sq. ft. of free-market residential net livable space, and 1,693.4 sq. ft. of affordable housing net livable space. The applicant is proposing to use a TDR to enable an increase above the 2,000 sq ft unit size cap. Four parking spaces are proposed with the application, and approximately 24% of the site (1,438 sq ft) is proposed as Public Amenity space. The proposed third story addition will result in an overall height of 34 feet 53/4 inches feet. The proposal meets all of the underlying dimensional requirements. The applicant is working with City staff to address the sidewalk elevation and to try to achieve ADA compliance and to ensure the development does not compromise the health of the large trees. The roof overhangs which currently extend into the right of way are proposed to be shortened to as to not exceed the property boundary. These overhangs are proposed tp be converted into "shadow boxes". STAFF COMMENTS: CONCEPTUAL COMMERCIAL DESIGN REVIEW: The project is required to comply with the standards set forth in section 26.412.060, Commercial Design Standards, as well as the Conceptual Review Guidelines of the Commercial section of the Commercial, Lodging, and Historic District Design Objectives and Guidelines. Overall, staff finds that the project's design meets the requirements set forth in the Commercial Design Standards and Guidelines. The project must comply with five main areas: Street & Alley System, Parking, Public Amenity Space, Building Placement, and Building Height, Mass & Scale. Street & Alley System: The development proposal re-uses the existing building. It is oriented to the street and includes a developed alley. The primary entrance is located along Hyman Ave, with secondary entrances along Hunter St. and along the alley. The building currently includes courtyards, which are proposed to be maintained. These add visual interest to the building and provide access to the commercial spaces. The proposal also updates the alley elevation to ensure it provides visual interest. The existing transformer will be screened. Staff finds this portion of the guidelines is met. Parking: The design guidelines focus on parking structures. No structured parking is proposed. Staff finds this portion of the guidelines to not be applicable. Public Amenity Space: On-site public amenity space can help a project relate to the street and provide a positive pedestrian environment. The existing site configuration includes 1,040 sq. ft. of public amenity space (or 17% of the parcel). The existing configuration includes a number of deck overhangs 602 E Hyman Ave—Conceptual Commercial Design P&Z Memo Page 3 of 8 P4 and fences, which are proposed to be eliminated with this proposal. That results in a net increase of public amenity space to 1,438 sq. ft., or 24% of the parcel. Figures 1 and 2, below, outline the existing and proposed Public Amenity Space. Figure 1 —Existing Public Amenity Figure 2—Proposed Public Amenity Space Ili;1 C.\..4 I‘-._., t Int ,— 1.------- -- my, ,c.,_ ..• ... m • � ` 1 I flll j mpg_# ., _lit._ 41 • i1111 - II mil', �_ III -_ ■ '� .111.g ins, .„..._ - I E ■® 1::1 rwcnwir.s L ea.u:.. 1 um E.oar 1 uz�� �wrl,M 7 i iiIIIfli_ : ____ .,„-2,„_-E, _..... ITT' - i---=- ..:........ ..,_. I� i _ . The applicant does not have a lot of options for new Public Amenity space given they are re- using the existing building. Improvements to the existing site configuration have increased the amount of Public Amenity space. Staff believes the changes represent an improvement to the site, especially along the Hunter Street elevation. The removal of the second floor decks will provide more space for the existing trees. In addition, the removal of a fence along Hunter Street will create new Public Amenity space which will improve the pedestrian experience. The applicant is working with the Parks, Engineering, and Planning departments to address the grade change in the sidewalks. This will be resolved as part of the Final Commercial Design Review. Staff finds this portion of the guidelines is met. Building Placement: The proposal reuses the existing two-story building and adds a third floor. The proposal maintains the main footprint of the existing building, other than a second floor deck located along the Hunter elevation that is proposed to be removed. The existing building is oriented toward the street, and the existing setbacks are maintained. The existing building includes large setbacks along both the Hunter and Hyman facades. For the most part, these are maintained in the proposal. Figures 3 and 4, below outline the first level setbacks along Hyman. 602 E Hyman Ave—Conceptual Commercial Design P&Z Memo Page 4 of 8 P5 Figure 3—Existing First Level Setbacks _ 1 The existing building includes second level overhangs that protrude into the City's right of way. The entry vestibule - along Hyman is at the property line. A I majority of the building is setback from GI IIIII Hyman between 30 and 31 feet. i r°__ ■1 ■1 _ spa-�� J - eu�oMO .■ a ---I. II II • 31' c..,) 30' I 111111111111 1.. umi■FM In IQQi_Q� dQQ®N ■1/ n�_L- � - — /1p t h 6 4 snwr�� QQ4.--e1 we ..,.. , Figure 4—Proposed First Level Setbacks The proposed building eliminates the MN overhangs in the right of way, and 1000• F-- -- converts them to "shadow boxes"that are C. um,,, I ___I located entirely within the property. The MI: t'�"i 1■■■■ I first level has a variety of setbacks: 1/■■■ i rT-, V Y •IIIIII1dfli tm 1■■■■--- between 4 feet and 31 feet. The portion of � IIIliIIIIIIII� I the building with a 4 foot setback includes limo!! a second floor with a new "shadow box" _ I that is located at the property line with a "Ai zero setback. A similar shadow box is III'I'� created along a portion of Hunter Ave. ? ` __ 1......!ii Win lotglivrs_ ■..... I �� �/0 4, 1ET•■■/ ►�� The overhangs that currently protrude onto the City's right of way are shortened in the proposal so as to not extend beyond the property line. These are proposed to be converted to second level "shadow boxes." Figures 5 and 6, below, outline the proposed change. 602 E Hyman Ave—Conceptual Commercial Design P&Z Memo Page 5 of 8 P6 Figure 5,Existing building, Hyman View r A',-. 0 y ` it ! ' The red lines in Figure 5, at left, show the 11 7 = , ,' 5' approximate setback lines. The roof 1 '`' _ L` .;, i r r4"a overhang protrudes into the Right of Way 4... 4 _ - • /- ,�s by approximatkly 4 feet 6 inc 1 c, s a ~ i� _ - 1 .,' - - - ' _ F- 't-M .'-T - - A • Fi_ure 6, Pro I osed buildin:, H man View The new "shadow box" is within the - prP%tuely bnu—kg tufa i li i,,vot/ iii_ rrimn: ng an stir nj'ru4 entry t aclibiule located on Ma pr,,,?t',tr li +, x �4 --- ..-',:-=_ _ ". -: •::=- ,::"::::-__--,-:-- -,..,-: ..-,_;:, -- -,..,--'-'''."---7--; --f 1::;31. 4 .,... _ -__,..; _ :__,___,,c _.,,,,:.__ rt.,1107 ... , -,„_-_,=-,--_- _,3-: _-- ii..---,,t' --.4-----_--.4„,..„: –4,--';'-----7,?-' ?r,'. - ->v ' ....- . Staff finds that a number of the design guidelines are not applicable because of the re-use of the' existing building. However, staff believes the development meets the intent of the design guidelines in terms of building placement and setbacks. Building Height, Mass & Scale: There are a range of heights in the Commercial Character area. This building is proposed to be a mix of two and three stories. The third floor is proposed to be significantly setback from the street, helping to minimize the perceived mass of the building. The entire third story is setback approximately 30 feet from the property line. The building height is 33 feet 7 inches at its highest point along Hyman, and 34 feet at its highest point along Hunter Street. A guardrail along the west elevation is the highest element of the building at 34 feet 5 3/4 inches. All the height measurements are below the allowed height limit in the C-1 zone district. 602 E Hyman Ave—Conceptual Commercial Design P&Z Memo Page 6 of 8 P7 Staff requested the applicant to relocate a portion of the third floor mass from the Hyman Ave elevation to decrease the perceived mass of the addition in relationship with the existing building as well as to improve_the pedestrian experience. The applicant relocated the mass to the rear of the property along the alley, creating a cantilever over the parking spaces. Staff is supportive of this change and believes it is an improvement to the design. The design guidelines call for maintaining a minimum of 9 foot ceiling heights on all upper floors, and having a larger first floor. The current building has a total height of approximately 20 feet in height, with ceiling heights of 8 feet 3 '/4 inches on the first floor and 8 feet 9 '/4 feet on the second floor. Because the applicant is maintaining the existing building, these are not proposed to change. The proposed third floor has ceiling heights of 10 to 12 feet. Staff has some concerns that the third floor heights result in a third story that appears out of proportion with the existing building. These are Final Commercial Design issues, and as such, staff recommends the applicant explore the lowering the height of the third floor for the Final Commercial Design Review to address this issue. The new "shadow boxes" create an interesting element to the building while using the existing building structure, which staff supports. Staff finds this portion of the guidelines is met. SPECIAL REVIEW FOR TRASH/UTILITY/RECYCLE AREA: The project requires a variance from the Trash/ Utility /Recycle area requirements of the code. The current configuration is located by the parking in two different areas. They do not currently meet the requirements of the land use code. The Land Use Code requires 20 linear feet with a minimum vertical clearance of 10 feet and a minimum depth of 10 feet. Because of the trees on site and the configuration of the existing building, the applicant is requesting a variance from the standard. The applicant had requested,an 8 foot by 8 foot area to accommodate the trash, recycling, and utility area. After comments from the Environmental Health Department that the space would not adequately accommodate trash and recycling, staff asked the applicant to redesign the space. The applicant has enlarged the area to include enough space for to accommodate a 2 yard dumpster (7ft x 3.5 ft) and 4, recycling/composting toters (3.5ft x 2.5 ft). Staff is comfortable with this direction, but recommends the wall located.between the recycling bins and the parking spaces be removed to ensure better access to the trash area. REFERRAL COMMENTS: Referral comments were received from parks, engineering, and environmental health. Their comments have been incorporated into the recommendation and resolution, and are attached as Exhibit D. RECOMMENDATION: Staff recommends approval of the project, with the following conditions: 1. Remove the wall between the recycling bins and alley to ensure adequate access to the bins. 602 E Hyman Ave—Conceptual Commercial Design P&Z Memo Page 7 of 8 P8 2. The applicant must work with the Engineering, Building, Parks, and Planning Departments to address the ability to create an accessible sidewalk along this property. A final solution shall be presented with the Subdivision and Final Commercial Design Review. 3. The Subdivision and Final Commercial Design Application shall address the specific improvements proposed in the Public Amenity spaces located on the site. These will be reviewed and must be approved by the City Parks Department. 4. The Subdivision and Final Commercial Design Application shall address the height of the third story addition, and explore ways to minimize its height in relation to the existing building. PROPOSED MOTION: "I move to approve Resolution # , Series 2012, approving Conceptual Commercial Design Review for the project located at 602 E Hyman Ave." Attachments: Exhibit A— Staff Findings, Conceptual Commercial Design Review Criteria Exhibit B— Staff Findings, Conceptual Commercial Design Guidelines Exhibit C—Staff Findings, Special Review Exhibit D—Development Review Committee Referral Comments Exhibit E— Copy of C-1 Zone District Exhibit F—Application (bound) Exhibit G—Application Addendum, dated June 13, 2012 602 E Hyman Ave—Conceptual Commercial Design P&Z Memo Page 8 of 8 P9 RESOLUTION NO. , (SERIES OF 2012) • A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION APPROVING CONCEPTUAL COMMERCIAL DESIGN REVIEW AND SPECIAL REVIEW FOR THE TRASH / UTILITY / RECYCLE AREA, FOR A REMODEL AND ADDITION CONSISTING OF COMMERCIAL AND RESIDENTIAL SPACE FOR THE PROPERTY LOCATED AT 602 E HYMAN AVE, LEGALLY DESCRIBED AS LOTS K & L, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2 73 7-182-12-003 WHEREAS, the Community Development Department received an application from Daniel L Hunt, represented by Sunny Vann of Vann Associates, LLC requesting of the Planning and Zoning Commission approval of Conceptual Commercial Design Review, and Special Review for the Trash/Utility/Recycle Area, to remodel the existing building and add third floor addition for a project that will include a mix of commercial space, affordable housing, and free-market residential; and, WHEREAS, upon initial review of the application and the applicable code standards, the Community Development Department recommended the Applicant amend the proposal to better comply with the Commercial' Design Standards and the Special Review Standards for the Trash/Utility/Recycle Area; and, WHEREAS, the Applicant amended the application for the June 19, 2012 Planning and Zoning hearing, which staff recommended in favor of; and, WHEREAS, during a duly noticed public hearing on June 19, 2012, the Planning and Zoning Commission approved Resolution No. , Series of 2012, by a to C—i vote, approving Conceptual Commercial Design Review and Special Review for the Trash/Utility/Recycle Area; and, WHEREAS, the Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein; and, WHEREAS, the Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, the applicable referral agencies, and has taken and considered public comment; and, - WHEREAS, the Planning and Zoning Commission finds that the development proposal meets or exceeds all applicable development standards and that the approval of the Resolution No , Series 2012 Page 1 of 3 1 P 1 0 • development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, WHEREAS, the Planning and Zoning Commission finds that this resolution furthers and is necessary for the promotion of public health, safety, and welfare. NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF ASPEN,COLORADO THAT: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves Conceptual Commercial Design Review, and Special Review for the Trash/Utility/Recycling Area, with the following conditions: A. The applicant shall work with the Engineering, Building, Parks, and Planning -Departments to address the ability to create an accessible sidewalk along this property between Conceptual and Final Design Review. A final solution shall be presented with the Subdivision and Final Commercial Design Review. B. The Subdivision and. Final Commercial Design Application shall address the specific improvements proposed in the Public Amenity spaces located on the site. These will be reviewed and must be approved by the City Parks Department. C. Remove the wall between the recycling bins and alley to ensure adequate access to the bins. D. The Subdivision and Final Commercial Design Application shall address the height of the third story addition, and explore ways to minimize its height in relation to the existing building. Drawings illustrating the Conceptual Commercial Design Review are attached as Exhibit A to the Resolution. Section 2: Engineering The applicant shall address compliance with the City's Urban Runoff Management Plan as part of the Subdivision and Final Commercial Design Review. Section 3: Parks There shall be no plantings within the City ROW which are not approved by the City Parks Department and the Engineering Department. Parks is concerned with any improvements /to the sidewalk area The applicant has expressed interested, and is supported by Parks, in saving the larger spruce trees planted within the Hunter Street courtyards. Changes in elevation on Hunter and Hyman will have impacts to the success of these trees. These shall be addressed in the Subdivision and Final Commercial Design Review The applicant must work closely with the City Forester in order to reduce conflicts between the development of the third floor and the existing trees. Resolution No , Series 2012 Page2of3 P11 • Section 4: General The applicant shall comply with all applicable City of Aspen Codes. Nothing in this conceptual approval negates the Applicant's requirements to meet other sections and requirements of the Municipal Code. -Section 5: 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 Planning and Zoning Commission, are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. Section 6: 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 7: 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 Planning and Zoning Commission of the City of Aspen on this /day of , 2012. