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HomeMy WebLinkAboutagenda.hpc.20140108 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING January 8,2014 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO Site Visits: None 5:00 INTRODUCTION A. Roll call B. Approval of minutes-December 11,2013 C. Public Comments D. Commission member comments E. Disclosure of conflict of interest(actual and apparent) F. Project Monitoring G. Staff comments H. Certificates of No Negative Effect issued I. Submit public notice for agenda items OLD BUSINESS 5:10 None NEW BUSINESS 5.10 A. 414 E. Hyman-Minor, PUBLIC HEARING 5:30 B. �2 E. Cooper Avenue-Final Major Development, PUBLIC HEARING 6:15 C. 602 E. Hyman-Final Major Development,PUBLIC HEARING WORKESSION 7:00 A. aspenmod.eom 7:10 ADJOURN TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM,NEW BUSINESS Provide proof of legal notice(affidavit of notice for PH) Staff presentation(5 minutes). Board questions and clarifications (5 minutes) Applicant presentation(20 minutes) Board questions and clarifications(5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Chairperson identified the issues to be discussed(5 minutes) HPC discussion(15 minutes) Applicant rebuttal (comments) (5 minutes) Motion(5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. PROJECT MONITORING- Projects in bold are currently under construction. Jay Maytin 518 W. Main-Fornell 320 Lake 435 W.Main-AJCC 204 S. Galena 920 W.Hallam 28 Smuggler Grove Lift One Nora Berko 205 S. Spring-Hills 1102 Waters 332 W. Main 28 Smuggler Grove 1006 E. Cooper Sallie Golden 517 E.Hyman(Little Annie's) 206 Lake Jane Hills Aspen Core 605 W. Bleeker 114 Neale 201 E. Hyman Willis Pember 204 S. Galena Aspen Core 514 E.Hyman 624 W.Francis Patrick Segal 204 S. Galena 623 E.Hopkins 701 N.Third 612 W.Main Holden Marolt derrick 624 W. Francis 206 Lake John Whipple 208 E. Main 201 E.Hyman M:\city\planning\hpc project monitoring\PROJECT MONITORING.doc 12/30/2013 P1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 414 E. Hyman- Minor Development, Public Hearing DATE: January 8, 2014 SUMMARY: The applicant requests minor changes to a non-historic storefront in the Commercial Core Historic District. APPLICANT: Resto Venture 1, LLC, represented by Joseph Spears, S2 Architects. PARCEL ID: 2737-073-39-008. ADDRESS: 414 E. Hyman Avenue, Lot M and Lot N, less the north 14' of the west 12' of Lot M, Block 88, City and Townsite of Aspen, Colorado. ZONING: Commercial Core. MINOR DEVELOPMENT The procedure for a Minor Development Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a Certificate of Appropriateness and the Community Development Director shall issue a Development Order. The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300)feet of the subject property in accordance with the procedures set forth in Chapter 26.316. Staff finding: The proposal is to shift the location of the existing entry door towards the west, and to install new operable glazing, awnings and seating at the southeast corner of the building. This project is reviewed according to the Commercial, Lodging and Historic District Design Objectives and Guidelines. 1 P2 Commercial design review must address the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the fagade of the building may be required to comply with this Section. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. This non-historic structure in not immediately adjacent to any landmarks, and there are few historic structures along this particular block-face. The existing building materials are primarily wood and stucco, as opposed to the masonry construction that is more typical of downtown. The building does not have the generous first floor height that is required of new construction. This said, the ground floor level of the subject building currently meets the design guidelines to a reasonable degree with a recessed doorway, flanked by two large panes of fixed glass with "kickplates" at the base of them. The applicant proposes to shift the location of the entry door. The door cannot be centered because of an existing structural column. Staff has no concerns with this work, however, the door cannot swing out over the sidewalk by Building Code and will have to be revised in order to receive a permit. Folding windows are proposed at the southeast corner of the space. This type of operable window is not typical of the neighborhood, but has been allowed in other infill buildings, such as Ute City Restaurant. The applicant proposes to bisect the storefront window with a counter and seating. Staff recommends against this because it disrupts the relationship with other adjacent full height display windows, and the counter encroaches across the property line, which is unlikely to be permitted by the Engineering Department and other referral agencies who are concerned with maintaining emergency vehicle access on the malls. Staff recommends that the street-facing operable windows be revised to express the height of the existing opening size and kickplate, and eliminate the counter in order to comply with guidelines 6.36, 6.38, 6.44, 6.47 and 6.52. Staff 2 P3 has no concerns with the counter and windows on the east side of the restaurant, over private property. The applicant proposes a fixed horizontal trellis wrapping around the corner of the restaurant, in lieu of a fabric awning. The trellis must project at least 3' from the building face to meet the minimum requirement of the land use code. The Engineering Department will have to approve the trellis encroachment, but approval appears likely because the trellis meets the minimum 8' clearance above grade. Staff has no concerns from a guidelines perspective, since the trellis is a contemporary interpretation of the traditional awning. Regarding the fabric shade structures proposed on the east side of the restaurant, these should be constructed so that the support posts are fully removed when fabric sails are taken down for the season. While this is not HPC's concern, there is a private access easement in this area that allows entrance into the building to the east. This may have an effect on the location of tables, chairs, shades, etc. In order to allow the full board to review the project and avoid a continuance, staff recommends that the applicant submit a restudy of the street-facing windows, represent the awning as at least 3' in depth, and label the shade structure posts as removable by noon on Tuesday, January 7`", for distribution to the board. The board may review and approve the revisions, if appropriate, at the scheduled meeting. The HPC may: ® approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends a restudy as described above. Exhibits: Resolution#_, Series of 2014 A. Relevant HPC design guidelines B. Application Exhibit A: Relevant Historic Preservation Design Guidelines for 414 E. Hyman, Minor Development 6.36 The detailed design of the building facade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following: ❑ The fenestration grouping 3 P4 • The modeling of the facade • The design framework for the first floor storefront ❑ Variation in architectural detail and/or the palette of fagade materials 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street facade. All of the following should be addressed: • The design and definition of the traditionally tall first floor • The proportions of the upper level fenestration pattern • The completion of the sheer street fagade(s) with capping cornice or other horizontal modeling 6.41 Maintain the pattern created by recessed entry ways that are repeated along a block. • Set the door back from the front fagade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians. • Where entries are recessed, the building line at the sidewalk edge should be maintained by the upper floor(s). • Use transoms over doorways to maintain the full vertical height of the storefront. 