Loading...
HomeMy WebLinkAboutagenda.apz.20121030 AGENDA ASPEN PLANNING AND ZONING COMMISSION SPECIAL MEETING TUESDAY, October 30, 2012 4:30 p.m. Sister Cities room 130 S. Galena Street, Aspen I. ROLL CALL II. COMMENTS A. Commissioners B. Planning Staff C. Public III. MINUTES IV. DECLARATION OF CONFLICT OF INTEREST V. PUBLIC HEARINGS — A. Aspen Valley Hospital, Phases III &IV, Final PUD B. 616 E. Hyman — Conceptual Commercial Design Review VI. OTHER BUSINESS VII. BOARD REPORTS VIII. ADJOURN Next Resolution Number: MEMORANDUM :TA P1 TO: Aspen Planning and Zoning Commission FROM: Jennifer Phelan, Deputy Planning Director RE: Aspen Valley Hospital—Master Facilities Plan (401 Castle Creek Road)—Final Planned Unit Development,Phases III &IV—Resolution No. , Series 2012— Public Hearin MEETING DATE: October 30, 2012 APPLICANT/OWNER: STAFF RECOMMENDATION: Aspen Valley Hospital, David Ressler, Staff recommends that the Planning and Zoning CEO Commission continue the hearing to November 20th. REPRESENTATIVE: Leslie Lamont, Lamont Planning SUMMARY: Services The Applicant requests of the Planning and Zoning Commission approval of a Growth LOCATION: Management review and a recommendation of Parcel C, Aspen Valley Hospital District approval for a Growth Management review and Subdivision, commonly known as 401 Final PUD. Castle Creek Road Fj CURRENT ZONING&USEl�`�LtFv Located in the Public(PUB) zone district with a Planned Unit Development(PUD) overlay. I PROPOSED LAND USE: The Applicant is requesting Final PUD approval and associated land use approvals for Phases III and IV of the master facilities plan for redevelopment and expansion of the hospital campus. Photo of the hospital's main entry. Page 1 of 6 P2 LAND USE REOUESTS AND REVIEW PROCEDURES: The Applicant is requesting the following land use approvals from the Planning and Zoning Commission to undertake Phase III and IV of the redevelopment and expansion of the hospital site: • Growth Management Review for Expansion or New Commercial Development with the development of a new medical office space pursuant to Land Use Code Section 26.470.080 (1) (The Planning and Zoning Commission is the final review authority, who may approve, approve with conditions, or deny the proposal). Additionally, the following land use requests will be reviewed and acted upon by the City Council: • Growth Management Review for an Essential Public Facility with the development of the hospital pursuant to Land Use Code Section 26.470.090 A. (City Council is the final review authority after considering a recommendation from the Planning and Zoning Commission). • Final Planned Unit Development(PUD) for the development of a site specific development plan pursuant to Land Use Code Chapter 26.445 (City Council is the final review authority after considering a recommendation from the Planning and Zoning Commission). Final PUD review before the Planning and Zoning Commission is the third step in a four step review process. Conceptual PUD review for the entire proposal, steps one and two, was granted via Resolution No. 3 (series of 2009) by City Council. Once this application is heard by the Commission the City ouncil will conduct a final y review of the application and recommendations of the Commission at a public hearing. As noted in the application, the Applicant is proposing redevelopment in four (4) phases to maintain existing operations throughout the redevelopment. So far, Phase I has been constructed (prior to the adoption of a master facilities plan) and Phase II is ongoing. Due to the scale of this project, the review for Phases III and IV have been scheduled over three meetings. At each meeting certain aspects of the project will be reviewed so that the Commission may comprehensively evaluate the project. The following schedule and topics are proposed: October 30, 2012: Project Background, Phase III and IV Overview, Questions of Applicant staff November 20, 2012: Responses to issues raised by the Commission on October 30th, Previous Conceptual PUD/Phase II conditions that affect Phases III/IV, Review Criteria analysis December 4, 2012 Conditions of approval, Vote i PROJECT SUMMARY: The Applicant, Aspen Valley Hospital District, LLC has requested Final PUD approval for Phases III and IV of the Aspen Valley Hospital Master Facilities Plan to redevelop and expand Page 2 of 6 P3 the existing hospital campus. The focus of the proposal is on Parcel C of the campus, where the hospital, senior center/assisted living Whitcomb Terrace), ambulance barn, heli-pad and the hosp g ( ) hospital CEO's residence is located. Parcel C contains approximately 18.5 acres or 805,860 square feet. Parcel A of the campus includes the Schultz building, Mountain Oaks employee housing, and RFTA bus stop. Conceptual PUD approval The hospital received