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: Deb Quinn,Assistant City Attorney LJ Erspamer, Chair ATTEST: • Jackie Lothian,Deputy City Clerk Resolution No , Series 2012 Page 3 of 3 P12 Exhibit A—Commercial Design Review—Land Use Code Review Criteria • Sec. 26.412.050. Review criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: \ 1 A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. Staff Finding: The proposed development meets the requirements of Section 26.412.060 of the Land Use Code. The applicant's proposal for public amenity space meets all applicable standards. The public amenity space increases from 17% of the lot to 24% of the lot, and is positioned on the site to encourage pedestrian activity and act as a gathering area. The applicant is requesting a variance from the trash/utility dimensional standards. Staff has some concerns about the size of the area proposed and has asked the applicant to revise the plans. The applicant intends to comply with Section 26.412.070: Suggested Design Element, which will be more fully developed during the final commercial design review phase of the development process. Staff finds the criterion is met. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design , . standards, to the greatest extent practical. Changes to the facade of the building may be required to comply with this Section. Staff Finding: Staff finds this criterion to be non-applicable. The building will contain the same amount of commercial space before and after the remodel and addition. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. (Ord. No. 13, 2007, §1) Staff Finding: The proposed development is submitted to the Planning and Zoning Commission for Conceptual Commercial Design Review. Staff finds all applicable guidelines are met. Staff finds the criterion is met. Exhibit A—Commercial Design Review—Land Use Code Review Criteria Page 1 of 5 P13 Sec. 26.412.060. Commercial design standards. The following design standards, in addition to the commercial, lodging and historic district design objectives and guidelines, shall apply to commercial, lodging and mixed-use development: A. Public amenity space. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of-way or private property within commercial areas. On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. Staff Finding: The size of the public amenity space,proposed for this project is 1,040 sq. ft. and is to be located on the Hyman Ave and Hunter St facades of the development. The requirement according to the Land Use Code is to allow for 25% of the developable parcel to be used as public amenity space, but in cases of redevelopment where less than 25% is existing, the same amount must be replaced. The site currently contains 17% as public amenity space, which is increasing to 24%. Staff believes the public amenity space will enable a variety of uses and activities to occur on the property. The intent of a successful public amenity space is to accommodate public gatherings and enhance street vitality, which staff believes the proposal does. Staff finds this criterion is met. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of-way are encouraged. Staff Finding: . The existing courtyards remain on site as public amenity space. These areas can accommodate a variety of activities. Specific programming of the areas will be finalized as part of the-Final Commercial Design Review. The applicant is working with staff to address the accessibility of the sidewalk. Staff finds this criterion is met. Exhibit A—Commercial Design Review—Land Use Code.Review Criteria Page2of5 P14 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. Staff Finding: The parcel is located at an elevation slightly elevated above the grade of the right of way. This has resulted in a sidewalk that is not ADA accessible. ,The applicant is working to resolve any potential issues and will include a final design solution as part of the Final Commercial Design Review. The applicant is in on-going conversations with City staff about these issues. Staff finds the criterion is met at a conceptual level. 4. The proposed amenity does.not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. Staff Finding: The proposed amenity does not duplicate space, but enhances the pedestrian environment. Staff finds the criterion is met. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. Staff Finding: The proposed public amenity space will not deviate from the design and operational standards for public amenity, Subsection 26.575.030.F. Staff finds the criterion is met. B. Utility, delivery and trash service provision: When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: 1. A utility, trash and recycle service area shall be accommodated along the alley meeting the minimum standards established by Section 26.575.060, Utility/trash/recycle service areas, unless otherwise established according to said Section. Staff Finding: The proposed development does not meet the dimensional standards outlined in 26.575.060, but the applicant has requested a variance. Staff has some concerns about the amount of space provided for the trash/utility/recycle area, and has asked the applicant to revise the proposal to enlarge the space in order to better accommodate the trash/utility/recycle needs of the building. Staff finds the criterion is not met at this time. 2.. All utility service pedestals shall be located on' private property and along the alley. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site •Exhibit A—Commercial Design Review—Land Use Code Review Criteria Page 3 of 5 • P15 conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. Staff Finding: The existing service pedestal located on the alley will remain. The applicant proposes additional screening of the pedestal. Staff finds the criterion is met. 3. Delivery service areas shall be incorporated along the alley. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. Staff Finding: The delivery service is accessible off of the alley. An adjacent elevator provides easy access to the building. Staff finds the criterion is met. 4. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. Staff Finding: The applicant proposes all mechanical exhaust to be vented through the roof and located as far away from the street as practical. The proposed project does not include plans for a garage. Staff finds the criterion,to be met. 5. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. (Ord. No. 13, 2007, §1) Staff Finding: Mechanical ventilation equipment and ducting will be accommodated internally within the building and located on the roof It will be minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. The proposed development will reserve adequate space for future ventilation and ducting needs. Staff finds the criterion is met. Sec. 26.412.070.Suggested design elements. The following guidelines are building practices suggested by the City, but are not mandatory. In many circumstances, compliance with these practices may not produce the most desired development, and project designers should use their best judgment. • A. Signage. Signage should be integrated with the building to the extent possible. Integrated signage areas already meeting the City's requirements for size, etc., may minimize new tenant signage compliance issues. Common tenant listing areas also serves a public way-finding function, especially for office uses. Signs should not block design details of the building on which they are placed. Compliance with the City's sign code is mandatory. Exhibit A-Commercial_Design Review—Land Use Code Review Criteria Page 4 of 5 P16 B. Display windows. Display windows provide pedestrian interest and can contribute to the success of the retail space. Providing windows that reveal inside activity of the store can provide this pedestrian interest. C. Lighting. Well-lit (meaning quality, not quantity) display windows,along the first floor create pedestrian interest after business hours. Dynamic lighting methods designed to catch attention can cheapen the quality of the downtown retail environment. Illuminating certain important building elements can provide an interesting effect. Significant light trespass should be avoided. Illuminating the entire building should be avoided. Compliance with the City's Outdoor lighting code, Section 26.575.150 of this Title, is mandatory. Staff Finding: The applicant will address the signage and lighting design elements as part of the Final Commercial Design Review. The current building includes large windows on the first and second levels which will be maintained though this proposal. Staff finds this criterion is met. Exhibit A—Commercial Design Review—Land Use Code Review Criteria Page 5 of 5 P17• Exhibit B: Commercial Design Guidelines—Conceptual Design Review Guidelines for the Commercial Character Area Commercial Character Area Design Objectives: These are key design objectives for the Commercial Area. The City must find that any new work will help to meet them: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. Staff Finding: The Commercial Character Area is adjacent to the Commercial Core Historic District. . The mixed use proposal relates to the uses seen in both character areas. The project is to remodel an existing building and add a new third story, which relate to the historic district without replicating it. The increase in public amenity space further enhances the relatedness. Staff finds this criterion is met. 2. Maintain a retail orientation. Staff Finding: The proposed development maintains the existing commercial square footage in enhanced spaces. The proposal includes nearly double the amount of commercial space as residential space. Staff finds this criterion is met. 3. Promote creative, contemporary design. Designs should seek creative new solutions that convey the community's continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. Staff Finding: The building's design conveys a sense of human scale and depicts variation in building height and materials, which will add interest and vitality to the area. The proposed remodel and addition maintains the basic form of the current building., The design pulls from the past while adding new elements. The design works with the existing form and creates something new and unique in the proposed second level "shadow boxes." These design elements utilize existing cantilevers along the Hunter and Hyman elevations to create a new design element. These "shadow boxes" likely would not work in another location, but add an interesting design element in this location and utilize the existing structure. The primary entrance is along Hyman Ave, with secondary entrances along Hunter and the alley. Staff finds this criterion is met. 4. Encourage a well-defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial Core Historic District since the historic building edge is not as defined. A'stronger street façade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 1 of 6 P18 Staff Finding: As proposed the development will have a well-defined street wall through the use of the proposed "shadow boxes." The basic form of the structure remains, which is oriented toward both streets and has a well-defined edge. The existing modulation is maintained, providing visual relief and architectural interest from the street. The public amenity spaces are enhanced and enlarged. The project will demonstrate variety with the differing levels of height and architectural elements. Staff finds this criterion is met. 5. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be recognized in future developments. Larger buildings should be varied in height and reflect original lot widths. Staff Finding: The Applicant proposes variation in building heights with a mix of 2 and 3 story elements. Staff finds this criterion is met. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. Staff Finding: The proposed public amenity spaces enhance the spaces currently on-site, and actually increase their size. The spaces will be paved and programmed to optimize use. In addition, the spaces are an important part of the current building's original design. They are modules of void that interact with the building's modules. Staff finds this criterion is met. 7. Promote variety in the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. Staff Finding: The applicant proposes variety in the project's street level experience with enhanced public amenity spaces, landscaping and trees. The applicant is working with City staff to address the sidewalk elevation and accessibility, as well as ensuring the large trees located on the site are maintained. Staff finds this criterion is met. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 2 of 6 P19 Commercial Character Area Conceptual Review Design Guidelines Street & Alley System Staff Finding: The development proposal re-uses the existing building. It is oriented to the street and includes a developed alley. The primary entrance is located along Hyman Ave, with secondary entrances along Hunter St. and along the alley. The building currently includes courtyards, which are proposed to be maintained. These add visual interest to the building and provide access to the commercial spaces. The proposal also updates the alley elevation to ensure it provides visual interest. The existing transformer will be screened. Staff finds this portion of the guidelines is met. Staff finds the following Guidelines are met 1.1 Orient a primary entrance toward the street. 1.2 Maintain the established town grid in all projects. 1.4 Develop an alley facade to create visual interest. Staff finds the following Guidelines are not applicable 1.3 Public Walkways and through courts should be designed to create access to additional commercial space Parking Staff Finding: The design guidelines focus on parking structures. No structured parking is proposed. Staff finds this portion of the guidelines to not be applicable. Staff finds the following Guidelines are not applicable 1.5 The visual impacts of structured parking should be minimized. 1.6 Structured parking should be placed within a `wrap' of commercial and/or residential uses. Public Amenity Space Staff Finding: • On-site public amenity space can help a project relate to the street and provide a positive pedestrian environment. The existing site configuration includes 1,040 sq. ft. of public amenity space (or 17% of the parcel). The existing configuration includes a number of deck overhangs and fences, which are proposed to be eliminated with this proposal. That results in a net increase of public amenity space to 1,438 sq. ft., or 24% of the parcel. Staff believes the changes represent an improvement to the site, especially along the Hunter.Street elevation. The removal of the second floor decks will provide more space for the existing trees. In addition, the removal of a fence along Hunter Street will create new Public Amenity space which will improve the pedestrian experience. The applicant Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 3 of 6 P20 is working with the Parks, Engineering, and Planning departments to address the grade change in the sidewalks. This will be resolved as part of the Final Commercial Design Review. Staff finds this portion of the guidelines is met. Staff finds the following Guidelines are met 1.7 A street facing amenity space shall meet all of the following requirements: o Abut the public sidewalk, Be level with the sidewalk, Be open to the sky, Be directly accessible to the public, Be paved or otherwise landscaped 1.8 A street facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. 1.9 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: o Street furniture, Public art, Historical/interpretive marker Staff finds the following Guidelines are not applicable 1.10 Mid-block walkways shall remain subordinate in scale to traditional lot widths 1.11 A mid-block walkway should provide public access to the following: ® Additional commercial space and frontage within the walkway, Uses located at the rear of the property that are commercial in nature. 1.12 An alley side amenity space shall be designed to have these characteristics: o Direct public access to commercial space at ground or second floor levels, Maximize solar access to the alley side amenity space, Enhance the attractiveness and use of the rear alley, Minimize the adverse impacts of adjacent service and parking areas. 1.13 A second floor amenity space should meet all of the following criteria: o Ensure consistent public access, Be dedicated for public use, Provide a public overlook and/or an interpretive marker, Be identified by a marker at street level 1.14 Second level space should be oriented to maximize solar access and views to the mountains or other landmarks. 1.15 Second level space should provide public access by way of a visible and attractive public stair or elevator from a public street, alley, or street level amenity space. 