6.44 Maintain the distinction between the street level and upper floors. • No upper floor shall be taller than the first floor. • Floor-to-floor heights should appear to be similar to those seen historically. In particular,the windows in new construction should appear similar in height to those seen traditionally. • The first floor of the primary fagade should be predominantly transparent glass. • Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. • Highly reflective or darkly tinted glass is inappropriate. • Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. 6.47 The first floor fagade and retail frontage should be designed to concentrate interest at the street level,using the highest quality of design, detailing and materials. ❑ The framework for the first floor of the fagade,as identified in architectural tradition as characteristic first floor design. ❑ An entryway, door and transom light designed to use the full storefront height. ❑ A distinct change in the palette of materials used for the first floor design framework. ❑ The depth and strength of the modeling of elements and details. 6.52 Design of the first floor storefront should include particular attention to the following: • The basic elements and proportions of storefront design • Depth and strength of modeling 4 P5 ❑ The palette of materials and finishes used in both the structural framework and the storefront window ❑ The concentration of architectural detail to ensure a rich visual experience ❑ The careful and complementary use of signage and lettering to enhance the retail and downtown character ❑ The careful use of lighting to accentuate visual presence. 6.59 High quality,durable materials should be employed. ❑ The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 6.60 Building materials should have these features: ❑ Convey the quality and range of materials seen historically ❑ Reduce the scale and enhance visual interest • Convey human scale • Have proven durability and weathering characteristics within this climate 6.63 Where contemporary materials are used they shall be: • High quality in durability and finish • Detailed to convey a human scale • Compatible with a traditional masonry palette 5 P6 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MINOR DEVELOPMENT FOR 414 E. HYMAN, LOT M AND LOT N, LESS THE NORTH 14' OF THE WEST 12' OF LOT M,BLOCK 88, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION# , SERIES OF 2014 PARCEL ID: 2737-073-39-008 WHEREAS, the applicant, Resto Venture 1, LLC, represented by Joseph Spears, S2 Architects, requested Minor Development approval for 414 E. Hyman Avenue, Lot M and Lot N, less the north 14' of the west 12' of Lot M, Block: 88, City and Townsite of Aspen, Colorado. The property is located in the Commercial Core Historic District; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Minor Development Review, the HPC must. review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the design guidelines per Section 26.415.070.0 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Simon, in her staff report dated January 8, 2014, performed an analysis of the application and recommended that the review standards and the "Commercial, Lodging and Historic District Design Objectives and Guidelines" were met, with conditions; and WHEREAS, during a duly noticed public hearing on January 8, 2014, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and guidelines and approved the application by a vote of_to NOW,THEREFORE,BE IT RESOLVED: That HPC hereby approves Minor Development for the property located at 414 E. Hyman Avenue, Lot M and Lot N, less the north 14' of the west 12' of Lot M, Block: 88, City and Townsite of Aspen, Colorado. HPC Resolution No. Series of 2014 414 E. Hyman Page 1 of 2 P7 APPROVED BY THE COMMISSION at its regular meeting on the 8th day of January, 2014. Jay Maytin, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland,Chief Deputy Clerk HPC Resolution No._, Series of 2014 414 E. Hyman Page 2 of 2 4• i� q / E�- ,.1 ' � , • - is �'� r��r } I SS � ILL Pit I its •� lKK '- P9 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Adams, Senior Planner RE: 422 E. Cooper Street - Final Major Development and Final Commercial Design review, Public Hearing DATE: January 8, 2014 SUMMARY: The applicant proposes to demolish the back portion of the one story commercial space adjacent to the 1892 Red Onion building and construct a three story addition. The one story commercial space was originally built in 1955/56 as an expansion of the Red Onion restaurant to provide a larger dining room. It is not considered a historic resource. The 1892 Red Onion sits on a 9,000 square feet lot that includes the one story commercial space to the east(the subject of this review) and a two story commercial space to the west that was also constructed as an expansion of the Red Onion for a nightclub and stage. All three spaces were internally connected at one time. The entire lot is designated a historic landmark and is considered contributing to the Commercial Core .Historic District. There are currently no residential units on the 9,000 square feet parcel. The applicant proposes to create one new residential unit that spans the second and third floor of the proposed new addition. The first floor is proposed to be commercial use. The conceptual application proposed a basement space that has since been omitted from the final application due to difficulties with the excavation. Staff recommends that the applicant submit a redesign by noon on January 7th to address Staff s concerns about redesigning the vertical elements on the second story to relate to the historic district, and to add an airlock. Staff recommends continuation if the applicant does not submit a redesign by the 7t,' to address these items. A draft resolution is included in the packet. APPLICANT: Red Onion Investors, LLC, represented by Stan Clauson Associates, Inc. PARCEL ID:2737-182-16-061 ADDRESS:422 East Cooper Street, Lots N, O P,Block 89, City and Townsite of Aspen. ZONING: CC, Commercial Core,Historic District Overlay. 1 P10 CONDITIONS OF APPROVAL FROM CONCEPTUAL REVIEW HPC adopted the following conditions of approval to be addressed in the Final Review application. 1. Demolition of the building located at 422 E. Cooper Street and retaining the front fagade is approved with the condition that a structural assessment of the front facade be submitted with the Final Review application. The applicant included a letter from Oddo Engineering that indicates bracing of the brick wall should be adequate to preserve it in place. Staff finds this condition to be met. During Conceptual Review Staff raised concerns that if the front fagade is demolished during construction that the building not be replicated. Instead of replication it is more appropriate for a newly designed first story that meets the Guidelines be proposed to HPC as a substantial amendment to the approval. Staff feels strongly that the building not be replicated if it is demolished during construction a condition of approval is included in the draft resolution. 