Conceptual PUD approval of the Master Facilities Plan via Resolution No. 3 (Series of 2009) for the property in May of 2009 taking into account a twenty year program life cycle.The project is divided into four phases, so that hospital operations can continue throughout construction. Each phase of development allows the hospital to continue day to day operations. Phase I was completed with the expansion and remodel of the obstetrics ward. Figure 1: Subject Site, Conceptual Master Plan Irk io _ aid. It . I 4 , s Eg z'r9g X48 aA• i 0 t� Q CL tA W IL W e� o� Phase II The Applicant received approval for Phase II of the master facilities plan in July of 2010 and it is currently under construction. Phase II includes a two story addition to the existing hospital, development of the 18 on-site affordable housing units, a three level parking garage, partial construction of the loop service road as well as access improvements to the site, drainage and Page 3 of 6 P4 utility improvements, trail realignment, and RFTA bus stop improvements. Specific programming improvements are itemized below: Basement programming—a second loading and receiving area as well as food service receiving. First floor programming — 27 patient care rooms, nuclear medicine, relocated food service (including dining area), reception area, central plant additions, gift shop, 4 intensive care unit I rooms, cardiopulmonary, and same day surgery. Second floor programming — cardiac rehabilitation and physical therapy, specialty clinics, administration offices, and medical offices. Figure 2: Subject Site, Phase II site plan 0 o wm Wtl oZ Ulu. 2 p FQ N� iQ<�ZyF y�I soW t a�uca� "u F I. l n�io 1 '0 zzw� ��ia� °uiu'isiN _--- N 0 =�� _J Y"a Q �j_ X11 Q- -�.' •:ni. t III;R� rl l.-------- �f�I 1. 4 — i� I � 0. IBS,' l � E \ e u6 zo N uW�W z W< '•� �� i W _ J<y nz0 V�-F �V- ��n ZZO OVZ QZ inp \ , O W 2 Wci mum raa� V<O ZVn VO \ VI Q < > _ ¢Fi iaa � iuo �` Fa �3v u„a »W'< PHASES III AND IV: As mentioned, the hospital project has been developed in phases in order to accommodate the ongoing operation of the hospital during this redevelopment. Figure 3 shows the extent of the different phases of development. i Page 4 of 6 P5 Figure 3: Phasing Plan of Hospital $r STGMRRE9-\, 1 II S IW410Bfl6 , mm A&L aw I t po"KrRtt T) avw�E It t M0 w4mm 1ERPACE 1l I PFfiT'J I I FENOU '�. % LOM DOW \ . '\ r M Q '-\ AWU1QAO!0 EIASSMO NRII r LEGEND l "°MI \ NOTE TISS SHEET IS PROVE TO f ILLUSTRATE THE VARIOUS PHASES OF "SE 2 El ®P ASPEN VALLEY HOSPITAL AND IS tudxa 0 INTENDED AS A DIAGRANATIC wwtcge re><ertx eu:xw REFERENCE ONLY. TEtiRIVF RwwnAtRLL ❑PN0.5E3 ■KRIM SITE DIAGRAM \� ❑ —E1 ■WILONG EXISTING P HOSPITAL �LIg UNRSOF ANILOIPIMO BADING IPR-c ao DISTURBANCE AkaWa �V Phase III includes a two story addition and a basement, with the greatest amount of expansion (approximately 33,000 sq. ft.) on the ground floor, abutting the west side of the existing building. The upper story addition includes medical office space and circulation(approximately 18,000 sq. ft.), a basement of about 19,000 sq. ft., completion of the loop service road, 3 bay ambulance garage, new entry and parking. Interior remodeling of the existing building also occurs. Basement programming — mechanical, laundry services, information systems, morgue, and unfinished shell space. First floor programming—loading dock, operating suite, endocrinology suite, staff and physician support space,imaging suite,breast center, emergency department, lobby and main entry. Second floor programming—medical offices. Page 5 of 6 P6 Phase IV proposes an addition to the ground floor (approximately 6,500 sq. ft.) and basement (approximately 1,800 sq. ft.), as well as a renovation of the existing building. Basement programming—meeting room, auditorium.and public toilets. First floor programming — extension of main lobby, four bay registration, cardiology suite, outpatient services, oncology suite, chapel, expanded cafeteria seating. CHANGES FROM CONCEPTUAL. As the project has progressed from its conceptual approval to design detail, some aspects of the phases have changed and will need to be memorialized in the PUD approvals for Phases III and IV. The applicant will be providing an overview of these changes and staff will address these issues in greater detail at a later date. In general, the following changes are being proposed for Phases III and IV: • Relocation of the helipad, from the top of the second floor medical office space to the top of the first floor roof of the emergency room. • Development of an ambulance garage versus the carport that was originally proposed. • A reduction in second story medical office space. • An increase in square footage with regard to basements • An increase in square footage at grade. RECOMMENDATION: During the hearing, staff recommends the Commission focus on questions it may have on the additional phases or any clarifications or details members would like to have at the November 20th hearing PROPOSED MOTION: "I move to continue the hearing on the AVH master facilities plan for Phase III and IV to November 20, 2012." ATTACHMENTS: ExHiBIT A—Application Page 6 of 6 P1 MEMORANDUM TO: Aspen Planning and Zoning Commission FROM: Jennifer Phelan, Deputy Planning Directot---, RE: 616 E Hyman—Conceptual Commercial Design Review Resolution No.