1.16 Second level dining may be considered. Building Placement Staff Finding: The proposal reuses the existing two-story building and adds a third floor. The proposal maintains the main_ footprint of the existing building, other than a second floor deck Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 4 of 6 P21 located along the Hunter elevation that is proposed to be removed. The existing building is oriented toward the street, and the existing setbacks are maintained. The existing building includes large setbacks along both the Hunter and Hyman facades. For the most part, these are maintained in the proposal. The existing building includes second level overhangs that protrude into the City's Right of Way. The entry vestibule along Hyman is at the property line. A majority of the building is setback from Hyman between 30 and 31 feet. The proposed building eliminates the overhangs in the right of way, and converts them to "shadow boxes"that are located entirely within the property. The first level has a variety of setbacks: between 4 feet and 31 feet. The portion of the building with a 4 foot setback includes a second floor with a new"shadow box" that is located at the property line with a zero setback. A similar shadow box is created along a portion of Hunter Ave. Staff finds that a number of the design guidelines are not applicable because of the re-use of the existing building. However, staff believes the development meets the intent of the design guidelines in terms of building placement and setbacks. Staff finds the following Guidelines are met 1.18 Maintain the alignment of facades at the sidewalk's edge. 1.20 Building facades shall be parallel to the facing street(s) and primary entrances shall be oriented toward the street. Staff finds the following Guidelines are not applicable 1.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Alleyway System and Public Amenity Space guidelines. 1.21 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. • Building Height, Mass& Scale Staff Findinji: There are a range of heights in the Commercial Character area. This building is proposed to be a mix of two and three stories. The third floor is proposed to be significantly setback from the street, helping to minimize the perceived mass of the building. The entire third story is setback approximately 30 feet from the property line. The building height is 33 feet 7 inches at its highest point along Hyman, and 34 feet at its highest point along Hunter Street. A guardrail along the west elevation is the highest element of the building at 34 feet 5 3/4 inches. All the height measurements are below the allowed height limit in the C-1 zone district. Rooftop mechanical equipment is currently proposed to be 3 to 4 feet above the roof height, which is permitted by code. The placement and sizing of rooftop mechanical equipment will be addressed as part of the Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial lCharacter Area Page 5 of 6 P22 final Commercial Design Review. The new "shadow boxes" create an interesting element to the building, which staff supports. The design guidelines call for maintaining a minimum of 9 foot ceiling heights on all upper floors, and having a larger first floor. The current building has a total height of approximately 20 feet in height, with ceiling heights of 8 feet 3 '/4 inches on the first floor • and 8 feet 9 '/4 feet on the second floor. Because the applicant is maintaining the existing building, these are not proposed to change. The proposed third floor has ceiling heights of 10 to 12 feet. Staff has some concerns that the third floor heights result in a third story that appears out of.proportion with the existing building. These are Final Commercial Design issues, and as such, staff recommends the applicant explore the lowering the height of the third floor for the Final Commercial Design Review to address this issue. Staff finds this portion of the guidelines is met. Staff finds the following Guidelines are,met 1.22 Building façade height shall be varied from the façade height of adjacent buildings of the same number of stories by a minimum of 2 feet. 1.23 A new building or addition should reflect the range and variation in building height of the Commercial Area. 1.24 Height variation should be achieved using one or more of the following: • Vary the building height in accordance with traditional lot width, Set back the upper floor to vary the building facade profile(s) and the roof forms across the width and the depth of the building, Vary the facade (or parapet)heights at the front, Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. 1.25 On sites comprising more than two traditional lot widths, the façade height shall be varied to reflect traditional lot width. Staff finds the following Guidelines are not applicable 1.26 Buildings on sites comprising more than two traditional lot widths shall achieve a minimum of two of the following: • Variation in height of building modules across the site, Variation in massing achieved through upper floor setbacks, the roofscape form and variation in upper floor heights, Variation in building facade heights or cornice line 1.27 A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. 1.28 New development adjacent to a single story historic building that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure within the same block face. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 6 of 6 P23 • Exhibit C—Special Review for Trash/Utility/Recycle Area Sec. 26.430.040.Review standards for special review. No development subject to special review shall be permitted unless the Planning and Zoning Commission makes a determination that the proposed development complies with all standards and requirements set forth below. E. Utility/trash •service area. Whenever a special review is conducted to determine a change in any utility/trash service area requirements, it shall be considered in accordance with the standards set forth at Section 26.575.060. Sec. 26.575.060.Utility/trash/recycle service areas. B. Review standards for reduction of dimensions. The Planning and Zoning Commission may reduce the dimensions of a utility/trash/recycle service area by following special review procedures set forth at Chapter 26.430 if: 1. There is a demonstration that, given the nature of the potential uses of the building and its total square footage, the utility/trash/recycle service area proposed to:be provided will be adequate. Staff Findings: There is an-existing utility box at the corner of the site at the alley and Hunter Street. This will remain in the same location, with an added screen. The spacing is adequate to serve the building. The applicant has revised the area to ensure there is adequate space for trash and recycle bins. The applicant has originally proposed an 8 foot by 8 foot area, which did not provide enough space. The applicant revised the plans based on direction from the Environmental Health Department. The revisions includes space for a large dumpster as well as 4 recycling bins. There is a wall running east-west along the rear of the recycling bins. Staff recommends removing this wall to allow great ability for trash and recycle haulers to access the dumpster. Staff believes the area is adequate and the criterion is met. 2. Access to the utility/trash/recycle service area is adequate. Staff Findings: Staff has some concerns regarding the ability of haulers to access the trash and recycling bins, and therefore recommends the east-west wall along the recycling bins be removed. With this change staff finds the criterion to be met. 3. Measures are provided for enclosing trash bins and making them easily movable by trash personnel. Staff Findings: Again, with the removal of the wall by the recycling bins staff believes the space will be adequate. Staff finds the criterion is met. Exhibit C—Special Review for Trash/Utility/Recycle Area Page 1 of 2 P24 4. When appropriate, provisions for trash compaction are provided by the proposed development and measures are taken to encourage trash compaction by other development in the block. Staff Findings: No trash compaction is proposed as part of this application. Staff finds this criterion is not applicable. 5. The area for public utility placement and maintenance is adequate and safe for the placement of utilities. Staff Findings: The utility area is located right off of the alley, enabling easy and safe access. Staff finds this criterion is met. 6. Adequate provisions are incorporated to ensure the construction of the access area. Staff Findings: These areas are integral to the building and have been incorporated into the design of the building. Staff finds this criterion is met. • Exhibit C—Special Review for Trash/Utility/Recycle Area Page 2 of 2 P25 Exhibit D—Development Review Committee Comments Environmental Health: After reviewing the plans and visiting the site, the Environmental Health Department feels the proposed trash area of 8ft x 8ft is not adequate to provide trash and recycling storage for the building at 602 East Hyman Avenue. The space needs to be large enough to accommodate a 2 yard dumpster (7ft x 3.5 ft) and 4 recycling/composting toters (3.5ft x 2.5 ft). There must also be adequate space for users to access all bins and for the trash hauling company to remove all bins. These requirements may be able to be met by extending the trash area in length. The current design only allows space for 3 recycling toters and does not provide adequate space for a user to access the bins. Parks: Landscaping and Sidewalk Landscaped area: Landscaping in the public right of way will be subject to landscaping in the ROW requirements, Chapter 21.20. There shall be no plantings within the City ROW which are not approved by the City Parks Department and the Engineering Department. Parks is concerned with any improvements to the sidewalk area. The applicant has expressed interested, and is supported by Parks, in saving the larger spruce trees planted with in the Hunter street courtyards. Changes in elevation On Hunter and Hyman will have impacts to the success of these trees. Tree Permit: Per City Code 13.20 an approved tree permit will be required before any tree is removed or impacted under the drip line of the tree. Parks is requiring that the tree permit be approved prior to approval of building permits. If a permit is necessary, contact,the City Forester at 920-5120. Mitigation for removals will be paid cash in lieu or on site per City Code 13.20. Parks will approve a final landscape plan during the review of the tree removal permit based on the landscape estimates. Tree Protection: 1) A vegetation protection fence shall be erected at the drip line of each individual tree or groupings of trees remaining on site and their represented drip lines. A formal plan indicating the location of the tree protection will be required for the bldg permit set. No excavation, storage of materials, storage of construction backfill, storage of equipment, foot or vehicle traffic allowed within the drip line of any tree remaining on site. This fence must be inspected by the city forester or his/her designee (920-5120) before any construction activities are to commence. As referenced in Chapter 13.20 Public Court Yards/Street Facing Amenity: 1) On page 6 and 7 the applicant refers to improvements within the existing court yards. Parks would prefer to see a concept of the "improvements" in order to better understand and prevent impacts to the existing trees. At this point parks could not support any improvements that include excavation, plantings of materials greater than small annual plantings within a • designated space. Exhibit D—DRC Comments Page 1 of 1 P26 Proposed Third Floor: The applicant is encouraged to work closely with the City Forester in order to reduce conflicts between the development of the third floor and the existing trees. Engineering: Sidewalk needs to be ADA compliant which means the stairs need to be replaced with complaint ramps. Additionally the site must comply with the URMP. Plans don't show how that will be achieved. • Exhibit D—DRC Comments Page 2 of 2 P27 Exhibit E: 26.710.150. Commercial (C-1) Zone District A. Purpose. The purpose of the Commercial (C-1) Zone District is to provide for the establishment of mixed-use buildings with commercial uses on the ground floor and opportunities for affordable and free-market residential density. A transition between the commercial core and surrounding residential neighborhoods has been implemented through a slight reduction in allowable floor area as compared to the commercial core, the ability to occupy the ground floor with offices, and a separate chapter in the commercial design guidelines. B. Permitted uses. The following uses are permitted as of right in the Commercial (C-1) Zone ' District: 1. Uses allowed on upper floors: Lodging, affordable multi-family housing, free-market multi-family housing and home occupations. 2. Uses allowed on all building levels: Retail and restaurant uses, neighborhood commercial uses, service uses, office uses, arts, cultural and civic uses, public uses, recreational uses, academic uses, child care center, bed and breakfast, accessory uses and structures, uses and building elements necessary and incidental to.uses on other floors, including parking accessory to a permitted use, storage accessory to a permitted use, farmers' market, provided that a vending agreement is obtained pursuant to Section 15.04.350(b). Parking shall not be allowed as the sole use of the ground floor. C. Conditional uses. The following uses are permitted as conditional uses in the Commercial (C-1) Zone District, subject to the standards and procedures established in Chapter 26.425: 1. Lodging, affordable multi-family_housing, free-market multi-family housing or home occupations on the ground floor. 2. Commercial parking facility, pursuant to Section 26.515. 3. For historic landmark properties: Detached residential dwelling, two (2) detached residential dwellings and duplex dwelling. D. Dimensional requirements. The following dimensional requirements shall apply to all permitted and conditional uses in the Commercial (C-1) Zone District: 1. Minimum Gross Lot Area (square feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: 3,000. b. All other uses: No requirement. ■ 2. Minimum Net Lot Area per dwelling unit (square feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. 3 Minimum lot width (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. . Exhibit E—C-1 Zone District Page 1 of 1 P28 b. All other uses: No requirement. 4. Minimum front yard setback (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. 5. Minimum side yard setback (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. 6. Minimum rear yard setback (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. 7. Minimum utility/trash/recycle area: Pursuant to Section 26.575.060. 8. Maximum height: a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: twenty-eight (28) feet for two-story elements of a building. Thirty-six (36) feet for three-story elements of a building, which may be increased to forty (40) feet through commercial design review. See Chapter 26.412. 9. Minimum distance between buildings on the lot (feet): a. Detached residential dwelling, two (2) detached` residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. 10. Public amenity space: Pursuant to Section 26.575.030. 11. Floor area ratio (FAR): The following FAR schedule applies to uses cumulatively up to a total maximum FAR of 2.5:1. Achieving the maximum floor area ratio is subject to compliance with applicable design standards, view plane requirements, public amenity requirements and other dimensional standards. Accordingly, the maximum FAR is not an entitlement and is not achievable in all situations. a. Commercial uses: 1.5:1. b. Arts, cultural and civic uses, public uses, recreational uses, academic uses, child care center and similar uses: 2.5:1. c. Affordable multi-family housing: No limitation. d. Lodging: .5:1, which may be increased to 1.5:1 if the individual lodge units on the parcel average five hundred (500) net livable square feet or less, which may be comprised of lock-off units. Exhibit E—C-1 Zone District Page 2 of 2 P29 e. Free-market multi-family housing: .5:1, which may be increased to .75:1 if affordable housing equal to one hundred percent (100%) of the free-market residential floor area is developed on the same parcel. f. Detached residential dwellings, duplex dwellings.and bed and breakfast (as the sole use of parcel and not cumulative with other uses): Eighty percent (80%) of allowable floor area of a same-sized lot located in the R-6 Zone District. (See R-6 Zone District.) Extinguishment of historic TDRs shall not permit additional FAR for 'single-family or duplex development. 12. Maximum multi-family residential dwelling unit size (square feet): 2,000 square feet of net livable area. a. The property owner may increase individual multi-family unit size by extinguishing historic transferable development right certificates ("certificate" or "certificates"), subject to the following: 1. The transfer ratio is five hundred (500) square feet of net livable area for each certificate that is purchased. 2. The additional square footage accrued may be applied to multiple units. However, the maximum individual unit size attainable by transferring development rights is two thousand five hundred (2,500) square feet of net livable area (i.e., no more than five hundred [500] additional square feet may be applied per unit). 3. This incentive applies only to individual unit size. Transferring development rights does not allow an increase in the FAR of the lot. Commentary: Refer to Chapter 26.535 for the procedures for extinguishing certificates. 