4. A mechanical plan and elevations shall be submitted with the Final Review application. The applicant submitted a mechanical plan and shows the proposed mechanical equipment in elevation. An assessment of the existing equipment is provided from Architectural Engineering Consultants, Inc. in the application. The large "make up air" unit that is over 60" tall and is currently atop the subject building can be replaced with a much smaller model that would be a total of 52" include the curb. Staff was most concerned about the existing large make up air unit which is shown as a much reduced newer model atop the proposed third story behind the elevator overrun. The mechanical plan included in the application does not appear to infringe into the Wheeler View Plane. Staff finds this condition to be met. FINAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW Major Development and Commercial Design review is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. The procedure for Final Major Development Review and Commercial Design Review is as follows. Staff reviews the submittal materials and prepares a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code Sections. This report is transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the design 2 P11 guidelines. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny. For new development in the Commercial Core Historic District, the guidelines found in the 2007 Commercial, Lodging and Historic District Design Objectives and Guidelines along with relevant preservation guidelines within the City of Aspen Historic Preservation Guidelines are applied. Commercial design review must address the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the faeade of the building may be required to comply with this Section. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified,. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. STAFF RESPONSE: A list of the relevant Commercial design guidelines is included in the application. Only certain guidelines are relevant because this project preserves the first floor as it currently exists. Historic Preservation Guidelines to consider are listed at "Exhibit A." Final review focuses on landscape plan,lighting, fenestration and selection of new materials. Landscape plan: A landscape plan is not proposed as there is no place for landscaping. Lighting: A lighting plan was not included in the application. Staff recommends that Staff and Monitor review and approval light fixtures and locations for the project. Fenestration: The applicant proposes to replace the existing large picture window on the first floor with an identical sized window. A series of three double hung windows and a glass door are proposed on the front elevation of the second floor and two glass doors are proposed on the front elevation of the third floor. 3 P12 Staff is supportive of the proposed fenestration and glass doors and finds that the following design guidelines regarding windows are met: 6.40 Maintain the repetition of similar shapes and details along the block. ❑ Upper story windows should have a vertical emphasis. In general,they should be twice as tall as they are wide. ❑ Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. Materials: The conceptually approved mass and scale provide large setbacks on the second and third floors of the front fagade. The applicant proposes a material palette using mostly brick with sandstone accents and metal accents. The brick on the first floor is currently painted and will remain so, the upper floor brick is proposed to be unpainted. The third floor contains a simplified application of the materials as compared to the second floor details. The Design Guidelines emphasize the use of traditional materials for new construction in the Commercial Core. Staff finds that the proposed materials are consistent with the Guidelines. 6.59 High quality,durable materials should be employed. ❑ The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 6.60 Building materials should have these features: ❑ Convey the quality and range of materials seen historically ❑ Reduce the scale and enhance visual interest ❑ Convey human scale ❑ Have proven durability and weathering characteristics within this climate 6.61 The palette of materials used for new buildings within the core should reflect the predominantly masonry(brickwork and natural stonework) palette of this area. 6.63 Where contemporary materials are used they shall be: • High quality in durability and finish • Detailed to convey a human scale ❑ Compatible with a traditional masonry palette 6.64 Materials used for third floor accommodation set back from the street fa�ades(s) should be more subdued than the primary facades. Architectural Elements: The applicant proposes to remove the existing decorative cap on the one story building and replicate it with a new cap. Sandstone, brick and metal vertical ribs are proposed on the second level addition. Staff is concerned about the vertical "ribs" proposed for the second floor. Downtown buildings have a consistent horizontal emphasis. Staff appreciates the interest that is provided by the 4 P13 vertical elements,but finds that they are out of character with the street context and recommends a restudy to create a more horizontal detail. 6.62 A building or additions to a building should reflect the quality and the variation traditionally found in these materials within the central commercial core. 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street facade. All of the following should be addressed: ❑ The design and definition ofthe traditionally tall first floor ❑ The proportions of the upper level fenestration pattern ❑ The completion of the sheer street fagade(s)with capping cornice or other horizontal modeling 6.39 A building should reflect the three dimensional characteristics of the street facade in the strength and depth of modeling,fenestration and architectural detail. 6.62 A building or additions to a building should reflect the quality and the variation traditionally found in these materials within the central commercial core. Vestibule: The applicant proposes a 5'6" wide entrance that is 7' 91/2" deep. The Commercial Design Standards require an airlock for all new structures (Guideline 6.49). While this is an addition to an existing structure, there is an ability to add an airlock, which Staff recommends be incorporated. Guideline 6.41 recommends a recessed entryway; however, considering the nontraditional style of the first floor and the generous setbacks of the upper levels, Staff recommends an entry door that is flush with the.front facade to create an airlock and to help define the street wall. Emphasis added below. 6.41 Maintain the pattern created by recessed entry ways that are repeated along a block. • Set the door back from the front facade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians. • Where entries are recessed,the building line at the sidewalk edge should be maintained by the upper floor(s). ❑ Use transoms over doorways to maintain the full vertical height of the storefront. 6.49 Incorporate an airlock entry into the plan for all new structures. • An airlock entry that projects forward of the primary facade at the sidewalk edge is inappropriate. • Adding temporary entries during the winter season detracts from the character of the historic district. ❑ Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. 