� Series of 2012 MEETING DATE: October 30, 2012 APPLICANT/OWNER: *a Furngulf LLP ,. saw REPRESENTATIVE: Mitch Haas, Haas Land Planning LOCATION: 616 E Hyman Ave. Lots N & O, Block 99, City and Townsite of Aspen � i CURRENT ZONING: 2 C-1, Commercial zone district SUMMARY: The Applicant requests conceptual commercial design review for a remodel and addition of the building l at 616 E Hyman. STAFF RECOMMENDATION: Approval with conditions. h' Photo: 616 E Hyman building and location. 616 E. Hyman Ave—Conceptual Commercial Design P&Z Memo Page 1 of 6 P2 SPECIAL NOTE: At the previous hearing on October 16th, general deliberation focused on the overall height of the building. Since the hearing, the Applicant has provided sections, (Exhibit G) of the building and third story addition. The October 16th memo is provided for reference at the end of this memo. SUMMARY: Sections of the building have been submitted to provide a better understanding of the floor to floor and floor to ceiling heights of the building. A third story parapet is eighteen inches. As shown on the sections the structural/mechanical area between floors is two feet. As noted in the sections, the finished floor to ceiling for each floor varies as noted below: • Ground Floor— 10 feet • 2nd Story—9 feet • 3`d Story- 9 to 11.5 feet The intent of the building height design guidelines is to reinforce the character of the Commercial Area which has a range of heights throughout the area and to prevent the development of one long cornice line along the block. The variation in height is predominately experienced along the street facade and specific design standards discuss varying the height of a new building in relation to adjacent buildings and on larger sites. With the third story setback from the facade, the building will generally read as a two story building and height variation is achieved between the subject building and its neighbor to the east. Additional height is not needed above the thirty-six feet permitted in the zone district as there is ample variation along the street facade. By removing the 18 inch third story parapet and reducing the third story's floor to ceiling height to 11 feet, the Applicant can meet the 36 foot height allowance of the Commercial (C-1)zone district. Final Commercial Design Review discusses facade articulation in detail, including floor stature by clearly distinguishing the ground floor from upper floors. In the previous memo staff mentioned exploring ways to minimize the appearance of upper floor heights. With building a taller third story addition and increasing the perceived height of the second story with the parapet/ railing, staff continues to recommend the applicant look at this issue going into final design. RECOMMENDATION: Staff recommends approval of the project, with the following conditions: 1. The Subdivision and Final Commercial Design Application shall include a third story addition not to exceed 36 feet in height. 2. Underlying dimensional requirements shall be met at Final Commercial Design Application. 616 E. Hyman Ave—Conceptual Commercial Design P&Z Memo Page 2of6 P3 PROPOSED MOTION: "I move to approve Resolution # Series 2012, approving Conceptual Commercial Design Review for the project located at 616 E Hyman Ave." Attachments: (new exhibits are in bold) Exhibit A—Staff Findings, Conceptual Commercial Design Review Criteria(provided 10/16/12 and 10/3012) Exhibit B—Staff Findings, Conceptual Commercial Design Guidelines (provided 10/16/12 and 10/3012) Exhibit C.—Copy of C-1 Zone District (provided 10/16/12 and 10/3012) Exhibit D—Application(provided 10/16/12) Exhibit E—Application Addendum, updated drawings,bound(provided 10/16/12) Exhibit F - Affidavits of public notice(provided 10/16/12) Exhibit G-Application Addendum,updated drawings,received 10/25/12 MEMO OF 10/16/2012 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.) BACKGROUND AND PROJECT SUMMARY: The applicant proposes to remodel and expand an existing two story building and add a recessed third floor at 616 E Hyman. The lot is 6,000 square feet and is located approximately at the center of the north side of the block face of Hyman,between Hunter and Spring Streets. Existing Conditions: The existing structure includes one entrance with commercial space in the