13. Maximum lodge unit size (square feet): 1,500. When units are comprised of lock-off units, this maximum shall apply to the largest possible combination of units. - 14. Commercial/residential ratio: The total lodging and free-market residential net livable area shall be no greater than the total above-grade floor area associated with ' ' the uses described in Subparagraphs 26.710.150.D.11.a. and b. combined on the same parcel. (Ord. No. 56-2000, §§7 [part], 12, 15; Ord. No. 25-2001, §5 [part]; Ord. No. 1-2002, §20; Ord. No. 28b-2004, §1; Ord. No. 12-2006, §11; Ord. No. 11, 2007, §2; Ord. No. 27-2010, §4) • • Exhibit E—C-1 Zone District Page3of3 - Y■Nr1.110 Z ® N E ARCHITECTS LLC June 13, 2012 HAND DELIVERED Ms. Jessica Garrow Aspen Community Development Department ' 130 South Galena Street Aspen, CO 81611 Re: Amended Application 1 602 East Hyman Avenue Conceptual Commercial Design Review Dear Jessica: This letter and additional material represents an amendment to the original application for conceptual commercial design review approval for the development of a third floor addition to the existing building located at 602 east Hyman Avenue in the City of Aspen, dated April 30, 2012. The documents within this package illustrate the following revisions: • Per Community Development staff request, the foremost mass towards East Hyman Avenue has been relocated to the north side of the building adjacent to the alley. This reduces the third floor massing near the intersection of East Hyman Avenue and Hunter Street. • Secondary to the relocated massing is that the rooftop deck area has been decreased and additional deck area has been added to the third level near the corner of East Hyman Avenue and Hunter Street. Glass guardrails will be used to minimize visual screening. • Per Community Development staff request,we have revised the sloped roof on the third floor to a flat roof. This has been done to address the original architectural massing of the building. • The originally proposed corrugated metal siding on the third floor addition has been replaced with wood siding. Metal panels are proposed for the stair structure adjacent to 610 East Hyman Avenue on the north side(alley). • The vertical circulation has been consolidated,which simplifies its functionality at each floor while addressing code requirements. • Per the City of Aspen Environmental Health Departments request,the site plan has been revised to include 4 recycling/composting bins and a 2 cubic yard trash dumpster. An additional fence has been added to screen the recycling bins from the alley. Should you have any questions, or require additional information, please feel free to contact us. Sir i ylan J. -s, P cipal Zone a rchitects ei...... • • 4..''') y. VANNaASSOCIATES; LLC . . Planning Consultants 2:222, \'': rr•' Ms. Jessica Garrow ;: _. June 13, 2012 s..,:. Page 2 . Should you have any questions, or if I can be of any further assistance, please donor , • ° hesitate to->call". s 'IA ;. :ra....e . <„ YouiS..tiuly;:. ... .:n .. z r V A.NN , :SOCIATE �I:C ' -, x he , .0 ann. x: �•. Is cwV: " .ra''Y , A' s` . m 3 r t': A5• r.• ...` .:.i R:,. .. .. ...ems •. .' . 4. :•E sw>;;• 5. 5 3 �.K. m H ^ �':2 :: ' d:\oldc1 bus 1 city.Itr;1tr58912.g3 44 . vc •u. �.: :...'.w:'...: F.. ..�.. .u..1...w. : .... ... u •c S s 4K as ...... .. ' Sy'M V 03313531 50011 01 tl01301mum 910MC/0 TIM 0303531 101113 TIY 011'1 1101011/5 AM 100000 IN 101131 0015 711 103111DIY I 3107 21 50311 017/31101 10 10®0134 03111110 01101 2110011110 0340 10 03111 31 1111 11011000011 001 JO 1111 011 711 5/3110011 1110110 10 W 3d0U 301 O 111310120 01 001110 01M01 010 IM000 00630 ON O X01111110011 DLL 7n Y1 001101Y/3101[0 1 0 1000001001 Y3011M IOIY 100NLLN 010w11036 Y0 500M170 3530101 S39M00 INY 101 300 I0Y 11 3210100311 lo 71113110Y L 1031001/1 3X07 W • in e o I z z O W o 000 .N3dS .33A NVN 1SY3 Z09 c ' d M J Z �` o _ 0°m 13a0W3 NVWAH 1543 ZO9= o W N C W=o L C L ....■ U z a° W rc o 7 g m O Ld C3 7 6i LL z; , w J %ni■&. ullui , 1 MEI. • ' ' 1 r 1111111 1 _MI � ° - I I 1l¢ I rc a I °a am L- g , At i ' a ` w 2 U7 > .... p 0 il 0 0 N w Q �� Z-I _ CO Y F 0 3 Z D o W f� ly, i$ Q 0 L--- OJ e w — 1 (ii)_____ =r — T T-T 9 c ;` 1f 1.____40,—,,, — GI ri AI_ L (I) (vi MINN , zciaz 00 z"? n1 u5 w > z°0 g wg t w g , , -S7 °1d i $ 133NLS 2l31Nf1H H1l0S N o �° u°i$OZ f ”^ O o O, 00 O w O ZFW � r;! m �Qoy OW r¢' S� W_, 0: 00 11< Q 003 0 UO z U Pa O la u� 00 ii4 1 � 9 I /o 1 L J .x,111111' _•I AI / • g r I NI 0 0 C °0 G ` '‘,.7, > U O qw w L-- • J I- 1 w ' w 1 CO Q 1 J 'di to o s o o W \_ H 3 f/ a 1 P O I 1 G m_l trifil_rjrFiLf_ e L i • s .,: 0311031 3u1)n 10 0131011 1001340)900110*VIM 03113032 23010 20 all 120110115 321 300101 TO MID 11110 717 31)310011 1 3107 711 51)30012 1 3302 D 00001034 0313113*10114 0011000W3 0330 10 0391 11 1300 110111910911 901 10 104 00 721 11)310017 Y 3303 30 3134014 301 9 001000 9111 10 0300003 000 011030 OW 10017110011 101 78'(030011/001 0102 O 11011171100191 133011 33004 00*1101 0017)00)14510 910X110 309 01 53700003 137 101 3 311 M1'11 3111910.1131 10 371117 101 0 31)30101/M 3300 III N m"_ - _ .. mm _ W s 000010)'OM'NOV N1 13 Z09 o �° O Z �` W m c - N o � °m• _ ✓ 2 M Q Oa a a0 13 (10W311 NVWAH 1343 ZO9 G—°° *� _ a= M l O W OV G� ce c, INICC ° orc woMa Jo° ,, JO i m r / Z„ "'I'1 °+1 1 1 1 1 1 1 1 1 1 Z g cc ° w° 13 w O S 3 w z J 0 q$ °— w o J oIHI a z Pe W 2 1° NIo v 1 J 'o m I IS i� 0 la o O V N .- <DI cn w I �� • LLg gg0 lz. \_ - 04 1111111 O 11 lie I e I o�� ° r _� om id ma w i a0 Y o� a I4 HI g§ re re zyo LL$ ��° o a cif 022 8�w 0 11 WAWA. ° 1 Al111' u ==.====, t— °III in I ® ■ a 1 U z�„ 1 f aw rc 1 °o ° U z 1JJ--- `�/ \\ . . cc ❑3d01s / ZI J O L w 1 3 � t: °� � � �� LJL mim 0 h I �° ''— ∎� W I I $ o @ J o cc in ii_ °11111111■1' 0 l - - -T-1 0 u) a4 . ° 0 .. r v Q'°D A.I e B 0 6- 7� . 09 5 m m \1% 01131133 5000111 011313111X011340)9100140 L10N 0111313113110111 0311 1301013/3 NO 1014013 TN 103133 TONS 711 01)3311003 3 3101 71111)39X701 1.31101 10 10003334 NRWIM 10(14 3X1000N9M 03140)10 0300 31 1131 109100010 9111 30 1101 ON 711 30399/13 N 3101 10 11134014 3111 9 13340700 9111 NO 013(31310)1X390 303130 011 30931110011 311 111 001111000 3 31100 0100 0 103000(40 113111IM 10114 30014M 910911113345 10 30330330 10011 01 1301M13 307 101 339 911 13 3111910431 10 311111 303 9 30393713 N 3303 Wm °" ems _ �4 "m °`5 Z OOtlNOIOJ'N3dStl'311N3Atl NtlWAH 1Stl3 Z09 o c r c c O o .1°1.. 13a0W31 NVWAH 1SV3 Z09 v � � o° M Q N c O C C—. N Q a<; ° oo 0 4 * 3 3 i o i o 2g ` a F P L'o z m < 6 9 0 8 8 auzgW 61 °a wa °w °z ra3; z0 L m z zg ? z$ l'IpO iW y gE g w a a? a Pi S P2 0. 81' \ )// 11 8 ° Y D ......... ....... . .... z �'` ....... ......... L J--r LL z 0 L I \s) <::::) 0 W 8 O 8 r-' O 9 / / ( Ce to /(/// L L 3 d m e 0... z 'd $�z mm$ i $ c7 y( 5 Z N L y 6 0 y m 11 w w O m a$ ao4aw ru z OQ WO O a0 4 z i 3 4 w ,m v o a 6,13i vl. X 8 8 m m $ $o y 7 Z ;° z � 1 • 0 J _ g t cc R _ 0 I 0 4 J am W❑ Y 0 I �y ° C.) , 3s LL // W J Ce 7ji< N 0 W 04 O II Ce I i Ed w 8 6 N . d w $ T r ] 0 y ° O�aO 8 wow tA Oy 031135311110X'1 TO'0 ORI 070W03 911100[111 YM31I 010E31 131110 IN 0111'MOOS X71 NUM 73/N61317M6 731 MEMO 1 3XOI Ill Swm0111 3NOI JO 100101 1111.110 IOW 31 IOONWA ONO)10 0350 311111 NO0N10011 MI lO 1Pdd OY Ti 1I730:0 1 31107 10 11131014 31 N 1113X0100 01 NO 03gY1IO31N31tl X9630 ON1 NOLLmOINI 31 731 SU301m7 I LI01 1.12 1MILLMOIW6 N3WM 1100111910LL1713mdS IO 171dM11 353XI 01 1391X0 MN1101 3X6 JV I1 312 G S311O 3gV0 IOM 9 Sw1001Y z _ s M 1:EEEEEE1::::22." 00 1010)'X1191 111N3AV NV M AV3 Z09 c r=X c O F xp >ra -, > yc'ac=�m0 1 3 a 0 W 3 11 N V W A H 1 S V 3 1 0 9 ' d '= iWai n/1 H e Z Q 0. O K la_ IlleX a di e ce g 41 4 N yl I I - N N " z3 I I J fl o NI11;1114`N N111911 IN a 11 ■11 ►.1►1 ► b1 \IN` U FO 11 .Fr � a ■ U O ` Q w Z 1... 70'._I \ w I — \ Z ....01. I\ .I. ijj a J Nt x--\-- I \I w 7 m I L__: J n e ,\ - ■IIIIIIIIu 0 • i T-T-T-7 o 1 1 J_ I \ I U ED II O Z u .i .4 u LL N 41 41 N CO 03 Vl < i w ZQ d LL 1 2 N'I O 6 1 < p ., i w1 O w2 ul _1 I�i U (7 i1 :i: U o w '6w i > o �c_ — O U 2... U I1111111111 I Z 4 I` pr 111111 0 �` 1 W m t„ . . ,: . A 1. u): =\I F •I\ )1 °• J1 1. 1. ►� �wEilL1� w �, ,►� a LL LL LLLLLL � LL \\\\\\\\\ W 1 F.3& al zt ■-411;41‘11-11‘k IN--■■ 7., 1111, w --%. h - • , _IA `` \ iifNF�JJJJJJ 0 6 � o ri 0 M &kki _..=. ❖:❖:❖:❖:❖:❖:❖:❖:❖:❖:❖:❖:❖: r ,, ,.,...1.1.1.1.1.,.p1.1.1.1.1.pp1.1.1.p1.1.1.,.1.1.1.1.1 . ........................... 6 �d I 1 1 1 ►:._.1 X1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.11.1.1.1.1.1.1.1.1.1.1 .ii O 1►�---. ... -.....��1111❖•......�� .1.1.1.1.111.1.1.1.1.1 11111 111111.1♦♦11...1...111.111411.111.1111♦ (►♦.....................♦....11...1...11.1..1•.......1..11 1 U v v v ++4: 2 w tA.l1 0 W > o $ o -cilI• ..t,•x o X..1.1...1111.1...1❖11.•..•11.1...1111.1..1.❖.1.•.1111.1...1❖.1.1..1111...1❖1♦1•♦•♦1 1 11♦ • 14."47-k• w . • ••• ❖ • ..............................♦ JJ_IJJ_ T� U v . . .. ...... . . .❖.❖❖❖❖❖❖❖❖1❖❖1• i Ir Ir Irlr 1 I-Irt JJ_1JJ_ z z z /111........♦..............................♦ 1I Iflrli I I III JJ_1JJ_ LL ►11111111111.1 A�A�AA♦..•.•••1•••••1••1••••11••t r If IIII 11 R1 11....11..... i LL LL LL LL LL LL ►1.•1.1.1111.•1.11.11.11.1. 1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1.1. 1 If Ir1I1 1151 vi co ai ai ai ai ♦11.1111111111 ►........................♦ 1 IIIrIr 11111 No vi ►............♦ I Il lrlllrl ai `� a' q fO ° iO ►i11.1.11111.111.1.111.11111.1.1.1.11i•1•i11.11.111 rllrlllrl e m w m o m N '° 1 ►1111.♦1111111111111111111♦♦ r Illr I l ll r rn ►............♦m m st N N rn `r m 111i ►......................... r I1IIl1 L ►•••••11.1••••11•••111•••11111.1111.111•••1111111.1r i,urii.i ►iiiiiii1iiiii1.1.1iii1.1iiii1.1iir lllr 1 I I1 .....♦ r 11111Iz r ¢ 6 I►.1.❖.1.❖.❖.❖.❖.❖.❖..•.1.❖.... i .!I!1 1 1 iri w ►........................♦Ike A Et'g W W w O ¢Q ¢ x•1.1❖11.111.11•.1.1.1 aIJ a]0 _I� O W ¢ /...........� m n ma 111.111...♦ N ¢w a E 3gi O w X1/11❖.1.1.•1.1.1.1111 _1 J J O J 0,_, ¢ LL z X1•.11/1•.1.1.1111.1•.11 O W I—0 w Z w Z w LL v LL m g c� a �•❖•❖•❖•••1.1.1••1 z z - z y 0 w m vi I- ¢r w Z ■■.QQ1.❖.❖.Q❖.•1 u o a _, o \ ! •jam: z 5 O wre Oz O Oz O • 0301S311 S I M I 311'0131330)71 711111 710 0 3J11 701171 030031 IMO 3371 0171 U 71 0 MYI 110101031111111131 Trois 70 MOTH 117103 70 NWOYY 1 37103 10 110711'134 1311031 I011d 330 W01WM 0300)10 030 311Y110LLYN10J1I 00110171714 M 70 SIMON 1 37103 30 11111011 MI 0 1113711000 030 l0 010010 1713310 17030 an 1000110311 3711 71 71)31011111 1103 3103 0 1IW7IDOW11Y 13 01131 10 014 11101111/1 01011W1113113 10 01031110 30X101 0371110 LW1101 310 IIY IV 3316N0d01 10 311171 101 0 503100171 1 1103 W � o O m; di CD q1M Ninon)'N3dStl'30N3AV NVNAN 1SV3 Z09 o N z N Z W 0 c z'W a o _�°°M 13a0W3 � NVWAH ISd3 t09 — Lc,WII C o Z O Q °M1 -N a a<5 ICX C � h J N g 4 F° t 3 N. a y; WK d a o' a S b1 K� W N W N•LL$ � 3 aR LL m S 8 'g r‘,7 i 9 ri Fm g LL LL m 1 u § o° d d� 9e • 5 S qj W i +L d Y$ ° dEi di di $ 0_;0_i dj d�4 , z 0 8 1-L111-111 a 0 0 � a e\w w e \ DM LAO.. ula,uo� , - r .0.40C / \ JAI \\ o, 1 - I ■I I n . I I I 1 I 0-1 01_ \il rl. L, I I I 1 , j1 ! p° p° b° I I I e, '�. I I I :- iIIlluIIIIuIuIuI -- ' Z R.1 Q 1 O 03SOdOtld ON1.00 ' 07111. ' (MUM _ W AM J _ .e.. = W m .44 ' _ fn W o 0 -�u ' W q CO Q° Q o 111 ri . az 3 am N U V LI O U O r 1 I ' 1 1 lig ii a I /'''''' _ el. o 'Q. 1 i— $ IIIIII1 _I Li 1 1 0130031 00010 TR'WOE 1110 4140)313011031 111114 30403300 141110 1N 0140 11310119 1101 303103 710 1130130 1X0 71130311X7/Y 3100 711 01)311X00'14 3101 30 1100911034 113111111 01104 3141 I3ON11AI 03140)10 0313 31 1014 1011013101N1 9111 1011114 ON Ti SI)311N)MI 1 3100 10 31134014 011 9 1143140000 9111 NO 031430130)1113911 119130 ONY 1100110110 310 711 11)301011'■3N00 3100 0) 901)071'1011110 NUM 00114 9011311 13000 1016 00 391000000 313111 01 13911110 010 101 31111 130 10 31/01404130 10 311171 1011 9 50311031 1 31107 W o:g /f om z V 30 0 C N N Z W OOtlU010J'N3dStl'30N3AV NVNAN ASV]Z09 c ry c z �� =gym° 13a0W3 � NVWAH ISd3 109 1 = j=_ a-aN 0 La,0 :H _ = O W M W Q Qa O ICX a a<1 °rd S w w E w lu 1 11 8 LA Lh2h �W a§ VFW Le,,,, LL§ § W 2 °� i 14 § LLW u§a• / ,,§ s BA 4X82 7 �LLA LL$ LL$ `�, �?a� 3 anLL� g LL8 w $ ee ,j'q b LL 8 LL °aw�i d OW OJOJ QJ OJ 0. OW O. F_n g OJ QJ dJ 3Q5 OJOJ X aJ RJoJ 1n g $'gg z r rw�w A i n '� = i 0 0 3 Hw gg§ rw a �w�w m .1.011.1.100 MID asl .0 ,1 I I I r / / \ I I .ie 'R ,a 1 I 1 II I 11 1' 1 i I I J II - . . * — 1 I ) I 1 r1 / I \a /,.., I 1 II I iJ i1 o 1 1 1 z 430 I L__� P I o Dd .1111 11 1 1 1 1 1 1 1 I I I > I 1 I II 1 - w 1 > $ I- zi O 1 11'1 o w z I IHs i o q I III o � 1 Ill 25 — a 1 i 1Pi a I s o 1 I_IID!liHIl O III I , III 111 I 131 k4 I H J 1.-=' it 1 1 J 1 ,i., i '1E11111111 12 I s `8 d a x&� I iiii sill ztyi N O a' 1 I ' Nit, I II 'P.. I j 1 I I ' I 1 1 - 1 0111311 111111111/'03130.11X911140)0100110 11111 031130113X101111 0111 M I M E 111 1101110)111 1113131 1041 711 11)10X3111 3101 711 101X)1111 3101 10 110051111134 113111111 10114 3111 310X1111 031103 10 0310 31 3311 1101131110011 011{1 10 1104 011 71l 01)3111111 11 31103 10 11131014 311 011!1000 0111 110 03111111103 1111 1111030 0111 1101131310311 3111 11111)11110111 310E I110 O 1N111Y010I101101111 1011111 10113 10011113110115 10 91110 333X101 33911113 11 101 3110 1111 11 111101104131 10 111111 1011 1 10311011 1 3101 W m °. W0011110101'N3dStl'30X33111 NYWAH LW]109 i c `=' c z Z J` F�°� NVWAH 1143 Z09 ll1= y= *i c = m 13a0W3 d _ M a Q N sa<� ° C 1;: NI w m 1- co 0 F-J Qa 11111111 Z CI W CC �=i 1 r1� I LL,2 >z IIiaim5S�11i)log.TS1;11It111�:IgYL iw.....pli EIF54 'r.- •!111•E. !1rI1 co~co 0 J.�IJ•14�.IJW�'�•I IWJII 111 II It RI�� . 1-Q• ! :•G.•'. . 1 i' w ., : :'i�i�l, i Il;; 11111111 a z ! n I ' i!:.•I' 111/11/1 ..� ,� - II"11'X• 4111 �77••1• 1�1 1111'II 311 ill!I:6-1', 11/11111 w 1 = 0�.11E:ea:i Eik„liEi13�ti2114'1.1��3.I1i1.111' i§Rill{ w Y:>. D '1!ligiiii i 11111111 cc° d i z ;1'11;11 ..,., 111/11/1 <Z �'' ii w :E!:. 11111711 J ,1 •r ail •,'•' •11 > l'E!I 1/111111 �? + I 'i^''4 l i 11 1;�1 Xirni§.2 1,�i,15:11i 70Xliini5^'1 i Sri a I I!I v z ,.,6�s541.��5��r.�d•� y.1,1,1�.w1 •�.,14.F z i,, 11111111 =!' •`•. " Q I // 1/111111 z 0 ` 11 // 11111111 °� I = % :I i 0.a IMO 't: ! r'1+ I f'1 X,•17•' 19.1•f 111 t•I 9' !-� t 1 1:l I 1.11 i al ln7 i 7i 11 77i 1 1 1 i 11 Ili 1 fii 7.1 I 111 I I 1 O i 5'"1 wi"dw':CI�w•1ll5iy�ir a d,l.0 i44.l.�Ce7 Guy �.dul. g i 't 1 � Q I a O o `111111111 o z O i •Iil VIrLil1iriil ti l 1i ilif 1:i i 31 t 1 7.0 1'i1)'1. 1i i)711112 5'i I/is (P d u Ill 0 0 .: 1.h,It37•IL,l1•J.11JI.l.l.h.1a!,r��.�l1��I la�,LI�L1.,LLlL].I.X.C11u.i.d.15J1_.. 1—w_w ! I 111, III2 o w zF-D •! • ' Mr�� • 11�i01111; 1!i ;3 TI $i1B i5il h : i I iE i;:!T!t'1':2''1II:i1E31 - goimiimmor a r: , MN - I' 9 t i• 1. 1 - - l1 iiiiii 1 1 11111111 11., w !� ' w '1i1 > ■! z =,}11 1 -11111 �_ ii'I 1111111111 r .. __ III II 10, Iii w o ,;i� N ! II' 11 co Q 1� I' o W 11:11. 111 D 'l I' w y. A. > ;: 1 Q 3 z !E ! 1_ ■ > o {` I cc w 1 !� ' z ' _ I '1.11111 z w,-,-, 0 I 1 lw it g h- 03113331(110 10 111313X3 111911.1403 7101(01X'01011 0 3113531 11X10110 011 110101010 300110110)111 013111110 711 S03LI0M/3103 11l 5031100!0 3103 30 10®111131 1311111\10114 Al 3110411130 03000 10 030 30 IM 1013000011 00 10 1304 pl 111 SOn10111 3O 00/1031014 311 SI 10303000 001 10 03110100)10310 001301 MR 001/010311 3111 Ml)D3111001/31101 t lot O 10o3110N011 MIN MISI IO A 01010111016 El 31111100 IS11 01 310030110 101 3031 011'10 1111104011 to noon lot 1 1031101 0 3103 W z 0 001111010)'N3dSY'30N3AY NYNAH 1SY3 109 s o ~ c IO F�1XOU o▪ �� =gym° 13a0W3 � NVWAH ISd3 Z09 ; t ,: = a0o O _� = e ,,,l- M Q 6::" -. V N a i Q i tq� 1 Z 2r d F• OWE R.• •C O �R �' b ys@ U'• 0. 0: UI100 1013030100101 ■ 1 W m O 1-z '2 O ��I 1 as ee U W J _ I 7 ~a H 116,10■J. 1.Yr 1 I 11111111/1 i I 1111111111 \11111111/1 l I11G � Illlllllt I 1 Z IIIIF � 0� L' a 11111 I O a 111111111611 I <Z ;1111111' J W 11111 I-Z 11.1 z Z O CO Ce Q f ~� �o Q. Ce w O= O~ 031DXOY/ 4301103 01111011 3 MOM W U O f4N .!(rs x,.,1 t.4 O I(W/) �� ZH 7 trA I I I Mil } E U t ! (( 11 1 1 r f 4 ' • ji 3 3 t 1�� 4 ,i .� 7 1 , 1 u X I 1" -— I II�1 7 'S - 1 1 —Iii •I � 9 I . 1 I' a ' k 3 ( (., it 111 ; 1 a ; 4 ; ' ; )(I g 3-- d I i " iii 111 i ; i it . ir1..- , J � . ( .. .. ! I. , I, ! / i• r � 1 ii /11 o iI ,11,....L____. 1f: ; 4 � �I' i 91 11 z l > (ice ^l i t I � it j ll 11__1 W ( i. 1 t 1' �N � J ' f I1 . �� I� I w 4 o•• il� ''i I. i I i 1 1 I w w_ I 1 41 1 cc I -7—•T 1 =2 �� _1 �U !, I •11 i 11 Z M w`" i e e g m • ROM 3001111 Wail 110031103 MORN 111 1010 0033 33010 111 011 10011 30 1011 NONNW 11 0113111335 111303/010 0 3101 11111.11111010 3003 10 10 690131 101111 IOW 310 11011110 0310110 0300 31133 N00W1011 001 001000 ON 131 1031/0/3 0 3103 00 11131011 3N10 1030®00 00110 030011010311 1900300111101111011 331 70 10311711 t 3001 0100 O 1001011101711130100 1101111001011011101 001111100 01 330000 111101 3010 01111 010100031 00 3101100 W 11731/0011 000 W 61 mom, �_$ _ h. nm 0 m 003131010)'0300131'BIM NYNAN 1SY3 Z09 `� :— ---- =�o= 13a0W3 � NVWAH 1Sd3 ZO9 , too J M 0a N sri< , • 1 1? _ti P . r,. .1 1 ' (1\ ;');• if i .1::.: , ro II ,1 I • I. N ' � • .1. :0,v1 • • M Q 11 < �` > > J W W W W H f) D W Q E . 0) W • t+1 W Z 4c W 33 .4 Q CC ' " 1 t la.':-.' Z •• i 4 z • ' 41:7.? . .:.- 1, _ .: .. .• 0 030E31111011113 001001113511 01 minx 011051 0103031 0300111 011 1001010/0 101 100001 311111'131111X1 71l 1013111700 6 3000 111 103111011 1 3000 10 10090034 03110114 10114 1141 100141111 031401 10 0311 31 311 0011110010301 911 10 1104 011 11 11.01114)II 1 3103 10/1031011 3000 9 10301300 9140 NO 00110110)100111 011130 011 N01101410001 301 711 0103110010 11 3100 3101 O N01100 10101 0011114 ION 1101111 SE011110 6 10 00014110 303111 01 0390'3)100 103 306 310 10 11110104031 00 31100 100 9 101111)00 1 31100 W „ •:.,g W °° OUtltl0101'N3dSV'3fIN3AY NYWAH 1SV3 Z09 CO c a L Z �� F�xo� n �t y O sir =�m� 13a0W3 � NVWAH 1143 Z09 ry ' la- � _ M O W N — W O L ia2S Q O z o m 2 e N 5 r yp 08 Z ] a II Mil OO O '' ift.: \ ' - r 114 (7 1I E 1 I w 03 0 . 