5 P14 The HPC may: • approve the application, • approve the application with conditions, • disapprove the application,or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends that the applicant submit a resdesign by noon on January 7u` to resolve the issues mentioned above. If a design is not submitted, Staff recommends that HPC continue the hearing to restudy the second floor vertical details and to incorporate an airlock. A draft resolution is included in the packet that proposes the following conditions of approval: 1. Conceptual approval: HPC Resolution#26, Series of 2012 approved the following: a. Demolition of the building located at 422 E. Cooper Street and retaining the front facade is approved with the condition that a structural assessment of the front facade be submitted with the Final Review application. b. The mass and scale is approved as presented in the application. c. A maximum of 38 feet is approved as presented in the application, with Land Use Code height exemptions for elevator overrun and mechanical equipment as stated in Section 26.575.020.F(4)Allowed Exemptions to Height Limitations. d. A mechanical plan and elevations. shall be submitted with the Final Review application. e. Off-site public amenity improvements to Ahe Pedestrian Malls is approved in accordance with Land Use Code Section 26.575.030.C(2) Off-site provision of public amenity and is subject to review and approval by the Parks Department. The improvements shall equal or exceed the value of the cash in lieu payment of $67,500. f. The proposal is determined to have a minimal impact on the viewplane due to the existing development that already blocks the viewplane and is hereby exempt from being processed as a PUD in accordance with Section 26.435.050.C.1. Any mechanical equipment placed within the viewplane shall comply with Section 26.435.050,which may require a new viewplane review. 2. Demolition: Demolition approval of the back portion of the existing building is granted. The front facade is to remain in place. Demolition of the front facade, defined as removal of 40% of the existing front facade face, shall require a redesign of the first floor elevation to meet the Design Standards and shall require a substantial amendment to the approved plans that is reviewed by HPC pursuant to Land Use Code Section 26.415.070.E.2 Amendments Substantial and Insubstantial and Section 26.412.080.13 Amendment of Commercial Design Review Approval—Substantial. 3. Mechanical: The mechanical equipment is required to meet height limitations in the Land Use Code. 6 P15 4. Lighting: A lighting plan and light fixtures shall be reviewed and approved by Staff and Monitor prior to purchase and installation. All lighting shall meet Land Use Code requirements. 5. Architectural Details: Staff and Monitor shall review and approve a restudy of the architectural details, the vertical ribs, proposed on the second and third floors of the addition prior to issuance of a building permit. 6. Airlock: The project is required to incorporate an airlock on the first floor. Staff and Monitor shall review and approve an airlock prior to issuance of a building permit. 7. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance,the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 422 East Cooper Avenue,Lots N, O, and P,Block 89, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules,regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Exhibits: A. Relevant HPC Guidelines B. Application 7 P16 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION(HPC) GRANTING MAJOR DEVELOPMENT (FINAL), COMMERCIAL DESIGN STANDARD REVIEW (FINAL), DEMOLITION,AND VIEWPLANE FOR THE PROPERTY LOCATED AT 422 EAST COOPER, LOTS N, O,P,BLOCK 89, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #_, SERIES OF 2014 PARCEL ID: 2737-182-16-061. WHEREAS, the applicant, Red Onion Investors, LLC, represented by Stan Clauson Associates, Inc., has requested Major Development (Final), Final Commercial Design Standard Review the property located at 422 East Cooper Avenue, Red Onion Condos, Unit 1, Lots N, O, P, Block 89, City and Townsite of Aspen, Colorado; and WHEREAS, 422 East Cooper Avenue is located within the Commercial Core Historic District and is located on a designated historic parcel; and WHEREAS; Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;"and WHEREAS, Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for Final Commercial Design Review,the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines per Section 26.412.040.A.5, Commercial Design Standards Review Procedure, of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Sara Adams, in her staff report to HPC dated January 8, 2014 performed an analysis of the application based on the standards, found that the review standards had been met with conditions, and recommended approval with conditions; and 422 East Cooper Avenue HPC Resolution# Series of 2014 Page 1 of 4 P17 WHEREAS, at their regular meeting on January 8, 2014, the Historic Preservation Commission considered the application during a duly noticed public hearing, the staff memo and public comments, and found the proposal consistent with the review standards and recommended approval with conditions by a vote of NOW,THEREFORE, BE IT RESOLVED: That HPC hereby grants HPC Major Development (Final), Final Commercial Design Standard Review, for the property located at 422 East Cooper Avenue, Lots N, O, P, Block 89, City and Townsite of Aspen, Colorado with the following conditions: 1. Conceptual approval: HPC Resolution#26, Series of 2012 approved the following: a. Demolition of the building located at 422 E. Cooper Street and retaining the front fagade is approved with the condition that a structural assessment of the front facade be submitted with the Final Review application. b. The mass and scale is approved as presented in the application. c. A maximum of 38 feet is approved as presented in the application, with Land Use Code height exemptions for elevator overrun and mechanical equipment as stated in Section 26.575.020.F(4)Allowed Exemptions to Height Limitations. d. A mechanical plan and elevations shall be submitted with the Final Review application. e. Off-site public amenity improvements to the Pedestrian Malls is approved in accordance with Land Use Code Section 26.575.030.C(2) Off-site provision of public amenity and is subject to review and approval by the Parks Department. The improvements shall equal or exceed the value of the cash in lieu payment of $67,500. f. The proposal is determined to have a minimal impact on the viewplane.due to the existing development that already blocks the viewplane and is hereby exempt from being processed as a PUD in accordance with Section 26.435.050.C.1. Any mechanical equipment placed within the viewplane shall comply with Section 26.435.050, which may require a new viewplane review. 2. Demolition: Demolition approval of the back portion of the existing building is granted. The front fayade is to remain in place. Demolition of the front facade, defined as removal of 40% of the existing front fayade face, shall require a redesign of the first floor elevation to meet the Design Standards and shall require a substantial amendment to the approved plans that is reviewed by HPC pursuant to Land Use Code Section 26.415.070.E.2 Amendments Substantial and Insubstantial and Section 26.412.080.B Amendment of Commercial Design Review Approval—Substantial. 3. Mechanical: The mechanical equipment is required to meet height limitations in the Land Use Code. 4. Lighting: A lighting plan and light fixtures shall be reviewed and approved by Staff and Monitor prior to purchase and installation. All lighting shall meet Land Use Code requirements. 