basement, ground and second floors. There is a second floor deck on the building, head-in parking along the alley, and a planted public amenity space along the front fagade at the southwest corner. The building currently includes 9,046 sq. ft. of existing net leasable divided among the three levels. The existing Floor Area is 7,396 sq. ft. The maximum allowed Floor Area for the Site is 15,000 sq. ft. The trash/utility area is located along the building, in the alley, but is not clearly dedicated and consists of a trash dumpster. There are currently six (6) marked off-street parking spaces located along the alley that are compromised by existing doorways out of the building and the trash dumpster. Approximately 7% of the parcel (430.68 sq. ft.) presently meets the Public Amenity requirements. The Court House View Plane No. I crosses a small portion of the site at the far southwest corner of the property. However, it crosses at a height well above the allowed 616 E. Hyman Ave—Conceptual Commercial Design P&Z Memo Page 3 of 6 P4 36 — 40 foot height limit of the zone district and therefore does not limit the height of the development. Proposed Development: The applicant proposes to remodel and expand the existing building. 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. Specifically, the footprint will stay the same on the ground level, expand property line to property on the second level (replacing a street facing deck and cantilevering over the current parking area), and add a new, recessed,third level with an accessory deck along the front facade. The proposal would bring the building to approximately 12,422 sq. ft. of floor area, with, 2,465 sq. ft. of free-market residential net livable space, and 936 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 for the free-market unit. Four parking spaces are proposed with the application, and the existing Public Amenity's size and location is unchanged. The proposed third story addition will result in an overall height of 40 feet to the parapet. The applicant requests an increase in height for the third story, through Commercial Design Review, from 36 feet to 40 feet. 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. 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 Avenue. The building currently includes a courtyard (Public Amenity), which is proposed to be maintained. This adds visual interest to the building and currently is the area of main access to the building. Additional entries along the facade are proposed, meeting the design guidelines; however, staff recommends at final review that these new entries be better differentiated from the storefront windows. The proposal also updates the alley elevation to ensure it provides visual interest and memorializes an area for the trash/utilities. Staff finds this portion of the guidelines is met. 616 E. Hyman Ave—Conceptual Commercial Design P&Z Memo Page 4 of 6 P5 Figure 1: Front Facade ELEVATOR OVERRRUN SCREEN CAMPY CF&MY L0.PARAPET - - - - — — 140'-0• T PARAPET PAINfEf)STERCCLUM STONEVENEER i GLASS&STON:PARAP BUILDL4G OUTLINE FOR NBGHBORING - BLUNG - - — - � F.F.LEVEL 3 MEULPANE— _-- 123'_G. I sr. F.F.LEVEL 2 ALUWNUMDOOR SYSTEM ALUMIMUM STOREFROt SYSTEM c� F,F.LEVEL 1 — —100'-0 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 430 existing sq. ft. of public amenity space (or 7% of the parcel). As the Public Amenity space is not being reconfigured, it is considered an existing non-conformity with regard to size but is permitted to be maintained. 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 ground floor footprint of the existing building. The existing building is oriented toward the street, and the existing setbacks are maintained. Sixty-six percent of the front facade is at the property line. Staff finds this portion of the guidelines is met. Building Height,Mass & Scale: There are a range of heights in the Commercial Character area. This building is proposed to be three stories. The third floor is proposed to be significantly setback from the street, helping to 616 E. Hyman Ave-Conceptual Commercial Design P&Z Memo Page 5 of 6 P6 minimize the perceived mass of the third floor. The entire third story is setback approximately 27 feet from the front property line. The building height is approximately 40 feet at its highest point along Hyman. The underlying zone district permits 36 feet for a third story element which may be increased to 40 feet through Commercial Design Review. 