3-z CO O o <p W a ZO wa Q ° 2 S O. Zo wIX s= 1- H U Z LL w= 00 Z Ka a� wz CC 0 Z il D Qr OCI) W J¢w H I-Z HC Q. Z O 0 . W a W0 0< 0 go a0 a 0 0 w o= sy U ci 1-U1 111 • 77 { z r= I _ W I— p W W CC Y ZZo 0 di (0 O 00 J Q Ct W Q } w Ct z G • Q S., CC W W I- ( d 2 w tiq 1 cc - O • 0 w • 0 01103131 0111111 01311111 111911.1.101 011100111 011111 0013131 1300 131 011 11010111 10/1 1111110)111 111131 11131 111 9)3034111'M 31103 )11 311034)Y1 1 31103 10 1100911134 13//11100 10114 3111 00X311)03407 110 GM 11 11111 10111110111 AML 10 1011 OM 711 01)11134)10 11 31107 10/11310/4 3111 9 11311(000 3341 110 03111V11103 1131111 110530 110 1001110111 3111 70 11)31IM)11 P MO)II0)O 11011010111111 1311111 11011 AIWA 9101111111341 NO 191W34110 313111 01 00911100 111 101 3X9 111 1)31111104131 110 311111 10)3 11)1111011 1 1101 w N r ea▪ c • � 1111111 z .iiii W m F Ko°mW� e a<i 1300W311 ONION) N3dlY'NOV NHAH 1Stl3 i09 NdWAH 1Sd3 Z 0 9 0 IIIIIIII Q c r a d G S r + � 0_ �CI q I r O Q M o , ,. ,,,. i ,. i • rig. Oz 00 - ! w 0 1-Z K 0 w J §a 0 I-o z <— O 1L cc 0- co Z30 w 7 Q N z w X a w0 o0 oa Z 7 2~ z Ili H Z II_j= w lift CO z8 0w Ow �Q ~ ~ <0 H go W � as W O 0 O 0 W w 1111 0100) Z 1-7 W I- S , . Z Z UO 0. .:, co ._J Q , w • I- Q 2 ' 9. • ,1 . ,. a >" J W • f' CC Z • Q Q 2 I— J i ' w LL 1— _ I I— 0- W 2 8 x I 0 ai z C 0 a ,J; 0 hl w > e • 030333,SINN 131 013131(1 307113101 7100017111 111031 01X03131 1311111 Rl 0100 00111013 M01 INN)71X3/1311110{m 50311001 0 3103 73111311110X11 3001 10 0000303*N31NM wad 3111 NO WA 03403 10 0311 31 111 11011171101111 11X11011'0*00 711 3173133 01 N 0001101113103*3111 9 1113101100 9131 00 031101110)1031.11 11%30 017 N0111'NI03NI 301 711 SU311X)11/3003 X113 O '113110lNN11JN'1031131010 IOW 3031310110110101610 9110170 313111 01 0390107 IN1101 3N111011 0111110d13110 11301 300 31 01110311 N 1003 W 0 F r O 5 m O4Vtl0107'N3dStl'30N3AV NYNdH 1103 Z09 Z mai r I o r a a.. ■ c = m 1300W3 � NVWAH ISd3 ZO9 ry .-- _ ems = M VC o' e ° IICIIC N e a< • il 1 . � i ❑ \ \ 0Z 00 • r • !11. . w O Z + r y w H a ca 1 L_, F U Z u_ N 7 w Q CC Q_ w z CL 0 d z7 az fn <w II 0 W W(7~ H 00 I-i Hu) 00 W d H ` 4- w quqo • U U ao cc w ' w 0 0 0 1 N ■ zI-7 W I- • MI in w z Z o 00m J Q I W H Q A 2 >- J N Z a J W J a g cc a 0 w e • 0303431 LIdl 1M'013131111X001401 M XI00MI 1100411 0001043113X10 110 001 11301005 MT 0111M05111 011130 TIM 711111310017 Y 1NO3 Ill 11310010 0]NO3 10 000911104 031100M 00114 MU 1101111M 03110110 0350 11100 110111011101111 9111101004 01 Ti 5113101010 0 3107 10 1 0 3 4 0 0 4 3 1 3 1 3 1 0 4 0 0 0 1 0 1 11 0 0 0 0 0 0 1 0 0 0 1 0 0 1 0 1 1 09030 ONY 00014101111 3011 701 TEEM/3NO3 ZIOZ 0) 100/001011 OM 0014 0101LLIM 90m39003d4 00 50100010 143X101 439040 100 101 3001 IR 10 31114104530 00 311111100 9 5031110110/3003 W M mN' F Nm N N V ri Z �,' w OOtltl010)'N3dStl'30N3Atl NtlwAH utl3 109 c ry =a I=,,�m�p 1340W3 � NVWAH 1543 109 =_ o=/ - I OV N N c 2 C C 6•6 G d N a ri< F. 6 cc Z M a U J m 0. 6 o E Z 0 -I / m Ak u \ 0: I� i Mr _ --a- �I�111111111`� I w 11111••0■■■ 1:11 w I�F�■■11■■■rZili.. 0_ w !!_i■■m... ere °o iml•LU•• ii�lfi! — - " 11�■■■■■■■■r!M- z � 1111111111 w Q U 00 m zi * .j- , i=5 .:1,1._ Z Z _7 m 1' w E 4' fn I___J Cl- — — am 171111 . ''ii_MEM 0 ___ 1 111 6 • ', MIMMEM�' ■••ttI■LIIPI/1,lM ■■r Ii1V�l== r .I, m. •_BIu '?I ■r�n] CD .-i ■•••�•�P111;=IL - •=IIIt'�//�i111 N∎Rill 1 1iI� � TY a P1 MEMORANDUM TO: Planning and Zoning Commission FROM: Sara Nadolny, Planning Technician THRU: Jennifer Phelan,Deputy Community Development Director DATE OF MEMO: June 8, 2012 MEETING DATE: June 19,2012 RE: 601 E. Hyman Ave—Conceptual Commercial Design Review APPLICANT/OWNER: STAFF RECOMMENDATION: Victorian Square, LLC Staff recommends that the Planning and Zoning Commission require the application for Conceptual REPRESENTATIVE: Commercial Design Review be amended and the Stan Clauson, Stan Clauson Associates hearing continued to a future date. and Sarah Broughton, Rowland& Broughton Architecture and Urban SUMMARY: Design The Applicant requests of the Planning and Zoning Commission to approve the application for Conceptual LOCATION: Commercial Design Review for the demolition and Victorian Square Condominiums; redevelopment of the existing building located at 601 commonly known as 601 E. Hyman E. Hyman Avenue. Street, City and Townsite of Aspen CURRENT ZONING&USE LF�{, . ` 1 ti ' ' ' =a1.� `` • The existing building is located in the Commercial (C-1) zone district. Currently there is commercial use on this site. • PROPOSED LAND USE: r, �.+ The Applicant is proposing to . �►. � _ - demolish the existing 6,292 square -f ' _; ■b—'�-- _. 1 foot Victorian Square building and replace it with an 8,630 square foot tif mixed use building, containing retail ,rr ' and commercial office space and one Figure A: Photo image of the subject property free market residential unit. P2 LAND USE REQUEST AND REVIEW PROCEDURES: The applicant is requesting the following land use approvals from the Planning and Zoning Commission: • Conceptual Commercial Design Review— Commercial Character Area pursuant to Land Use Code Chapter 26.412, Commercial Design Review. An application for Commercial Design Review requires the Planning and Zoning Commission, at a public hearing, to approve, approve with conditions or disapprove of the Commercial Design Review. BACKGROUND: 601 E. Hyman Ave is a two-story building currently used as commercial office space. The applicant proposes to demolish the existing 6,292 gross square foot building and replace it with a 8,630 gross square foot mixed-use building, with 5,487 square feet of commercial net leasable space, to be divided between ground floor retail and second floor office space, and a 1,986 square foot free market third floor residential unit. :1iii ' w r ,E 4rJ ■ F .1 /)!j r $k! 1 11 -�. r: 3� -fl ii"� , ._ , /if, i ,,a _. , - - \ / -. ' r .', .'A 1.5' ... t rp i 1,4 ,-- =Li"' -'-' '' 1 a 6•I. ' !!.7.:".:'"4.4141;petiew' ""':' 1.1--r--:''''.- la' I-s g4-- 11:4411 r .0° id - `.r4 — - ter` f� l �"' 1 -0 j.11 �1 ` ;t • 1 c a 1/4^- Figure B: Vicinity map To redevelop this property the applicant shall meet the policies of the Commercial, Lodging and Historic District Design Objectives and Guidelines. The City adopted the guidelines to provide visual continuity and assist developers in respecting the context of the built form in Aspen by promoting interconnected circulation, public spaces, and creating a vibrant street edge with appropriately scaled buildings. P3 Existing Conditions The total lot size is 4,500 sf. A two-story commercial use building currently exists on the property, with a gross square footage of 6,292 sf and a commercial net leasable area of 5,487 sf. A 595 sf public amenity open space exists on the property. There is no on-site parking provided. The Proposed Redevelopment The applicant proposes to completely demolish the existing building and replace it with an 8,630 gross square foot mixed-use building. The new development will contain a basement space (net leasable/livable to be determined before fmal review), 2,538 sf of first story commercial retail space, 2,949 sf of second story commercial office space, and 1,986 sf of third story residential space. The proposed public amenity space will decrease to 146 sf, or 3.2% of the property. There is no on-site parking proposed for this development. i mum _, k f II{{ +J , ' t'r f w rr ''11 it' w ms ��w -� 9 `►s31ra. � i ' "��11 r lit . Figure C:Applicant's proposed image of new development, Figure D: Applicant's proposed image of new development, E.Hyman Ave facade,northern facade eastern facade Staff finds the proposed ratio of commercial to residential to be in compliance with the Land Use Code, as the total free-market residential unit is not greater than the total above-grade floor area of proposed commercial space. The proposed multi-family residential dwelling unit will be no greater than the allowed 2,000 square feet of net livable area, or a ratio of.5:1. The proposed commercial floor area for the property is 1.42:1 (1.5:1 is permitted). STAFF COMMENTS CONCEPTUAL COMMERCIAL DESIGN REVIEW: This application is required to undergo review under the Commercial Design Standards as the standards apply to all commercial, lodging, and mixed use development containing a commercial component within the City of Aspen. The property is located in the Commercial Character Area of the Commercial,Lodging and Historic District Design Objectives and Guidelines. The purpose of design within the Commercial Area is to create a vibrant, connected pedestrian system that contains attractive public spaces, and buildings that provide a well-defined street edge with height and variation that is appropriate for the pedestrian scale. P4 When presented with a project of this nature, Staff uses seven key design objectives to evaluate the project. These include: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. 2. Maintain a retail orientation. 3. Promote creative, contemporary design. 4. Encourage a well-defined street wall. 5. Reflect the variety in building heights seen traditionally. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. 7. Promote variety in the street level experience. Conceptual review requires an examination of the placement of the building on the site, the mass of the building, and the building's relationship to streets, alley, and public spaces, whereas Final review will deal with the appearance of and materials used for the construction of the building. The proposed project has been examined using the Conceptual Review Design Guideline topics below. Staffs review of the application has yielded the following recommendations: 1. Remove the public amenity space from Hyman Ave and the eastern property line. Combine and relocate to Hunter St. Include a seating area. 2. Bring the building to the E. Hyman Ave sidewalk edge. 3. Break up the massing of the building by recessing the third floor element. 4. Bring the ground floor retail space out from under the recessed canopy. 5. More clearly define the building's three distinct modules. 6. Revisit the size and access of the trash/recycling enclosure area. Street & Alley System: The street pattern in the Commercial Area is viewed as essential infrastructure. The enhancement of public walkways, alleyways, and public spaces are favored, and improved access opportunities that create additional commercial spaces are encouraged. Development is expected to orient a primary entrance towards the street and maintain the established town grid. The proposed project does not have alley access, nor does it suggest the creation of through court walkways. The proposal does, however, plan for a primary entrance for the second and third floor uses on E. Hyman Ave. Public entrances are planned for the ground floor retail units on both Hunter St and E. Hyman Ave. The proposed development will maintain the established town grid. Parking: The character of the Commercial Area depends largely on the pedestrian experience, with its human-scaled street walls,public spaces, and walkways. The visual impact of parking is to be minimized to the extent possible. The applicant proposes no off-street parking for this project. The C-1 zone district does not require on-site parking for the proposed residential unit. The existing building does not provide P5 off-street parking for any of the commercial units. Currently no increase in commercial net- leasable space is proposed, and therefore does not trigger the requirement for the provision of any additional parking. I • Public Amenity Space: On-site accessible public amenity space is a priority and a favored characteristic of the Commercial Area. Public amenity space should accent a well-defined street façade, and should be carefully designed to serve as a vibrant public gathering space whenever possible. Access to sunlight year-round is desired in the design and location of these spaces on a property. Furthermore, public amenity spaces, whenever possible, should be at street level, open to the sky, be paved or landscaped, and contain street furniture, public area or a historical/interpretive marker. The applicant has proposed a significant reduction in public amenity space as compared to the existing development, from 595 sf(13%) to 146 sf(3.2%). The applicant requests the option to mitigate this reduction by way of cash-in-lieu payment. As proposed, the public amenity space will consist of a widened walkway with specially treated pavement and areas of landscaping along E. Hyman Ave, as noted in Figure E below. The applicant is considering the possibility of adding a piece of art to this area to compliment the adjacent Aspen Art Museum and continue pedestrian interest on this block. The applicant has also proposed the possibility of adding historical markers indicating the original historical occupancy of the property to the special pavement treatment. These spaces are proposed at grade, open to the sky, and directly accessible to the public. 0---- , &' kl e..f,,,i' i V.04 ,:ktitereiVt0 S=S yit'ij'•�X�'`Yj�' i'•';fm �(' e - _. "1.�. --�- I 1 = ., ' 4 �y ; Pi op¢s pub is amerrit : pa eS r we a ,L i I I i t =.61 k -`... .. { , I A !iy�E� a� I/I� 'i r.-„,*-,.., 11I;�- snsCU�CRSTTW MYERS 101V :e pr •WAVE q A911CAFT ,� 'E a■It s.. S IL. Xivli q -,M IL. it N/ C 1. , w a g , —0-1_Al I �---r; J MUMMA 4-1 Q. Figure E:Applicant's proposed public amenity space,as outlined in red. P6 As proposed, the public amenity does not meet the goal of accommodating public gatherings and enhancing the street vitality. The proposed space duplicates an already existing public amenity, the sidewalk, and is not designed for any type of gathering. Furthermore, the spaces create a setback across the entire E. Hyman Ave facade, thereby weakening the street wall. According to the Design Guidelines, setbacks for open space should remain as an accent within the street facade; in this case, the entire facade is set back to accommodate these areas of open space. The proposed ground floor retail windows should abut the sidewalk, increasing the opportunities for pedestrian engagement. Staff proposes that the public amenity space be moved to Hunter St, where there is increased year-round solar access, southern views of Aspen Mountain, and greater existing pedestrian vitality due in part to the adjacent businesses and gondola plaza to the south. The applicant should bring more purpose to the public amenity space and create an area for gathering that will contribute to a successful pedestrian environment within the Commercial Area. Staff recommends the addition of a public seating area, as opposed to a piece of art, to create a more usable space. Staff further questions the decrease in the public amenity space. The current development provides 13% public amenity space, whereas the proposal provides only 3.2%. According to the Land Use Code 25% of the developable parcel shall be provided as public amenity. For redevelopment of parcels on which less than 25% currently exists, the existing percentage shall be maintained. However, this may be reduced to 10% with approval of the Planning and Zoning Commission, should it be found that the project makes a positive contribution to the pedestrian environment. The Applicant may utilize a combination of methods to satisfy the requirement of meeting the existing 13% public amenity space. The options are 1) to provide the public amenity space fully on-site, 2) to provide a cash-in-lieu payment, with the approval of the Planning and Zoning Commission, 3) to provide off-site public amenity space, with the approval of the Planning and Zoning Commission, 4) some approved combination of the three aforementioned methods. The Applicant has proposed to provide a 3.2% (146 sf) on-site public amenity, and to provide cash- in-lieu payment for the remaining 9.8%. However, based on the proposed public amenity space, Staff does not feel that the criterion for reduction has been met. Building Placement: Defining the street block is an important element in urban design. Buildings, particularly those on corners, should strengthen and define the building wall at the street edge, with facades parallel to the street and little variation in setbacks. Corner buildings act as anchors within the street block. Primary entrances should be oriented to the street. The town grid should be maintained. For this application, the E. Hyman facade is set back approximately six feet to accommodate the public amenity space. This weakens the defined street wall, particularly as this is a corner building that should help in defining the presence of the street block. This setback detracts from the pedestrian experience by moving the ground level windows away from the sidewalk. The proposed development does orient the primary entrance towards E. Hyman Ave., with additional secondary entrances for the ground floor retail proposed on both E. Hyman Ave. and P7 Hunter St. Furthermore, it maintains the City of Aspen town grid. However, Staff finds the building should be brought to the E. Hyman Ave. sidewalk. I Staff also finds the trash/recycling enclosure area to be inadequate to meet the needs of the proposed building. According to Section 26.575.060 of the Land Use Code, a building with no alley access is not required to meet any of the typical trash area requirements. However, a review of the proposed plans by Environmental Health Staff has indicated there is a lack of space and usability in the area as proposed, which has the potential to lead to congestion and odor issues, and will limit the building's ability to reduce waste through recycling. Staff recommends the Applicant revisit the design plan for this area in light of the recommendations as outlined in attached Exhibit E,the email from Ashley Cantrell,Environmental Sustainability Coordinator. Building Height, Mass & Scale:, The range and variety of building heights play an important role in the character of the Commercial Area, varying from one to four stories depending on the proximity to the mountain base. Maintaining the human scale as well as the architectural character is essential to the Commercial Area, and any new development is expected to continue this variation, as well as to remain sensitive to the adjacent historic Commercial Core zone district. The newly proposed development does compliment the character of the adjacent historic district in a number of ways. The proposal seeks to continue the vitality of the Commercial Core historic district by increasing retail and commercial units in this neighborhood. It provides ground level display windows for pedestrians, although without the traditional facade elements found throughout the historic district. The building is proposed at a height that is at least two feet less than the neighboring Muse building on E. Hyman Ave, and taller than its neighbor on Hunter St. The building is designed with height variation by maintaining a second story level on the corner of Hunter St and E. Hyman Ave, and then stepping up to a three story level for the remainder of the building. 