5. Architectural Details: Staff and Monitor shall review and approve a restudy of the architectural details, the vertical ribs, proposed on the second and third floors of the addition prior to issuance of a building permit. 422 East Cooper Avenue HPC Resolution# , Series of 2014 Page 2 of 4 P18 6. Airlock: The project is required to incorporate an airlock on the first floor. Staff and Monitor shall review and approve an airlock prior to issuance of a building permit. 7. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance,the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 422 East Cooper Avenue,Lots N, O, and P,Block 89, City and Townsite of Aspen, Colorado. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and.judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. [signatures on the following page] 422 East Cooper Avenue HPC Resolution# , Series of 2014 Page 3 of 4 P19 Jay Maytin, Chair Approved as to Form: Debbie Quinn, Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk Exhibit A: approved plans and elevations 422 East Cooper Avenue HPC Resolution# Series of 2014 Page 4 of 4 P20 Exhibit A: COMMERCIAL, LODGING AND HISTORIC DISTRICT DESIGN OBJECTIVES AND GUIDELINES, COMMERCIAL CORE HISTORIC DISTRICT- FINAL REVIEW(Replaces Chapter 13 of the Historic Preservation Design Guidelines) 6.35 A new building shall reflect the traditional lot width (30 ft.) as expressed by two or more of the following: ❑ Variation in height at internal lot lines ❑ Variation in the plane of the front facade ❑ Street facade composition ❑ Variation in architectural detailing and materials to emphasize the building module 6.36 The detailed design of the building facade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following: ❑ The fenestration grouping ❑ The modeling of the facade ❑ The design framework for the first floor storefront ❑ Variation in architectural detail and/or the palette of facade materials 6.37 Divide a larger building into "modules" that are similar in width to buildings seen historically. ❑ Where a building is planned to exceed one lot width, use a change in design features to suggest the traditional building widths. Changes in facade material, window design, facade height or decorative details are examples of techniques that should be.used. These variations should be expressed throughout the depth of the structure, including its roof,such thatthe composition appears to be a collection of smaller buildings. 6.38 Buildings should be designed to reflect the .architectural hierarchy and articulation inherent in the composition of the street facade. All of the following should be addressed: ❑ The design and definition ofthe traditionally tall first floor ❑ The proportions of the upper level fenestration pattern ❑ The completion of the sheer street fagade(s) with capping cornice or other horizontal modeling 6.39 A building should reflect the three dimensional characteristics of the street facade in the strength and depth of modeling, fenestration and architectural detail. 6.40 Maintain the repetition of similar shapes and details along the block. ❑ Upper story windows should have a vertical emphasis. In general, they should be twice as tall as they are wide. ❑ Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. P21 6.41 Maintain the pattern created by recessed entry ways that are repeated along a block. ❑ Set the door back from the front facade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians. ❑ Where entries are recessed,the building line at the sidewalk edge should be maintained by the upper floor(s). ❑ Use transoms over doorways to maintain the full vertical height of the storefront. 6.42 The general alignment of horizontal features on building fronts should be maintained. ❑ Typical elements that align include window moldings, tops of display windows, cornices, copings and parapets at the tops of buildings. ❑ When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the facade elements. 6.43 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. 6.44 Maintain the distinction between the street level and upper floors. ❑ No upper floor shall be taller than the first floor. ❑ Floor-to-floor heights should appear to be similar to those seen historically. In particular, the windows in new construction should appear similar in height to those seen traditionally. ❑ The first floor of the primary facade should be predominantly transparent glass. • Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis. • Highly reflective or darkly tinted glass is inappropriate. • Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration.The presence of a belt course is an important feature in this relationship. 6.45 A new building should be designed to maintain the stature of traditional street level retail frontage. ❑ This should be 13-15 ft.in floor to floor height on the first floor. ❑ The minimum required first floor height must be maintained for at least the first 50 foot depth of the lot,and may only be dropped to a lower height beyond that point for areas that are devoted to storage, circulation, offices,restaurant kitchens, alley commercial spaces, or similar secondary uses. 6.46 Minimize the appearance of a tall third floor. • Where a third floor height is in excess of 12 ft., it should be set back a minimum of 15 ft. from the street facade to reduce the apparent height. • Increase the parapet height to screen the visual impact of a tall top floor. • The design of a set back third floor shall be simpler in form,more subdued in modeling, detail and color than the primary facade. P22 6.47 The first floor faVade and retail frontage should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials. • The framework for the first floor of the fagade, as identified in architectural tradition as characteristic first floor design. • An entryway, door and transom light designed to use the full storefront height. • A distinct change in the palette of materials used for the first floor design framework. ❑ The depth and strength of the modeling of elements and details. 6.48 The retail entrance should be at the sidewalk level. ❑ All entrances shall be ADA compliant. ❑ On sloping sites the retail frontage should be designed to maintain as close to a level entrance as possible. 6.49 Incorporate an airlock entry into the plan for all new structures. ❑ An airlock entry that projects forward of the primary fagade at the sidewalk edge is inappropriate. ❑ Adding temporary entries during the winter season detracts from the character of the historic district. ❑ Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. 6.50 Window area along the first floor shall be a minimum of 60% of exterior street favade area when facing principal street(s). 6.51 A building shall be designed to maintain or create the character and transparency of the traditional street level retail frontage. This shall be achieved using more than one of the following: ❑ A traditional recessed retail entrance ❑ Retail display cases ❑ Appropriately designed signage and lighting 6.52 Design of the first floor storefront should include particular attention to the following: • The basic elements and proportions of storefront design • Depth and strength of modeling • The palette of materials and finishes used in both the stiuctural framework and the storefront window • The concentration of architectural detail to ensure a rich visual experience • The careful and complementary use of signage and lettering to enhance the retail and downtown character • The careful use of lighting to accentuate visual presence. 