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 floor to floor heights of 12 feet on the first floor and 11 feet on the second floor. Because the applicant is maintaining the existing building, these are not proposed to change. The proposed third floor has finished floor to top of parapet heights from 14 to 17 feet. Staff is concerned that the third story floor heights, which require the granting of additional height through Commercial Design Review, result in a third story that appears out of proportion with the existing building. Staff does not find that the standards for granting additional height are met and recommends that the building be no taller than 36 feet. TRASH/UTILITY/RECYCLE AREA: The project proposes a variation from the Trash/Utility/Recycle area requirements of the code. The current configuration is a dumpster located along the alley fagade of the building within a striped parking space that does 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. With the expansion of the second story the rear parking area is being reconfigured and proposed with a dedicated trash/utility area. The applicant had requested an approximately 8 foot wide trash, recycling, and utility area with a depth of approximately 19 feet. The Environmental Health Department has noted that this configuration should adequately serve trash and recycling as long as the area is dedicated to that sole use. Figure 2: Trash and Utility area ;i 1� b ®II b 1I b fiMFYAm � I W 1 b b IY-TLS b MAeO i J I, I• II LINE OF PROPOSED BWLDING .1 E1OBJIION ABOVE 20-P PROPERIT UNE 616 E. Hyman Ave—Conceptual Commercial Design P&Z Memo Page 6 of 6 P7 RESOLUTION N0._ (SERIES OF 2012) A RESOLUTION OF THE CITY OF ASPEN PLANNING AND ZONING COMMISSION APPROVING CONCEPTUAL COMMERCIAL DESIGN REVIEW FOR A REMODEL AND ADDITION CONSISTING OF COMMERCIAL AND RESIDENTIAL SPACE FOR THE PROPERTY LOCATED AT 616 E HYMAN AVE, LEGALLY DESCRIBED AS LOTS N & O, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: WHEREAS, the Community Development Department received an application from Furngulf LLP, represented by Mitch Haas, Haas Land Planning LLC requesting of the Planning and Zoning Commission approval of Conceptual Commercial Design Review to remodel the existing building and add a 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 with regard to height and for the Planning and Zoning Commission to approve the application with conditions; and, WHEREAS, during a duly noticed public hearing on October 16, 2012 and continued to October 30th, the Planning and Zoning Commission approved Resolution No. - --, Series of 2012, by a ----to --- (- —) vote, approving Conceptual Commercial Design Review; 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 development proposal, with conditions, is consistent with the goals and elements of the Aspen Area Community Plan; and, Resolution No--, Series 2012 Pagel of 3 P8 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 with the following conditions: A. The Subdivision and Final Commercial Design Application shall include a third story addition not to exceed 36 feet in height. B. Underlying dimensional requirements shall be met at Final Commercial Design Application. 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 Any changes to the Public Amenity, shall be reviewed and approved by the Parks Department as part of the Final Commercial Design Application. 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. Resolution No--, Series 2012 Page 2 of 3 P9 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 16th day of October,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 P10 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: 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, as it is an existing space, is slightly under what the code requires for demolition and redevelopment but is considered legally existing. The amenity space is located so that it can contribute to the pedestrian environment. The applicant is requesting a minor variation in the location and size of the trash/utility standards. 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 fagade of the building may be required to comply with this Section. Staff Finding: Staff finds this criterion to be non-applicable. The building currently contains commercial space and will contain commercial space 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 most applicable guidelines are met or can be met with a conditioned approval. Staff finds the criterion is met. Exhibit A—Commercial Design Review—Land Use Code Review Criteria Page 1 of 5 P11 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 existing size of the public amenity space is 430 sq. ft. and is located on the southwest corner of the property. 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% exists, the same amount must be replaced not to be lower than 10%. The site currently contains 7% public amenity space and the applicant is not proposing demolition of the site so the existing area is permitted to be maintained. 