38' 35' Ibila. NUM M 4111aa)c ti •sililsl if. E " . #i�f# qq� cc ;Xi 11E111 lif s a 1 I' wig I$ �ii .iilt,i1nn -. ... + sew ■s a :111111 Ill U#!ii _ r.:`. �, t II i ali I 1 1 ;xi ii L' - Figure� i :�F:Height variation between building's modules,and 2'difference between Muse building. The proposed building is divided into three modules, which typically serve to break up the perceived mass of a larger building; however, the module on the corner of Hunter St and E. Hyman Ave and the middle module run together with the shared board form concrete material, P8 creating a lack of definition between the two. Also, the third module, while echoing the materials from the first, seems quite small and out of proportion with the rest of the building. Although the proposed building does maintain a distinction between the street level and upper level floors, the second and third stories are designed with such a mass as to detract from a comfortable pedestrian environment, creating a top heavy building that projects out toward the sidewalk. Furthermore the canopy that is created over the first story on the E. Hyman façade by the upper stories' mass creates a recessed area that will push back the first story retail from the sidewalk and create a less welcoming pedestrian environment. Staff recommends the applicant explore the possibility of a break between the second and third floors, slightly recessing the third floor to break up the massing of the building. IIiilii 11 :1111 Figure G:Cantilevered second and d stories create a recessed first l story retail space. Staff l I I Illlll8l�i�Ufll��lutl recoends eliinating this Upper 1 11 1 I Nu heavy canopy to create better floor I II 1 lI pedestr in the bury ing and a more I edestrian friendl enviromnent. overhang ' I hf�+� I ► 1 ► I 1 1 III I�1I �� I�_I � ���, I I I I I01 III I ii1# I TIMMER Lastly, the glass elements of the E. Hyman Ave façade extend past the 36' that is proposed in the application. Should the applicant wish to maintain this design element, approval will need to be given by the Planning and Zoning Commission at Final Commercial Design Review. Figure H:Third story glass façade elements extend past the 36' r '--- allowable height for this zone district. Applicant must request and receive approval from t &Zoning Commission to allow an extension to no more T;r f than 40'. F am - , • P9 RECOMMENDATION: Community Development Department staff recommends that the Planning and Zoning Commission continue the request for Commercial Design Review,,with the following recommended changes: 1. Remove the public amenity space from Hyman Ave and the eastern property line. Combine and relocate to Hunter St. Include a seating area. 2. Bring the building to the E. Hyman Ave sidewalk edge. 3. Break up the massing of the building by recessing the third floor element. 4. Bring the ground floor retail space out from under the recessed canopy. 5. More clearly define the building's three distinct modules. 6. Revisit the size and access of the trash/recycling enclosure area. RECOMMENDED MOTION: If the Planning and Zoning Commission chooses to recommend approval for the request, they may use this motion "I move to make a recommendation to approve the request for the commercial design review for 601 E. Hyman St." ATTACHMENTS: Exhibit A— Commercial Design—Review Criteria Exhibit B— Design Objectives - Review Criteria Exhibit C— Conceptual Review Design Guidelines—Review Criteria Exhibit D— Application Exhibit E— Email memo from Ashley Cantrell, Enviromnental Sustainability Coordinator • • • P 1 0 RESOLUTION NO._, (SERIES OF 2012) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION APPROVING A CONCEPTUAL COMMERCIAL DESIGN FOR VICTORIAN SQUARE CONDOMINIUMS, COMMONLY DESCRIBED AS 601 E. HYMAN AVE, CITY OF ASPEN, PITKIN COUNTY, COLORADO Parcel ID: 2737-182-250-31, 2737-182-250-28, 2737-182-250-30, 2737-182-258-01, 2737-182-250-27, 2737-182-250-32, 2737-182-250-33, 2737-182-250-29 WHEREAS, the Community Development Department received an application from the Victorian Square, LLC (Applicant), represented by Stan Clauson of Stan Clauson Associates, Inc., requesting the Planning and Zoning Commission recommend approval of a Conceptual Commercial for Mixed Use development at Victorian Square; and, WHEREAS, pursuant to Section 26.412 of the Land Use Code, commercial design review approval may be granted by the Planning and Zoning Commission at a duly noticed public hearing; and, WHEREAS, during a regular meeting on June 19, 2012, the Planning and Zoning Commission opened a duly noticed public hearing to consider the project and recommended approval of the conceptual commercial design with the findings and conditions listed hereinafter; and, WHEREAS, Conceptual Commercial Design Review approval shall only grant the applicant the ability to submit a Final Design Review application and the proposed development is further subject to GMQS Allotment and Subdivision pursuant to the Municipal Code. WHEREAS, the Commission finds that the development review standards for Conceptual Commercial Design Review have been met, as long as certain conditions are implemented. NOW, THEREFORE BE IT RESOLVED that the Planning and Zoning Commission approve the Conceptual Commercial Design Review, as provided in Exhibit 1 and containing 146 square feet of public amenity space with cash-in-lieu provided for the balance, for the Victorian Square building, subject to the conditions listed in Section 1 below. Section 1: The approval is subject to the following conditions: 1. The Final Commercial Design Review application shall reflect and demonstrate compliance with the findings of the Commission. 2. The Final Commercial Design Review application shall include: a. An application for Final Commercial Design Review and the proposed development is further subject to Final Commercial Design Review, GMQS Allotment and Page 1 of 3 P11 Subdivision. A pre-application conference with a member of the Community Development Department is required prior to submitting an application. b. Delineation of all dimensional provisions,of the development. c. A proposed subdivision plat. 3. Approval of the Conceptual Commercial Design does not preclude meeting other requirements of the Municipal Code, such as Engineering and Parks standards. Section 2: Building The final design shall meet adopted building codes and requirements if and when a building permit is submitted. Section 3: Engineering The Applicant's design shall be compliant with all sections of the City of Aspen Municipal Code, Title 21, Title 28 and all construction and excavation standards published by the Engineering Department. A construction management plan must be submitted in conjunction— with the building permit application. A completed drainage report/plan as outlined in the Urban Runoff Management Plan shall be submitted and approved prior to Building Permit issuance. This major project is subject to the fee in lieu requirement of Section 2.12.140 of the Aspen Municipal Code. Section 4: Fire Mitigation All codes adopted by the Aspen Fire Protection District shall be met. This includes but is not limited to access (International Fire Code (IFC), 2003 Edition, Section 503), approved fire sprinkler and fire alarm systems (IFC, as amended, Section 903 and 907). Section 5: Public Works • The Applicant shall comply with the City of Aspen Water System Standards, with Title 25, and with the applicable standards of Title 8 (Water Conservation and Plumbing Advisory Code) of the Aspen Municipal Code, as required by the City of Aspen Water Department. Utility placement and design shall meet adopted City of Aspen standards. Section 6: Sanitation District Requirements Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. Section 7:Environmental Health The state of Colorado mandates specific mitigation requirements with regard to asbestos. Additionally, code requirements to be aware of when filing a building permit include: a prohibition on engine idling, regulationiof fireplaces, fugitive dust requirements, noise abatement and pool designs. Section 8: Engineering All exterior lighting shall meet the requirements of the City's Outdoor Lighting Code pursuant to Land Use Code Section 26.575.150, Outdoor lighting. 1 r Page2of3 P12 Section 10: School Lands Dedication Before the Applicant is issued a Building Permit, the Applicant shall pay a fee-in-lieu of land dedication pursuant to Chapter 26.620, School Lands Dedication. The amount of the fee shall be calculated by the Community Development Department using the calculation method and fee schedule in effect at the time the applicant submits a Building Permit. Section 11: Impact Fees Before the Applicant is issued a Building Permit, the Applicant shall pay a Parks Development fee and a TDM/Air Quality fee pursuant to Chapter 26.610, Impact Fees. The amount of the fees shall be calculated by the Community Development Department using the calculation method and fee schedule in effect at the time the Applicant submits a Building Permit. Section 12: 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 13: 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 Planning and Zoning Commission at its regular meeting on June 19, 2012. LJ Erspamer, Chairman APPROVED AS TO FORM: Deb Quinn,Assistant City Attorney ATTEST: f Jackie Lothian,Deputy City Clerk Attachment: Exhibit A—Site Plan Page3of3 . P13 Resolution Exhibit A Site Plan r g 01 601 E Hyman Ave flf �V I t S.7 r r 7 r, • r r t'. ty /' yf �z r . ,\,..._.,,,, - , .. • .:. ..r -:...:-:-;:..,,_, .LI";1:1;i II 1, —. ,. /4.— , fi ,i g:i. '''''s: ,31,_ ..., :, ',..L...-,-a.t.L.... SL.'••:'',."147=/,'":•,,, .71iiir,,-."-- .i c ', ,1 r -.7,--:1 _ ,, t_....910;,_,, , 1...-„,:m:,,. irt,,J...4, ,,,.., ._ ._. ____ . . At VV..; N r i it ;�-r/ �+yyy(((���,,,��� ;' s ' j '1'1 4'L 1; i tZ-.-''it' art ' iiTt,,,.,R�.r; • ��1'= fr�(�1 F`_ 5 •7 is R_I�" PI �� - ^` - _ i , °_ v�t 7 .i0 { rte,. �I �. i • s+ )� K + 'r,.' �c t. y 7jR]g P14 Exhibit A Commercial Design Review Sec. 26.412.050.Review Criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. Staff Response: The proposed development fails to meet the requirements of Section 26.412.060 of the Land Use Code. The applicant's proposal for public amenity space does not meet the standard, which is to provide a well-designed public place that will contribute to a vibrant atmosphere, encourage pedestrian activity, and act as a public gathering space. Staff feels the space, as proposed, does not meet the intent of a public amenity; it lacks the solar exposure, views, and adjacency to key businesses that can be found along the Hunter St. façade. Furthermore, it does not meet the requirement of maintaining the existing development's amount of public amenity space, which is 13%. The applicant proposes a public amenity of 3.2%, with the request to provide cash-in-lieu payment for the remaining 9.8%. However, Staff does not support the request for a • decrease in the public amenity space, and feel the 13%should be maintained on-site. The applicant intends to comply with Section 26.412.070: Suggested Design Element, which will be more fully developed during the final commercial design review phase of the development process. Stafffinds the criterion to not be met. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the façade of the building may be required to comply with this Section. Staff Response: The applicant has proposed to demolish the existing building and redevelop the property with a new mixed-use building that will include commercial, office and residential. Stafffinds this criterion to be not applicable. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate 1 • P15 Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. (Ord. No. 13, 2007, §1) Staff Response: The proposed development is submitted to the Planning and Zoning Commission for Conceptual Commercial Design Review. Staff finds the following guidelines to not be met: o 1.8 A street facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. O 1.18 Maintain the alignment offacades at the sidewalk's edge. O 1.24 Height variation should be achieved using one or more of the following: o Vary the building height in accordance with traditional lot width. o Set back the upper floor to vary the building façade profile(s) and the roof forms across the width and depth of the buildings. o Vary the façade (or parapet) heights at the front. o Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. Stafffinds the criterion not to be met. Sec. 26.412.060.Commercial design standards. The following design standards, in addition to the.commercial, lodging and historic district design objectives and guidelines, shall apply to commercial, lodging and mixed-use development: A. Public amenity space. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of-way or private property within commercial areas. On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. 1 2 P16 Staff Response: The size of the public amenity space proposed for this project is 146 sf, and is to be located on the E. Hyman Ave facade of the development as well as on the project's easternmost property line (between this property and the Muse building). The requirement according to the Land Use Code is to allow for 25% of the developable parcel to be used as public amenity space, but in cases of redevelopment where less than 25% is existing, the same amount must be replaced. This may be reduced to no less than 10% with approval of the Planning and Zoning Commission, which in this case would be equal to 450 sf. Currently the public amenity space on the property is 13%, and the applicant proposes to reduce this to 3.2% and to provide cash-in-lieu payment for the remaining 9.8%. . Staff feels the public amenity, as proposed, would not sufficiently allow for a variety of uses and activities to occur. The intent of a successful public amenity space is to accommodate public gatherings and enhance street vitality. The applicant's proposed location and size cannot accommodate a variety of uses and activities, thereby enhancing the neighborhood's vitality. Stafffinds this criterion not to be met. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of-way are encouraged. Staff Response: The proposed public amenity space will result in the widening of the sidewalk with special pavers and landscaped space along E. Hyman Ave. This public amenity space is proposed at grade to the adjacent right-of-way, open air, and directly accessible to the public. However, Staff feels this space would be better utilized if it were moved to Hunter St, where there is better year-round sun exposure as compared to the shady north façade of E. Hyman Ave, views of Aspen Mountain to the south, and more street vitality due to neighboring businesses. Also the addition of seating would help to create a more activated space, particularly as a compliment to the adjacent businesses.. Staff finds this criterion not to be met. 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. Staff Response: The public amenity, as proposed, has the potential for underutilization. The approximately six foot setback on Hyman Ave created by the location of the public amenity will detract from the street wall, and will lessen the potential for interaction between pedestrians and the proposed ground floor retail. windows. Pedestrian interaction with the ground level retail would be better enhanced if the building were to directly abut the sidewalk, as the commercial component does contribute to an inviting pedestrian environment. Staff finds the criterion not to be met. 3 P17 • 4. The proposed amenity does not duplicate existing pedestrian space created`by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. Staff Response: The proposed amenity duplicates the current pedestrian space created by the existing sidewalks. The proposed widening of the pedestrian walkway on the development's E. Hyman Ave facade creates an approximately six foot setback of the new building from the sidewalk, thereby removing the ground floor retail windows from the immediate walkway and detracting from the pedestrian environment. Also, plans for the new Aspen Art Museum depict a pedestrian bulb-out, which will serve to anchor the corner of E. Hyman Ave and S. Spring St to the east. The proposed amenity for this project could better serve the public if it were to also act as an anchor for the corner of Hunter St and E. Hyman Ave. Staff finds the criterion not to be met. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. Staff Response: The proposed public amenity space will not deviate from the design and operational standards for public amenity, Subsection 26.575.030.F. Staff finds the criterion to be met. • B. Utility, delivery and trash service provision. When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: 1. A utility, trash and recycle service area shall be accommodated along the alley meeting the minimum standards established by Section 26.575.060, Utility/trash/recycle service . areas, unless otherwise established according to said Section. Staff Response: The proposed development does not have alley access, and therefore utility/trash/recycling services cannot be accommodated in this preferred manner. The applicant has proposed to substantially maintain the existing development's utility/trash/recycling area that opens onto Hunter Street. As per chapter 26.575.060 (1) of the Land Use Code, a fence must be included to screen this area from street view. Also, per the City's Environmental Health Dept, the planned trash enclosure area will create difficulties with providing adequate access for waste management personnel, who will need to go into the building to bring out the trash. Also, the space is not adequate for the amount of trash and recycling that is anticipated to be generated. Staff finds the criterion to not be met. • 2. All utility service pedestals shall be located on private property and along the alley. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site 4 P18 conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. Staff Response: The proposed development does not have alley access. An existing electrical service transformer will be retained on the property in its approximate current location. Any additional utility service pedestals are proposed to be located on private property, requiring no encroachments. Staff finds the criterion to be met. 3. Delivery service areas shall be incorporated along the alley. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. Staff Response: The proposed development does not have alley access. The proposal does not contain a truck loading facility. Stafffinds this criterion to be non-applicable. 4. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. Staff Response: The applicant proposes all mechanical exhaust to be vented through the roof and located as far away from the street as practical. The proposed project does not include plans for a garage. Staff finds the criterion to be met. 5. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. (Ord. No. 13, 2007, §1) Staff Response: Mechanical ventilation equipment and ducting will be accommodated internally within the building and located on the roof. It will be minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. The proposed development will reserve adequate space for future ventilation and ducting needs. Staff finds the criterion to be met. 5 P19 Exhibit B Design Objectives: These are key design objectives for the Commercial Area. The City must find that any new work will help to meet them: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. Staff Response: While not located within the Commercial Core Historic District, the proposed development borders this district, and care must be taken to ensure a relationship is maintained with this neighboring district. ( This project does so by the creation of retail and commercial spaces, and the provision of large, ground level display windows. The proposed building implements height variation between modules, stepping from two-stories to three-stories. The design provides a positive pedestrian experience, with proposed landscaping and an increased walkway. Staff believes this project produces a positive relationship between the districts, as the retail and commercial component will increase the pedestrian liveliness throughout the area with a vibrant and interesting environment,further complimented by the new Aspen Art Museum. 2. Maintain a retail orientation. Staff Response: The proposed development is planned with first and second story net leasable commercial space. . The first floor is proposed with 2,538 sf and second floors with 2,949 sf net leasable commercial space, for a total of 5,487 sf. Staff finds this criterion to be met: 3. Promote creative, contemporary design. Designs should seek creative new solutions that convey the community's continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. Staff Response: The building's design conveys a sense of human scale and depicts variation in building height, which will add interest and vitality to the area. The texture and detail of the building's facade and use of fenestration creates an interesting design that is contemporary and distinct. Variation in the building's roof height from the first to the second module reflects traditional lot widths. A traditional street level retail frontage is enhanced by large windows with the intent of engaging the pedestrian, and individual retail street level entrances have been proposed. The building is proposed to maintain the traditional grid pattern as well as the stature of traditional street level first floor 6 P20 height. The primary entrance has been oriented toward E. Hyman Ave. Staff finds this criterion to be met. 4. Encourage a well-defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial Core Historic District since the historic building edge is not as defined. A stronger street facade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. Staff Response: As proposed the development will have a well-defined street wall on Hunter St, with the building meeting the pedestrian walkway. The applicant proposes a public amenity space on Hyman Ave that will set the building away from the sidewalk on this side and create a less defined street wall. Staff proposes the removal of the public amenity space and relocation to Hunter St, which experiences a greater amount of solar gain and where there are views of Aspen Mountain to the south. Staff further recommends moving the building's Hyman Ave facade to the sidewalk to create a more defined street wall. The project will demonstrate variety with the differing levels of height and architectural elements. The project will provide street trees and a landscaped public amenity space, which will be defined by an engaging pavement treatment. Stafffinds this criterion to not be met.- 5. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be recognized in future developments. Larger buildings should be varied in height and reflect original lot widths. Staff Response: The Applicant proposes variation in building heights and the design features significant façade elements. Stafffinds this criterion to be met. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. Staff Response: The applicant proposes a 146 square foot landscaped public outdoor space as a public amenity. Staff feels this public amenity space would best be placed on Hunter St, due to the increased year-round solar gain and southern views of Aspen Mountain. Currently the plans call for the setback of the building on Hyman St to accommodate this amenity. Staff feels the building would have more street presence if it 7 P21 • were abutting the sidewalk on the Hyman St side with a greater sense of corner definition. Stafffinds this criterion not to be met. 7. Promote variety in the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. Staff Response: The applicant proposes variety in the project's street level experience with enhanced landscaping and street trees. Proposed is an expanded pedestrian walkway with pavement variation, a landscaped pedestrian amenity with a potential outdoor art piece, and first story windows that will add transparency and add to the street level experience. Stafffinds this criterion to be‘met. 8 P22 Exhibit C Conceptual Review Design Guidelines 1. Street& Alley System Staff Response: The proposed building has clearly defined street-oriented primary entrances for the residential and second floor office uses, which are located on Hyman Ave. Secondary public entrances to ground floor commercial retail spaces are planned for both Hunter St and Hyman Ave. The proposed development does not have alley access, therefore the development of an alley facade is not possible. The proposed development maintains the established town grid. A public walkway is proposed to be widened along Hyman Ave to enhance the pedestrian experience. Stafffinds the following criteria to be met: 1.1 Orient a primary entrance toward the street. 1.2 Maintain the established town grid in all projects. Stafffinds the following criteria to be not applicable: 1.3 Public Walkways and through courts should be designed to create. access to additional commercial space 1.4 Develop an alley facade to create visual interest. 2. Parking Staff Response: The applicant proposes no parking structure or on-street parking Jr o this project. The existing development does not have parking, therefore no reductions are proposed with this application. There is no on-site parking requirement for the proposed residential unit within the C-1 zone district. The applicant proposes to provide a cash-in-lieu payment, which is permitted,for any parking that is required for the planned increase in commercial net leasable space. Stafffinds the following criteria to be not applicable: 1.5 The visual impacts of structured parking should be minimized. 1.6 Structured parking should be placed within a `wrap' of commercial and/or residential uses. 3. Public Amenity Space Staff Response: The applicant has proposed a 146 square foot, or 3.2%, public amenity space to be located abutting the public sidewalk and extending along a portion of the Hyman Ave façade from the corner to the building's midpoint. The existing public amenity space is 595 9 P23 • square feet, or 13% of the parcel. The applicant proposes a reduction of 449 square feet; or 9.8%,for this project. According to the Land Use Code, the applicant is required to maintain the existing percentage of public amenity space, receive a reduction,to 10% by approval of the Planning and Zoning Commission,provide an off-site public amenity, provide cash-in-lieu, or be granted an alternative method to be determined by the Planning and Zoning Commission to satisfy the requirements of the public amenity space requirement. The applicant proposes to mitigate for the remaining percentage of public amenity space by way of cash-in-lieu payment. The public amenity space is proposed as a widened sidewalk, decorated with special pavement, and landscaped to the building's edge. The space will be open to the sky, level with the current - sidewalk and directly accessible to the public. The applicant is examining the possibility of , adding a piece of public art to compliment the adjacent Aspen Art Museum. Applicant is further exploring the possibility of placing markers within the specialty pavement that will indicate the original historical occupancy of the property. Staff recommends the applicant reconsider the location of this public amenity requirement. Staff feels Hunter Street would serve as a more appropriate location for the public amenity space, as it receives more sunlight, is a more defined active pedestrian corridor, and has views to the south of Aspen Mountain. Staff further recommends the applicant consider the provision of outdoor seating that may compliment the adjacent businesses.•Staff feels the public amenity space should serve a greater purpose than just meeting the minimum requirements of the Code; it should serve as a functional space for folks to gather, and enhance the vitality of the street. Should a piece of public art be considered as part of the public amenity space, staff recommends coordination with officials from the Aspen Art Museum so as to ensure a complimentary fit. Stafffinds the following criteria to be met: 1.7 A street facing amenity space shall meet all of the following requirements: (, 0 Abut the public sidewalk O Be level with the sidewalk O Be open to the sky O Be directly accessible to the public O Be paved or otherwise landscaped Staff finds the following criteria to not be met: 1.8 A street facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. Staff finds the following to be conditionally met: 1.9 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: O Street furniture o- Public art O Historical/interpretive marker P24 4. Building Placement Staff Response: The Hunter St facade is aligned at the sidewalk's edge; however the Hyman Ave facade is recessed due to the introduction of public amenity space at this location. Staff recommends the relocation of the public amenity space to Hunter St and moving the building to meet the Hyman Ave sidewalk edge, thereby situating the proposed ground level retail adjacent to the public right-of-way. This would serve to create a more obvious and accessible retail corridor to passers-by, and prevent underutilized or empty spaces on this property. The public amenity space on Hunter St would receive more year-round solar gain, and will afford users views to the south of Aspen Mountain. Primary entrances for the commercial and residential units are proposed on the Hyman Ave facade, and entrances for the ground floor retail spaces will be found on both Hyman Ave and Hunter St. The proposed building is parallel to the lot lines and oriented to the street. Staff finds the following criteria to be met. 1.20 Building facades shall be parallel to the facing street(s) and primary entrances shall be oriented toward the street. , 1.21 ' Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. ( • Staff finds the following criteria not to be met. 1.18 Maintain the alignment of facades at the sidewalk's edge. Staff finds the following criteria to be not applicable: 1.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street&Alleyway System and Public Amenity Space guidelines. • 5. Building Height, Mass & Scale Staff Response: The proposed project is situated on three traditional lot widths, using only half of the traditional lot depth. The applicant is proposing the building as meeting the 36'maximum allowable height of the C-1 zone district. However, the glass elements that are attached at the Hyman Ave facade rise above the 36'maximum allowable height. The Code allows the increase in,height in the C-1 zone district to 40' through commercial design review. Should the glass elements remain as part of the exterior design, additional review would be required by-the Planning and Zoning Commission to approve the additional height desired. The minimum floor to ceiling height of 9' is maintained on the second and third floor levels, while a 10'floor to ceiling height is found in the basement and first floor levels. Variation in facade height will be achieved as the Lot 2 — Mixed Use (Muse) building that was approved as part of the Aspen Art Museum project will be built at a height of 38', two feet less than this proposed project. However, the Applicant is proposing a series of glass architectural ornaments attached to the building's outer facade which will extend past the building's proposed 35' 11 • P25 parapet. The Applicant will need to request from the Planning and Zoning Commission a height variance to allow these ornamental features at the Final Commercial Design Review. } Staff finds the mass of the third story element to be too heavy and out of proportion with the rest of the development. The second story contains a canopy element which creates a dark recessed area for the proposed retail spaces on the first floor. Staff recommends removal of the canopy element. Staff further recommends the third floor element of the second building module be slightly recessed in order to break up the massing of the building, and create a softer, less imposing street wall. The applicant should more clearly articulate the three modules of the building, suggesting a break in the mass by use of materials and facade variation. Staff finds the following criteria to be met: 1.22 Building facade height shall be varied from the facade of adjacent buildings of the same number of stories by a minimum of two feet. 1.23 A new building or addition should reflect the range and variation in building height of the Commercial Area. 1.25 On sites comprising more than two traditional lot widths, the façade height shall be varied to reflect traditional lot width. Staff finds the following criteria not to be met: 1.24 Height variation should be achieved using one or more of the following: o Vary the building height in accordance with traditional lot width. o Set back_the upper floor to vary the building facade profile(s) and the roof forms across the width and depth of the buildings. o Vary the façade (or parapet) heights at the front. o Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. 