6.53 Side and rear building facades should be designed and articulated to reduce the apparent scale of the building and create visual interest. P23 6.54 Side and rear fagades providing retail frontage shall include a distinct definition of the first floor, fenestration, design articulation,and/or display cases. 6.55 Retail frontage facing onto side courts or rear alleys should follow similar design principles to street frontage, adjusted for the scale of the space. 6.56 Special features that highlight buildings on corner lots may be considered. ❑ Develop both street elevations to provide visual interest to pedestrians. ❑ Corner entrances,bay windows and towers are examples of elements that may be considered to emphasize corner locations. ❑ Storefront windows, display cases and-other-elements that provide visual interest to facades along side streets are also appropriate. 6.57 A larger building should reflect the traditional lot width in the form and variation of its roof in order to maintain the scale of the area. This should be achieved through the following: ❑ A set back of the top floor from the front facade ❑ Reflect the traditional lot width in the roof plane 6.58 The roofscape should be designed with the same design attention as the secondary elevations of the building. ❑ Group and screen mechanical units from view. ❑ Locate mechanical equipment to the rear of the roof area. ❑ Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. ❑ Use materials which complement the design of the building fagades • Design roof garden areas to be unobtrusive from the street. • Use'green roof design best practice,where feasible. 6.59 High quality,durable materials should be employed. ❑ The palette of materials proposed for all development should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 6.60 Building materials should have these features: • _Convey the quality and range-of materials seen historically • Reduce the scale and enhance visual interest ❑ Convey human scale ❑ Have proven durability and weathering characteristics within this climate 6.61 The palette of materials used for new buildings within the core should reflect the predominantly masonry (brickwork and natural stonework) palette of this area. 6.62 A building or additions to a building should reflect the quality and the variation traditionally found in these materials within the central commercial core. P24 6.63 Where contemporary materials are used they shall be: ❑ High quality in durability and finish ❑ Detailed to convey a human scale ❑ Compatible with a traditional masonry palette 6.64 Materials used for third floor accommodation set back from the street fagades(s) should be more subdued than the primary facades. 6.65 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. • • • P25 October 28,2013 Kim Weil Poss Architecture and Planning 605 East Main Street Aspen, CO 81611 RE: Structural assessment of existing brick facade wall, 422 E. Cooper Street,Aspen, Colorado Dear Kim: In accordance with your request, I observed the condition of the existing front brick facade of the 422 E. Cooper Street building. My observation was limited to the present condition and was limited to the exterior facade only. The existing front brick facade appears to be in good condition and performing as constructed. We understand that the existing facade wall Will remain in place during an addition to the building. If the brick facade is braced during construction the wall should be adequate for re-use. Sincerely, ODD ENGINEERING�� "pOi�q'�`�/��! r QT A2- oberl A. Oddo,P.& Principal rj t�s frvraoa �` '0NAL EEC' a" Y%��� ��<<� OCT 3 012013 Bob2013/422 E Cooper 713 COOPER AVENUE, SUITE 200 • GLENWOOD SPRINGS, COLORADO 81601 • (970) 945-1006 • FAx 945-2966 P27 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 602 E. Hyman Avenue —Final Major Development and Final Commercial Design Review DATE: January 8,2014 SUMMARY: 602 E. Hyman Avenue, at the corner of Hyman and Hunter Streets, was constructed in at least four phases, starting in 1960. The initial use was a one story, concrete block commercial/retail space. Additions/alterations occurred in 1964, 1966 and 1968. A substantial portion of the existing structure was designed and/or remodeled by Ellie Brickham during the 1966 modifications. Ellie Brickham is Aspen's first known female architect, arriving in town in 1951. The property was designated a historic landmark through the AspenModern program in May via City Council Ordinance # 10, Series of 2013. r ;i. wA s R yy h In February 2013, HPC granted Conceptual Commercial Design and Conceptual Major Development approvals for a small addition along the alley and minor exterior changes. The Conceptual design received approval for amendments September 2013. APPLICANT: EB Building Aspen, LLC, represented by Zone 4 Architects. PARCEL ID: 2737-182-12-003. 602 E.Hyman HPC Reso# Series of 2014 Page 1 of 7 P28 ADDRESS: 602 E Hyman Avenue, Lot K&L, Block 99, City and Townsite of Aspen, CO. ZONING: C-1, Commercial. FINAL • OR DEVELOPMENT DESIGN REVIEW A list of the relevant HPC design guidelines is attached as "Exhibit A." This project is subject to review under the Commercial, Lodging and Historic District Design Objectives and Guidelines along with relevant preservation guidelines within the City of Aspen Historic Preservation Guidelines. Relatively few guidelines apply to the scope of work. During the amendment review in September, the applicant was able to resolve several outstanding design issues that HPC required to be restudied when Conceptual approval was originally granted. Items left on the table for Final review included the size of the southwestern deck, screening for mechanical equipment, and more detailed information regarding the proposed planter boxes and landscaping. Final review also requires approval of lighting, fenestration and selection of new materials. Deck The applicant proposes to modify a non-historic deck on the southwest corner of the building. At the September review, there was concern that the deck revision overlapped with features of the historic building too much. This has been resolved by avoiding any direction.connection to existing eaves. The location of the stair to the deck has been changed to expose more of the southwest corner of the building to view. The deck railing is proposed to be glass. Staff finds that the revised deck meets the guidelines and is an improvement over the existing condition in terms of impact on the original building. Mechanical equipment The applicant has provided a roof plan identifying the location of all mechanical equipment and vents. These elements are relatively consolidated and set back from the street-facing facades, which minimizes their visibility. Staff finds that the mechanical plan meets the design guidelines. Landscaping The applicant has provided a detailed landscape design which also addresses concerns such as stormwater management and accessibility. Staff finds that the courtyards have been designed in a way that will encourage them to be used. The existing fencing on the site has been determined to not be original, and the proposed new contemporary fence provides screening without interfering with the visibility of the building. 