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 courtyard remains on site as public amenity space. The at-grade space contains a tree and landscaped plantings contributing to a varied streetscape. Staff finds this criterion is 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 Finding: The existing courtyard remains on site as public amenity space. The at-grade space contains a tree and landscaped plantings contributing to a varied streetscape. Staff finds this criterion is met. Exhibit A—Commercial Design Review—Land Use Code Review Criteria Page 2 of 5 P12 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 applicant is requesting to modify the orientation and dimensions of the trash and utility area. It does not meet the dimensional standards outlined in 26.575.060, which is 20 linear feet with a 10 foot depth but the applicant is requesting a size that is close to the required dimensions. The change in orientation is reasonable to accommodate on-site parking for the property. Staff finds the criterion is 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 conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. Staff Finding: The existing service pedestals are located on the alley will remain. The applicant proposes any easements be provided on the final plat. 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: Exhibit A—Commercial Design Review—Land Use Code Review Criteria Page 3 of 5 P13 The delivery service is accessible off of the alley. An accessible ramp 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 screened from the street. 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. 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 Exhibit A—Commercial Design Review—Land Use Code Review Criteria Page 4 of 5 P14 avoided. Compliance with the City's Outdoor lighting code, Section 26.575.150 of this Title, is mandatory. Staff Findinz: The applicant will address 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 P15 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. Staff finds this criterion is met. 2. Maintain a retail orientation. Staff Finding: The proposed development increases the existing commercial square footage and maintains commercial uses along the ground floor street edge. 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 proposed remodel and addition maintains the basic form of the current building with a third story addition that is recessed to minimize its presence. The primary entrance is along Hyman Ave, with additional entries being proposed along Hyman. Traditional forms such as storefront windows are interpreted in a contemporary fashion. 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 faVade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. Staff Finding: As proposed the development will have a well-defined street wall oriented towards Hyman that is accented with an existing Public Amenity space. Staff finds this criterion is met. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 1 of 7 P16 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. The proposed two story fayade's height is differentiated from adjacent structures. 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 existing public amenity space is an accent to the established street wall that exists and is maintained. 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 landscaped public amenity, storefront style windows and additional entries along the facade. Staff finds this criterion is met. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 2 of 7 P17 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. The building currently includes a courtyard, which is proposed to be maintained. This adds visual interest to the building and provides access to the commercial spaces. The proposal also updates the alley elevation to ensure it provides visual interest. 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 430 sq. ft. of public amenity space (7% of the parcel). The existing space is landscaped and provides an accent to the existing building. Staff finds this portion of the guidelines is met. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 3 of 7 P18 Staff finds the following Guidelines are met 1.7 A street facing amenity space shall meet all of the following requirements: • 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. 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: • 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: • 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. Staff finds the following Guideline is not 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: Street furniture, Public art, Historical/interpretive marker 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, The existing building is oriented toward the street. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 4 of 7 P19 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 Finding: There are a range of heights in the Commercial Character area. This building is proposed to be three stories. The third floor is proposed to be significantly setback from the street, helping to minimize the perceived mass of the third floor. The entire third story is setback approximately 27 feet from the front property line. The building height is approximately 40 feet at its highest point along Hyman. The underlying zone district permits 36 feet for a third story element which may be increased to 40 feet through Commercial Design Review. 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 floor to floor heights of 12 feet on the first floor and 11 feet on the second floor. Because the applicant is maintaining the existing building, these are not proposed to change. The proposed third floor has finished floor to top of parapet heights from 14 to 17 feet. Staff is concerned that the third story floor heights, which require the granting of additional height through Commercial Design Review, result in a third story that appears out of proportion with the existing building. Staff does not find that the standards for granting additional height are met and recommends that the building be no taller than 36 feet. Staff does not find this portion of the guidelines met. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 5 of 7 P20 Staff finds the following Guidelines are met 1.22 Building facade height shall be varied from the facade 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. • A minimum 9 ft floor to ceiling height is to be maintained on second stories and higher. 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. Staff finds the following Guidelines are not applicable 1.25 On sites comprising more than two traditional lot widths, the facade height shall be varied to reflect traditional lot width. 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. Staff finds the following Guidelines are not met 1.23 A new building or addition should reflect the range and variation in building height of the Commercial Area. • Additional height may be added for the following reasons: In order to achieve at least a two foot variation in height with an adjacent building,the primary function of the building is civic, some portion of the is affected by a height restriction- where relief may be appropriate, to benefit affordable housing livability, to make a demonstrable contribution to the building's energy efficiency. Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 6 of 7 P21 Exhibit B—Commercial Design Review—Commercial Design Guidelines, Commercial Character Area Page 7 of 7 P22 Exhibit C 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) Exhibit C—C-1 Zone District Page 1 of 3 P23 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. 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. Exhibit C—C-1 Zone District Page 2 of 3 P24 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. 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 26535 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.1 La. 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 C—C-1 Zone District Page 3 of 3 P25 100'-0' . _ .. DECK HAILING A22 b .':• _ ... KYMAN STREET ALLEY SCREEN CANOPY SCREEN CANOPY - 1 • ' A21 AS DEVEI OPM►I. COMMUNITY 1 ROOF PLAN A2o 616 E. HYMAN REDEVELOPMENT 616 E. HYMAN AVENUE ASPEN,COLORADO 81611 pOSS ARCHITECTURE,PLANNING SCHEMATIC DESIGN ROOF PLAN ©20)1 10/24!12 (T)910/925 4735 (F)9101920 2990 O 9 MUM n nl�rl.i�.rr.ir�r= R r Ir r=7 c�rn:��nnnn� R tr=7r r Q�=ir �11'�1• fill= I u==n� --7�r-7r�n ir�r7r R�rnnl� i�n�tinln,�u�n °--�"u=R=°1�=fir=�l=n= — — r=R n ter: =n na1=.lr-Ir_. na1r- ..-.._-__ - - - - - -- - Fan�1r Ir �n o=7r_7r=.I-R=i=u=nrlr=n=u Ir .III.n=n:71—I� =11 11..n 71 7 —II-1f—II if:II P27 CHIMNEY(BEYOND) SCREEN CANOPY GLASS RAILING DECK SCREEN CANOPY — — — — — — — E TL O PAR 36.Y GLASS 6 STONE PARAPET III T.O.PARAPET _ — — — L 135. Q GLASS 6 STONE PARAPET b 3 R� T 3 a HYMAN STREET i3 ALLEY F F.F.LEVEL 1 EL 100.4 Y?i Eo F m l I I RECEIVED OCT 252012 CITY Of AS _N > BUILDING SECTION-NORTH/SOUTH COMMUNITY DEVEF -MENT n22 .SPR 616 ENS HYMAN REDEVELOPMENT 616 E. HYMAN AVENUE ASPEN,COLORADO 81611 SCHEMATIC DESIGN . BUILDINGSECTIO-NS ; KSS ARCHITECTURE+PLANNING ©2012� .� 10/24/12 BOS EAST MAIN STREET ASPER, COLORADO 81011 IT)9701928 4735 1 F)9701920 2950 P28 EXISTING BUILDING 610 E.HYMAN TA.PARAPET 1 T.O PARAPET �4 �4 - IXISTING BUILDING 620 E.HYMAN ul . 3 q z \ q I _ I F II I I II I _ I I I II I I I - - — 1 ' - I I BUILDING SECTION - EAST/WEST A23 ��_�� — 5 �CEIVED OCT 2 5 2012 CffY OF A��et-N COMMUNITY DEVELOPMENT 616 E. HYMAN REDEVELOPMENT pOSS ARCHITECTURE+PLANNING 616 E. HYMAN AVENUE ASPEN, COLORADO 81611 605 EAST MAIN SENEET ASPEN, CO -A00 81611 (T)9101905 4755 (E)970,926 3950 SCHEMATIC DESIGN BUILDING SECTIONS 0 2012.ems�;" "3 .. 10/24/12 2,3`