12 ® fxr a rp P26 . Sara Nadolny From: Ashley Cantrell Sent: Thursday, June 14, 2012 11:46 AM To: Sara Nadolny Subject: Comments on 601 E Hyman • Sara, After reviewing the plans for the 601 E. Hyman development, I would like to submit comments for consideration regarding the trash and recycling area.The building is not adjacent to an alleyway, and is therefore, not required to meet any of the trash area requirements from section 26.575.060 of the City of Aspen code. However, the Environmental Health Department feels that the proposed trash area is not adequate for the use and size of the development and the usability and future growth are not considered in the current plan. The lack of space and usability will lead to future congestion and smell issues in the trash enclosure, and will limit the building's ability to reduce waste through recycling. - The space is only large enough to house 3, 96 gallon toters. A single retail store requires use of 1 toter for trash daily, and access to 1 ccmingled container recycling bin and at least 1 recycling bin for office paper and other paper products weekly. Cardboard can be stacked behind bins for recycling, however a 2-3 yard container is recommended in order to efficiently recycle cardboard and prevent cardboard from become a tripping hazard. If a restaurant or other food service establishment were to occupy any of the retail space, a separate 2 yard trash bin and 4 recycle bins, at the minimum, would.be required to collect the waste from that establishment.The current plan does not allow for the expansion of trash and recycling services and the Environmental Health Department does not feel the current plan includes adequate space for a building of this type. • - Using only 96 gallon containers instead of a metal 2-4 yard trash bin decreases the capacity of the recycling area and greatly limits possibility'for future growth of the recycling program.The current plan does not allow for a metal 2-4 yard container to be used now or in the future. - Access is also an issue for users of the bins and for the trash company.The waste hauling company will be required to enter the space through a standard size door and roll the heavy toters onto the sidewalk and then onto the street to the waiting trash truck.The Environmental Health department recommends the applicant contact the local waste hauling companies to confirm that•this type of waste removal will be possible. Overall, the Environmental Health Department suggests the applicant reconsider the trash and recycle area and consider making the area more accessible from the street and allow space for a variety of different types of bins. Ashley Cantrell Environmental Sustainability Coordinator City of Aspen Environmental Health Department 130 South Galena Street Aspen, CO 81611 Office- (970) 429-1798 Taking Action Today for a Greener Tomorrow www.AspenZGreen.com Sign up for the free monthly ZGreen newsletter here. 1 • r (� II 1114 :'1 11'i,'111 O y 0 ppp �1_l I : „,I, �111 $ : 4 '�EOp� I, 1911 1114"'„ll mz 8^ ; Q w " f''Ii ;:; :111,11 =m RR g is4 Fu u z W ,QegY,11�a xz i 6 x c ° .y a a 2 ZaZ k 2 1613 h h , ,ill 'O r>.. o W O O Y_�V\ Ilihl 1,'414111 C� 2 U' i iYi i .u,l 1,ill n K i° ryQQ 4 o i 0 6 i a= = i z 4 g W I ■„4nII , a ,ii 8 :1 ryw �`! hwm . WZ Z ug g �� Oik�I 3F r �u3��ou� W wa I NU.01i Q �l6cy■ NMI1 O 1 ..Iri w y O ^O h ¢ t S V tl�tl1Fy , J ro e 1 g 8°1 o 8 �a 1 fD Q m Q a«a F m V m Ng fY • Z Z - a) • ! • 0 0 = , • .... c - / ' a) w <. 0 0 cE Q o CO Z F-- < .1:: • a• W , cn . 0111 CO Z > . . a) Oiii 0 • . on' co • . -........-. .z., • c �: 0s 1:1 3,$A gig o Z w L a g B ; °" > 3, w Q J 4 �1 f S n s g_ _ = Z ~¢ iiiiiill e LO' a w fig" .g Sam o W Z z GSLL D� ui. 61€K1111 `°sx C N w W W i JI I rii Z Z Q Fq 6!6 aa7py .,...:,I.-.._......_:J osm° .i9 d c°v u2 "> > a O f it I W O Q W V4 � dhiiBSi 0 ,, u Noua � C�9Q c°oQ a.'von m UJD m! 2 9 iw In W O <:::: 1 O 7 Z .. liltillillijil : ; 1ij ,- ,--7i-0 2 i , ■ 11" , ,i.I -- i 3NIl.l1H3dOiJd /; 'N. ,\ 1; 011:::. .I,,,,,I,II,.I..,II,III,I,,rcrrr,'rr,!rrr;,�,,.<I.,.I.%arr.I.I y', �' :: JJIUII1FJiI7 ( E „ •/�” d 1 f pi .,' ..,-., ..; i. -- / ,, „-, -c a9 'i /\�/ ` //f11 ti , Si a 1\ �1 to�� t{:4� 0-f t0 1 3 g ,,,,.,„,.t..4.!.),;,,,,:,..,..... .....___ -.00-----v• ---,,il 1�• :l !t� 11•' ✓ • •.N .......„, 1 $....-- i1 r • 1 1 . JJ to ,' o N 1 :. , /�r it ti ,it, \' i ' • ` r 61-a i!_ 6.„4,,._...>.� 8 I!�' no !HA !Jr' I � I•),,,$iiu�yIi u 0�ii .Iv�i A Wavi,T IMt ��� I�wl vi,...,-,.,;„ .___,:: z ......,t;,,,,,:.:..„,...„11,I ` 11 1__ w �tv'!' X11 , >lee! -1;,--,75, ......1•••......>1 `I 3NI1 A1tl3dOMd .I i�I'11d1— U CO 1 it ITS 1• — L.a� , •�i�`r�'oll��l 1 rii to ■ o° .,,.,+∎'111 N• r;t� l•/,�1 115 . rivmams A. IIII Q ” < S ,,.{���11�. Ss i"«t/ �1 1= two ns. a� a���r ► GyGy'' 0 CO � ���I as N a � .13381S 2121.N1111 • iiiiiiiiiiiii: V:lug -c Jig.:qiiiiiiiiiiii, ."i411:111::::- I!h ` ihi R i g > ' ❑WO q6q gy Fi „r„i, � + m s� , o m cn Q co o ih< 1 €Lc4 d e 9s W Z z I_+g i p p J CS litil 11 L!4 g w Wi i-i I O ..1 ';'::' 1* 3 t Pell 3 W LL, a S7 ( i. (pe hill ' :a (�DQ ,°o Q a&nn m aLLU rUq o O 17,. a: yJ O Wm gN 9g LI Jg m 6;iIL 0 x tjx u6� of [6z woy li% z 1 Li zt,t IS zw 82 §8« o 88,rc10 m N rum J ._ �� _-- % W LL �� Z U1 00 Q ..w...r N R' DZ ce a j 0 ,y Q. p OO l— W O 0 Q / dl ¢ J D ¢ W W >W w w w a O X om � • �' J z z ❑ O z w LL mw Q 0 w rn O � 2 W Q amrnN (n ❑ Q nR (Ni CO. W pLY ? w Q0 ❑ Q 0 WQ � U J QLnIXF- m W Q w N Q Z Q N ❑ 0 W Q 'OOQ < YYQ og 14:"fix � �g U OJ WOdQ U O0O� 6 x f4x �S2LL di W LL LL LL W LL LL U- 12'4-2 o� oo°Z^ �r7i,.. J p ❑ co co o 1u) ❑ (o coIcn Q co ~ 10A SIN XI(OD 0) CO 1.0•IO WIDE` %//��//r J ❑ [Y X ! + �1 1 1111 1 =I r IlJ LL Z CO 2 � N a N �° 0 j O O J o o W \I N. I- CO vvj •_; o Z a H Q Q CO J W ? cc O U F- w I © Q ~ ° O Q � oJ ,I 0 U- U-1 re OCC I- /._ ./ I /I LL CO CDI CO 00 `---- -- co coO J LL LL LL o m c-coo LL LO CO CO wLL „ o a 6 w-, N + f7 f. (Dr aF3 � d0' 0 o X i'L.; 1.n LL �V Gy f %rr 52 0, U,fv 'L, O �� m N Q N LL . J i a�p oo h m i w,X bI di TS 'GYIIIII�_ ¢ U"Vill)IIOI i i" ' ±-`a• Z Z , uum,,, f`.N / F- / W LL y.+1 1111111111:111 4' Jp-• co El Ct.ct NI N.A 1 ,— �o � o NTN.\ � c. O S J Z co w„..ce ii��I Q . ? ti J W M d cc o =°a�L,c�) ull, Q 1_ 200 O x 1111 L1I O ”"� ,./ P.tip i 01. LL ❑ W Z U. LL " = L 0 LL CO 0 LLLLLLLL LI- LO Ch .% CO 0 O+I C)LI O CO N L 9 9• ■ La y3 - Z w [[� 2pa Ro^R "- ?, w °W 9i t� 9i l3 � 0 • st H ~ w ao Oc ¢ � N 9 _ C`�+6g"' A oo uF W Z = Z rd aO� ei$B R O w O 9(p�€ py .. 0 R a ;�;:lN, v o a c0 Q °m Q a ry o n' in 0..LL(n NI < idilid N mm V g O U6 a a p e n 234 e,hopkins avenue,aspen co 81611 1 970.544.9000 t 970.544.3473 denver 3377 brake street#106.denver co 80205 t 303.308.1373 t 303.308 1375 o r i i n^ www.rowlandbroughton.con otticeOrowiandbroughton.com W Cr ° ° ° (1) i 7 .. 7 .. Vo 0 0 0 0 LU ,°n rn to LU O 0 — O o .- N O r LL CD 0 t o ° O Lu 0 0 c p LL LL LL LL LL Lt. LL U. LL LL LL U. LL. U. LL U. Q• J U) U) V) U) Cl) U) U) CO U) V) U) V) Cl) (/) (I) CO Q ° to 0 N O 0 C) a ° 2 o U Y O ti U N al U7 M h (7 N N N co N CO U U U) r i .- of cc (L N N N c0 ^ (V U 0 CD N .S I m N o o Q CSC 0 2 O LL U. LL LL LL L.L. O O U), V) V) U) co co Z N LL a Cl. '-L C L°f). O°) ° N U) F co N U e n tl N LL LL U. LL LL LL Q LL LL LL LL LL U) U) U) U) U) CO U) W (n U) U) co U) 2 ° o, F- of m g o 0 0 F- w o Z rn N N N O N O r r O o z. a - - W 0 Z . W (.0 U. U. LL LL U. LL 3 > Z N U) V) U) U) CO CO Z Z O O _i °• CO N ° c0 CO 0 > m N V Lu _ c) _ = w 0. (1) 4< m 40 W Q .4 LL L.L. LL LL U. U. Q U) co U) CO U) U) J ▪ W _ to Q 0 ° co V m CM. �Wi E. J V) rn rn C Z CO Q re p N N ^ ¢ Q ¢ Z O O z z z D_L., J LL C Q Q LL LL LL LL LL LL LL LL LL LL LL Z (0 V) (n (n CO U) W CO V) CO (n w O O O O O (rn O O o C O ti O o N- O h ..1 LLI rn co Q v coo N U. C .- .- .- N N Ln -) Q 4 W cc CO w U. U. CO U) Ce € g 0 m 0) 0 N. F- CC (0 a ° 0 u) O) v O c 0 N N Lr) tri 0 LI LL C ¢ - a LL _ V C C Q O C O K W a y W =',L o• w 0 ° o w z w 8 ° o < ° 0 Z O C o Z z J O ° J < 0 < Z U( 0 :.ii. J J K U- J W O Q' LJL Q z OF J Ul CQ W 0 0 w 0 o w o J O `) - O Q J m z J J m Z co E Ib Z U) J ° r N (r) C LL < w z LL LL Q w m m Q W Q O N (+) C J J Q' hW. >> JO W J W IA 0 O 0 O L.L. W O W O J LL O O OJ LL W W W > W O G oc °,zing '' @IaIY _c- isRR gf!(( t Z W y1 pp55� 1 = ?c' E. J Cr) Iti 111 XI a t m r t w op I- °° w(J) t= -0 2 '= ._ i°.it ry�Z N=¢tV j� CO i t CW Z • Y 'piji iIi 1eT, ��S oN m � y l.L� W W g I � imw iy nt O 0 a. r w o d co Q a n ry sm ��u gozou� A4 4 ' i ill ■ pra i 1 . Iti ..‘, ._,_-7., . i, _.t____,,,-_ , - , ...,. ..4,.., . Ili a."V^ :�. V' r � • U li tr kW y +. � �ytPry 4' � ai����; �co ■ V4._.- 1...-• I 121 lawn vi �il-- 0 Z Z ... 0 0 Y Y 0 0 0 W W j VP' r • ''I ■ YY YYI. ��I' if p r r •• a, 1.: r ( 41 ti't1.+.. J: Ili iiiiel • T t 4 1 1 /I - i Ct. +h41 J�t�_Yrr ! 11'1"#1 i ?i4 co 0 II _ 0 0 0 __•• ■■. OJ UJ LI J -6,- :11 3 �,� �gy Za W 111114 O,€a Q` : s 2 w Z Ina :1°1 1 1 >- ' Cl 4 fi F. r g+! I" I 'i i 'G [$I,. _J...4 N° N°N 4 j cn? 1 Q ��� O leelpB { �l J ffCPg �' �f � � W ui a ' ' >OI, iPiCC�ol7g O O 8 4c1)- Oa O O ,Ill OM ' /'/ /.0-.9 / 211 o-3 f IJl[-A / .hb .1,11 8 ,, ea: a O° 0 Q..., O C 0 4 b III % O III 1 O F rm,Iiiii w I 0 W I •0 - <1) - -rte___ -, , LLJZ ,, -_ � x t 1. P 4 1 2g 0 � 0 1 j === 4 w w j IIi re ii e LI Jr. ' h. g/1 _ 0 N i <I> L �W m f • i ..swri+wwn:.ui iw='.. 1 &pia ..gt OA Ur- & DOM i i ..i 1 x Z 1.11 OM .0:S 9 < 7 -- i 1 ; m - z iiirl ...,!, =.,44 6 5. 6 Ili, , c .,, 'Ai i•l m I. 7, x w •- n 11 I I I, 8 0 1— w c0 T.-- w N— li I „,, . ,,...,, 1 ..,,„ ....„:....d u)w . 0 g 4 , I. 1:-4 c0 i I" i -1:1 i il ,,irislig .., u]z i ,-- - - -§.1.: -1 i.q . N „, w w . R 71 0 CI,WO 113 C\I ill 0 C JR,, N wi.::-; i -cs> §1 Ail i..-.-,:i1-9 ,..., 0.at I P-i,-.-7 I 8 6 .2,.s§2 2 co a r• g G 0 8 ® øe CD 0 .0,99 / .0,9 / 2/1 913 / IA L-4 / .1,8 / / re 'I 8 ! ._, w.. ._ 2.--. • ,(2 0., . I) g .,, /1 \ 1 i' i- e'l 1 I 1 1 V % 0,1 / % 1 / ' \ w \ — M 00 I IIIIs 11 G . •• : •. .11 11 .. 11 <T> ... ... s . 1 1 . 1 I , 4D LI , -.--- II i s T c u i 1 <1) _ IS' T j i 1 ' ...,..._ . __.... _..1! 1.? , 3 i " tso i . ] ti i 1 1 E k II • i 0 5i • i...3. i 0 rig I I .- I 1==, -- (_ salon NE1=11,1 -..... —"volt ==1, s..--' 1111 6--- 1 1 II ' -- iimmi 1 1 , <, 1 1 .. I] I 1 1 .: h I 1 i li i! I? ta § g 0 P., g . [. 0 1._ —' 11L1171111m.. 1111:3=1:1 -- - .......,....•.,........•..................• '----- 1---.1 --- ■—•I :- ___— 1 i ; I ■ ■ ■ ■ 1 1 ' , 1 1 ■ , ' I )1199.19019 , I j ''''".■-_'''...- ___....± II II IA I IP \_____%.,,,.4-------!-__,J....,,_,, i 4> 1 41 i raiDTEOW I ...................n.q.'=.17.-= . ' i rvun. 1 mm C e g N -c m;r te CO S s i�i�I 1 1 �cI .- t Z w !@�� 0 g � Sad w Z 1„s Lcul ^ ..,� � " F' ill x NCI" ! I Ili h r i Ce _' �I u i !a i� m a i 0 � . ! e 8 w O;O W {0N ui °��O O 000 O O :r4 o-s rig PA 2/1 L-.13 to r1L / i / a § b Nu- 5 N 1_, 0.W a 411) O _ .....N...�..�r�. 0 io I,,\ H,,lI ! f 1,,�.3l • 1 I I �'�'1 I� I I\ Iw / I\ 1 a '.'.:.1 I ■ ka, ,,,, (1). li-ili ........-{1. „ ,, 4), ,,, ,, 4.■„,,11 ,0 I I s 11 z0 O ! 0 • o • 1 . R I �1 Ili -I. i-I I_t -1 �I ;, I I '1 J�, .,a .,:J g a1-I l 0 F} O O V 7 <Ir f 7 i .13-621.1.6 N3NY4 i R IM0 �IX C C 8 v I 2 ; y ! glg b r, f 0 w-; a �£S 1 a 8 °g t i`i H 'off ° t1 Z w ipq Q a aYc Z 1 kr-1 J�� �a :r v 5 4 t1O O g §_ � 1g l i 1..� .� co B s h1•: tl Ory E5 t4l W Z 'J iI 9-W o w esr��°e$S N 3t . =1.V> W o o CV !Midi .W.w....=_._ °:hI Is1 o§i§; a ccoo¢ tp< aWiuJ u�,i Ql�6�E�� €��O Q O � Oa O O r ii• AA .Ul WA / 2/I L•A / .1-Li .1-11 / f�0. § O0J6 OLL N oto a� O�, a� a) g it; 1 11111_ a ` a� r' O I Ih, W I I 0 I O __ d I I � I I g �I OFY I I ,ITAIllimi re 14 ills) [ C II II � §'CI 4 II_ o 6w I .k ',2,. ( -31F-- - '- Niw :=1: g g _ _ _ El --' z Sc. 1 g 1 o 1 I q�{I o �■ o 1 1 o 1 I L 3A011V i0021 r 0 g3 • 0 I 7-11. 1 it7 <1.-> ♦ 1 h LOWS 2.90111{I n A ,�,.w' C c 8 pio s RHIQ w C i S 1p m rB F �' 'p 10 �:iiT ° ° N W M O a_ tO ii } N c N N j V Z Q �\�1F1F I- �, IL','; Cr, P..; R i 1 02 0 °E Q= ` 0'O N pee �B I 1. t g �-e oif oEm H n w m W W W W 8'1 c a2 . Q �@ Wild 0 O O � O0 O O x_�� / ..0-9 / 7J1 P9 / 211 L-4 / .1,-.6 .1-11 9 19 t CO Oa (S CC a1) O ___ ____ ....._._ 0 ti ,1 3 N I I g g l �L__ N6 O I I 0 L -1.1 L---Tr 1 II I 1 I s \ . I x I O \ O a J 0 _ ii 1 + •i i 133tl1s a3wrw c=a 1.=. Ilion U q .0..66 IL 6 I I. z , ll All . ,61 .AI 1 73 F F 0-i F oW~ a I I ti WWW I 41 I) I I I I -• 1i. - I I I I I 4 g A iE 1 < n/ g I d ] O I 1i I r w Iv o u I I I I I J 3N1 A1113.1WW i- - - OBN3� - - - I - O 1 \ I -1:_ =r - _ = _ I g< 1 _ 0 i _ I L _ _ 4 _ _________=_______=_,_=_„=„__________ __ L_r S r _ __ ` ' r - O - --- .--_..-- --- - 3Nn Auorow - _ - I� lc) -, - y.?. =------'- ;a/' i K�•• 1l. 7 ../ -4.44k 4.14 'ft, Ter Ito I 1111 U a L10 u. I ,. 11 i' ,i, w rr 1 I i II I I -- - , , --- - i, 7I Uu1N, III t$ e s i; , fill' 2 re iilNNi fief, +.,I; y 3 Z le;,ql .D a f/I• u L 'b > — co q lip+ a 2 t:l 000 p J 2 < W LO ,. lA`1 g II h I I ', "r'. 0 e 1«> cs.�.'f'n N E Z N O N O< it w 0 @ O f to ` : id t i;I'I o c o o Q D U b 4 Q 5. tc S_II41� k § e �;a.3 `y `y H w z =z Z w> w °° t IiNIN19N ¢ eel r LI 5 m=o w w w tgg9 (6 NNNNIO O 3 $ goZ v o> Sy X EE6°�qq° z <p Q G 6 6.v 1 n a LULU 2 < 1ttY ti / .trS6 / / ..0-.1g.0-.1g .0-41. / .tr,ll / .0,61 .0-21 / 1 '20! _I CI w b_ COO re ti pp�ppO',,,W aF i ,, 4),,....., i 1 1 I I I I I I I 1. I I y�. r r I l 1� ,. 1a I 0 — — —— — I——— _ 3NI1 A1M3dOtld k =z-,-=_ =__.__,...-._:_fi._,=LI___=___:.-_--.,-,:___E.___=_____=_E=__-_-_E.__IE-:-,:__-!-!-:31_____- 0,,. .....„,,,,, 1 , s O I I / iii 1 s c ____ _ o• F : • 1 . r • 5 k\ - ¢ � P• i • / I • I p z 3 '/ AI 1111111" fIIII / /:::::2-7i..-- -EE-,7--:§1-777.-_.::::::::::::::::::::7177.7.25-_--37:7::::::227-1:7=7::::-.±.7.:23_115-E_E=ET:::::7-====-L::::::::=12±:7:-AN CD I /-----=-=-=-E-E-E-7-_-:"-=_-_--2E-Er:j.-1:__-_-1-77.7----_:::::::::z::::::::::___-.: 1 _-_-_-:___ILLMIll ! r ',,,.... .„-"-- , / O /// 1f ■I i '1111I 11— ——— OOM IN33'A'OV / —— 3NIl A11GidOUd «. I_ I 'l 1 i ?; F Q I I > 0 Z i - =O z 0. . gi LL el O O 3 W I. -- - I N N ao U F t 5 I .4�� fi p it Ph II "t■ rO"iR — C �SY{g f ,iy !'ii % 6 x 6 Q j� i i i z: : 58 1 1 I" gm{ ;!: w E J m o o co 111111/1 1 l l II j� CCf:: ci:C-.f N� NONj< l) O y ? p I' 4a o °,:i§.05 Z S V °L Q nl. aea=S 1, a :# ti ry � z Z U g a 111 W> w !A° O` 1111 /� u o i 8 rc COQ < n F a W W m' Ili kill fA J q .0 SL .o-.p .o-.0 .o-.0 .o,El .o-zl t d 4 IF ry- j f]W 0 7 y0 a 1 , I I I J I C) I I I I I I I I I I I 1 I' -iitI I I I I ,� 1 1 I I \`7 B i I I tile,' I C r.r;�f ,4 p'4 V ',VI '1 O - L-1i i © -_ _ — _ ___ — -_ 0 i --==-=--7----z"-E--_---L- 1:=7-7.----= _::=-_-:.7.-__7 — _—.. — _ —— flO1G 1713�V1'OV 3tNl A1L3dOd 1 .....7=:fir - tl f iiiii i I WIT . z w ..]: ' < D l i 131111 2 M z wf,di i ; i ›.. 4- Cl) Zi, Ile 11 1:1 ■, "1 , .tit-41 + .0 G.,:g , 1 Q ;13 W 0 N li 1 -., - ° 1— Op 6 •14' 1111111 .., 0.. 5 .--1 4r <u)bij g . !, - cc< • 1 fe,1 _1 1 i I 0 0 0 I g = z- 8 al ...1 LLI I .- ..,a ri E<ci 5 Ili Z Lli Z; > M g E ts.LI 1 ld, !7!" 1-w> 61 q4- gill II as.16-18§v ,2 u).,:c ,°,-) i F7, 2 TUJX MI il < bill 4. U j,-,, / -o-se JAM / / .0-.11. ..0-.14 .0-.E1 .0-.Z1 Z 1 0 1 1 -- ... i. .- 1 0 LIII !: LLI 6 lat g a.0 8 w 1 re 1 I 1 1) ,.. g r.7 q i i X , \ 1 noie IN33VrOV 31411 AlliidOkld [ .....■...-■-.L.7■ ..■...■ 1 0 I i 1 -- CO I ,- 01) :-=___:--.:-__::=:-_-=__L-_=_7.7..-_-.7 7 7.7 7 7.-:7..7_7-_-_:_-;-_:_-•,_:.--_1-:: 4 ------------------------------ - -— ------------7-77-77=7.---€.7-7-17-.17-7-::-.7-7-7:-7-:7-7-7-77---7---.7-7, . ----------------- ------------- ——_ '-'--------=- -77-_—_-=_ 77.77.-.:7 , ——--— 4 IS - --:---7---7.----------_-_-7-1-.7----------=-2,-_-=--_-_-=-7-7_,7,-_-:-.7_-.7.-=-L--:-=-_-_•-=-.7-=-=-.7-.7-.:= =•---r-='-'=7=7=rff-ff-±-7-777.=.7---7=7=.17.Z:==-7::.:::=7-q_r-- C:0 ,-- '-'-';-;-:---------=-------=-,-:_--77-7,----.::::::-..-=-,7-z-:.--=-----_-_--:-::_:.: ,..::::--_-_-:::--_-_=.7,-_•-•_-==-_-:,_--:;:-:-:---_--7:-.____-.....7=-=-_::-_-__:__.---=-..±..„...,,-=-1-__:- 7.---=-=---=-2-----=--------------=-_--:-=-1 7'_-_-=-I.-==-..7.-=-=-=-- I._r 1 —-— — , . , .C. • I ' ,1..&. i -.....,..- --.= . • c c0 � y_ I 1141111 6i! a, f L 8 4'w �l�! D o f Ny1, m z 4 61,i1 F I� .SIC' i: 11_ 5 ;t'1 JHIIi U i 4 I".,. Ih =i� W ui W �' 1�:r/I� 0 N d�o�.s... i l 1 COQ °m < aFo« m ELcb' c„ < !NO i GI 4- .PSC / / .P./L / .0-.11. / .0-3I / .0,U / all / 4 ♦ ZZ I T 1 it iP W WO A Z a9 I I I 0.000 I I III' I I I I I I I I I I 11 I I I I I I I I I I I 0 - - - - - I- .—, —...-- t.ii arc uaa — i 0 7 ."_, • ,Ii:H1 z / Ez1 , ss, . . 1 :„Y-01, 8� .j I':� m 1 1 Il :_--1_=-2_fat----:--.:--, =r, _-_-_ - --_- -E:_-_7ii_i_v_-_,1-i.-__E--- --- ---.:: :1-:-..r_ ---,:---_-.-4041 _ - - - - -�.z-_ r _ --0 - - _ ._. — M1AL — .it,;.,vfp4 ')1 IIP liii irll • li •:, 1 g*piii ,,,t .. ,t1 , ...., .... 1i iii -ill till!! 11 Q Z gag 11� N Iii w Q Z z � 999gp f r I Iplqil C�1;,_ v:i2f r� r n.kk� Naj W O Z0 4. N �� f 1yl I.��p � 8 y';¢ nRjryS W _ 2V 2W m �/� NO o v i Z ui w hd K J~ i / a°ipt gp 7�Y f_� ry ��'' a° W '; �t.tFtt}�99B 8 o -o z s F i 2 w m gi N; Q Miff!! U �.3/ o kS6 o-.Iz / A.II .0-At .0-.6I .IFZI / I! w . rS U WU• N Z 6..0 • CLD I I I 1100 w 4111 I I I I I I I I I I I I o 3l1 ALY7rQ1d O _ r—_ _ __ ___ .o-2 I O I _ __ ____,,,_________:3_ O I , 1 I A i!�� .1,8 q .1,11 .1,111 FO .1,111 Z lil El1 . I , 0 — — — — — r — -- — -- , WI h • O - - - - - C — - �— -- 3Nl A11l3dOtld iI. l .00,..,i,.: ri . I