602 E. Hyman HPC Reso#_, Series of 2014 Page 2 of 7 P29 Lighting Minimal lighting is proposed on the building and in the courtyard areas. Staff finds that the fixtures meet the design guidelines and are in keeping with the building design and features. Fenestration There is very little documentation of this building to help identify which features date to the Brickham design and which have been modified. With regard to windows and doors, staff recommends that the proposed new windows on the east and west sides of the front most element of the building been preserved as-is, without new units as proposed, based on the 1975 photograph shown on page 1 of this memo. (The east facing windows on the southwest deck are acceptable since this area has clearly been remodeled in the past.) In addition, staff does not support the proposal to change three windows on the southeast courtyard into doors, can be proven that the windows are not original. There are already two doors that access the courtyard. The design guidelines in question are 3.2 and 3.3. New Materials The applicant has designed the new addition to be distinct from the original structure, but compatible. The HPC may: ® approve the application, • approve the application with conditions, • disapprove the application, or ® continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. STAFF RECOMMENDATION: Staff finds this project to be very well designed and clearly explained. Staff recommends that HPC approve Final Major Development and Commercial Design review with the following conditions: 1. Do not modify the windows on the east and west sides of the front most element of the building, with the exception of the deck area. Retain existing windows based on the 1975 photograph of this property shown in this memo. 2. Through HPC Resolution #5, Series of 2013, HPC accepted the proposed utility/trash/recycling area, with that condition that it be designed to allow the dumpster to be turned parallel to the alley for emptying (this at the request of the 602 E.Hyman HPC Reso 4, Series of 2014 Page 3 of 7 P30 Environmental Health Department.) This has been accomplished and the applicant has also committed to attaching the dumpster and recycling bins to be to the fence to prevent wildlife from knocking them over. 3. Through HPC Resolution #5, Series of 2013, and City Council Ordinance #10, Series of 2013, the on-site parking requirement and cash-in-lieu fee for three parking spaces otherwise required by the redevelopment application has been waived. 4. The Commercial Space represented on the second floor and illustrated in Exhibit A to the Resolution is not permitted to be used as residential space without a Land Use approval to convert.the use. 5. The Land Use entitlements granted herein shall be vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, including Final Major Development and Commercial Design Reviews by the HPC, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 602 E Hyman Avenue, Lot K&L, Block 99, City and Townsite of Aspen, CO. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights 602 E. Hyman HPC Reso 4,Series of 2014 Page 4of7 P31 shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. EXHIBITS: Resolution#_, Series of 2014 Exhibit A: Design Guidelines Exhibit B: Application "Exhibit A: Relevant UPC Design Guidelines for 602 E. Hyman, Final Review" 3.2 Preserve the position, number and arrangement of historic windows in a building wall. ❑ Enclosing a historic window opening in a key character-defining facade is inappropriate, as is adding a new window opening. This is especially important on primary facades where the historic ratio of solid-to-void is a character-defining feature. ❑ Greater flexibility in installing new windows may be considered on rear walls. ❑ Do not reduce an original opening to accommodate a smaller window or door or increase it to receive a larger window on primary facades. 3.3 Preserve the historic ratio of window openings to solid wall on a facade. ❑ Significantly increasing the amount of glass on a character-defining facade will negatively affect the integrity of a structure. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. ❑ A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. ❑ An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. ❑ An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. ❑ An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. ❑ An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. ❑ A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 602 E.Hyman HPC Reso#_,Series of 2014 Page 5 of 7 P32 10.10 Design an addition to. a historic structure such that it will not destroy or obscure historically important architectural features. ❑ For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 10.11 On a new addition, use exterior materials that are compatible with the historic materials of the primary building. ❑ The new materials should be either similar or subordinate to the original materials. Commercial Design Guidelines: 1.45 The roofscape should be designed with the same design attention as the secondary elevations of the building. • Group and screen mechanical units from view. • Locate mechanical equipment to the rear of the roof area. • Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. • Use materials which complement the design of the building fagades. • Design roof garden areas to be unobtrusive from the street. • Use 'green roof design best practice, where feasible. 1.46 High quality, durable materials should be employed. • The palette of materials should be specified, including samples of materials as required. 1.47 Building materials should have these features: • Convey the quality and range of materials seen traditionally • Reduce the perceived scale of the building and enhance visual interest of the facade • Convey a human scale • Have proven durability and weathering characteristics within Aspen's climate 1.51 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. • The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. • All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. • Unshielded, high intensity light sources and those which direct light upward will not be permitted. • Shield lighting associated with service areas, parking lots and parking structures. 602 E. Hyman HPC Reso#_, Series of 2014 Page 6 of 7 P33 ❑ Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. ❑ Do not wash an entire building facade in light. ❑ Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. ❑ Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.8 Minimize the visual impact of light spill from a building. • Prevent glare onto adjacent properties by using shielded and focused light sources that direct light onto the ground. The use of downlights, with the bulb fully enclosed within the shade, or step lights which direct light only on to walkways, is strongly encouraged. • Lighting shall be carefully located so as not to shine into residential living space, on or off the property or into public rights-of-way. 14.14 Minimize the visual impacts of service areas as seen from the street. ❑ When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. ❑ This includes locations for trash containers and loading docks. ❑ Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. . ❑ Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. ❑ Screen ground-mounted units with fences, stone walls or hedges. ❑ A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. ❑ Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. ❑ Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. 14.16 Locate standpipes, meters and other service equipment such that they will not damage historic facade materials. ❑ Cutting channels into historic facade materials damages the historic build_ing fabric and is inappropriate. Do not locate equipment on the front facade. ❑ If a channel must be cut, either locate it on a secondary facade, or place it low on the wall. 602 E.Hyman HPC Reso# Series of 2014 Page 7 of 7 EXHIBIT-- r �.. AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: `i 11� �f" 1%M" AyQ ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: o► vaI ,20Z STATE OF COLORADO ) ss. County of Pitkin ) r \r '(')name,please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) / days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing on the o? day of �eca�+..�h� , 20 V!>, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested,to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or teat amendment. Whenever the official zoning district map is in any way to be char_gec or amended incidental to or as part of a general revision of this Title, or where-1,0:-the text of this Title is to be amended, whether such revision be made by repeat of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description o%, and the notice to and listing of names and addresses of owners of real property n the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during aii business hours for fifteen (15) days prior to the public hearing on such amen, enLs. Signature The foregoing o Notice" was acknowledged before nee this3r� day of 20 by BARBARA J D'AUTRECHY NOTARY PUBLIC WITNESS MY HAND AND OFFICIAL SEAL STATE OF COLORADO NOTARY ID 0 20074042887 MY COMMISSION EXPIRES JUNE 11 2017 My commission exnnres_ Notary Public TACHMENTS AS APPLICABLE. • COPY OF'p.�-'1 a UBLIC4 ZION • PHOTOGR4 d OF THE POSTED NOTICE(SIGN) • LIST OF TH-E DOWNERS AND GOVERNME_1VTAL AGENCIES NOTICED BYAMIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUl-kZ-D- 3'CR.S. 24--65.5•-143..3 d„ p 14 r $'3 c� 6' j a e t o�■m���r:��� e e e ■ • • • • W oil fal . ri � �� �p ld��l�lil■ MIN, 91 1181,10"wo 41, - . - .. ��■I Ali ■ �) � ��-- ° Im it 11 iti, "I I Mimi R a — �I J.d!�' f _ — ,j�j�: Boom ON III _ ■���I jI - --- =- - == -= _ =--- -r-=-= = - - - =- - - ---== --- - -- --- - -�-- - --_ _ m- --- o © © o 0 0 0 o Q T T TT T T T T T T D E T F m /. •r r r _ • No arewo.woowo '� N o Lei 4 r r r W _ [� EXISTING EAST ELEVATION EXISTING SOUTH ELEVATION o UN a � a Q Q Q Q Q � _ Tw ., <.. r r `0 / / oanwiNC Once t2�ta um ME M 4 '/'.O. ,�,noo ao / // ❑ r w.rza. E%IE'G ELEVnTONS Eocc oa rnovran s +rnbaErxu F—�6 PROPOSED EAST ELEVATION 73-1 PROPOSED SOUTH ELEVATION A3.1 T T TT T T T T T T T . ... ...... U I=.. ....... / - w-f Q �m r 10, r r r o wrzw r N — , a r r n W a Fi EXISTING EAST ELEVATION � EXISTING SOUTH ELEVATION t„Ewoa.w � z U � a U) Q Q Q p Q Q � - o � D E F I I I I uR,N/,1�9 eM 12V9 r DRA ING-E:12/19 a /.. O 17 "° wI"s'°r / // / uxrrn.or EXIEPIOfl ELEVATIONS am tort oa worEwn rm ,cnavExx 0 PROPOSED EAST ELEVATION F-3-1 PROPOSED SOUTH ELEVATION(OPTION 2) T T TT T T T T T T D E T u !- [MN •� ik _ `�S m r u _ r / aoa.a r N rr v1 cruwA s-,vitpA / / r h . mW m �i EXISTING EAST ELEVATION 0 EXISTING SOUTH ELEVATION o UN Q Q Q Q Q T o Q D E F i i i i it it 0 0 0 i �3 I DR-11GD-E,12/14 /•.Ol b. I s rr000a / �/ / w E RIOR—A=I 000�y c Eoc�oa wocsan rix hn2PEax 0 PROPOSED EAST ELEVATION 0 A3.1 PROPOSED SOUTH ELEVATION(OPTION 3) NEEMW Al Y � EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE COD ADDRESS OF P Y.fy�� 1 , Aspen, CO SCHEDULED PUBLIC HEARING DATE: � TAU a,4k-V 6 , 2014 v STATE OF COLORADO ) ) ss. County of Pitkin /) I, (,���jC� P( � (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: V Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing on the _ day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. JSiu The foregoing"Affidavit of Notice"was acknowledged before me this 2b day of 20j-�,by J,4e&l ii5Z- ) RE:602 E.HYMAN AvENUeEFINAL MAJOR WITNESS MY HAND AND OFFICIAL SEAL DEVELOPMENT AND COMMERCIAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing -)J I /'1 n will be held on Wednesday,January 6,public he at a My commission expires: ` L meeting to begin at 5:00 p.m.before the Aspen Historic Preservation Commission,Council Cham- bers,City Hall,130 S.Galena St.,Aspen,to con- sider an application submitted by EB Building As- pen,LLC,1601 Elm Street,Suite 4000,Dallas,TX, 75201,related to the pproperty located at 602 E y Hyman Avenue,Lot K&L,Block 99,City and Town- Notary Pub lc site of Aspen,CO. The applicant requests Final "" Major Development and Commercial Design ap- proval.The project involves an interior remodel,an addition at the rear of the building,and minor alter- ations to other facades and outdoor spaces on the property. For further information,contact Amy Si- mon at the City of Aspen Community Development Department,130 S.Galena St.,Aspen,CO,(970) 429.2756 or amy.simonRcityofaspen.com. ,TTACHMENTS AS APPLICABLE• $/Jay Mayn aChhaair,Aspen Historic Preservation Commis- U8LICATION Publish in The Aspen Times Weekly on December OF THE POSTED NOTICE (SIGN) 19.2013. [9800684] • LLS'1'uP'THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY CR.S. §24-65.5-103.3 ATTACHMENT 7 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: Go'Z X N11AO&J 1-Vir -,Aspen,CO SCHEDULED PUBLIC HEARING DATE: 4#t*J yfft 7 -12041 STATE OF COLORADO ) ss. County of Pitkin ) �001 W4J (name,please print) being or representing an Applicant to the City of Aspen, Colorado,hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen(15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department,which was made of suitable, waterproof materials,which was not less than twenty-two (22) inches wide and twenty-six(26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing and was continuously visible from the'30 day of 'CWIrL`*4 Sft , 20+_X,to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department,which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing,notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred(300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (continued on next page) Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended,whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. gnatur The foregoing"Affidavit of Notice"was ack owledged before me this 9.04tay of c.._,Wli_.._ , 204 3, by 6kA,1,-5 MATTHEW MOSCHET WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO My commission xpires: ©�. /to oZQ1 MY COMMISSION EXPIRES 02-1&2014 r . Not iK, ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE(SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL Easy Peel®Labels i ♦ Bend along line to I Q AVERY 5160 ; Use Avery®Template 51600 j Feed Paper �� expose Pop-up EdgeT"' j 1 204 SOUTH GALENA STREET LLC 308 HUNTER LLC 4 SKIERS LP SHERMAN&HOWARD LLC 490 WILLIAMS ST 1108 NORFLEET DR 201 N MILL ST#201 DENVER, CO 80218 NASHVILLE,TN 372201412 ASPEN, CO 81611 514 AH LLC 517 EAST HOPKINS AVENUE LLC 520 EAST COOPER PTNRS LLC 514 E HYMAN AVE 517 E HOPKINS AVE 402 MIDLAND PARK ASPEN, CO 81611 ASPEN, CO 81611 ASPEN,CO 81611 610 EAST HYMAN LLC 530 HOPKINS LLC C/O CHARLES CUNNIFFE 630 EAST HYMAN LLC 5301/2 E HOPKINS 532 E HOPKINS AVE 610 E HYMAN ASPEN, CO 81611 ASPEN, M AVE AV ASPEN, CO 81611 633 SPRING II LLC 635 5.HOPKINS LLC ALPINE BANK ASPEN 418 E COOPER AVE#207 532 E HOPKINS ATTN ERIN WIENCEK ASPEN, CO 81611 ASPEN, CO 81611 PO BOX 10000 GLENWOOD SPRINGS, CO 81602 ASPEN ART MUSEUM ASPEN BLOCK 99 LLC ASPEN CORE VENTURES LLC 590 N MILL ST 532 E HOPKINS AVE 418 E COOPER AVE#207 ASPEN,CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN PLAZA LLC AUSTIN LAWRENCE CONNER LLC AVP PROPERTIES LLC PO BOX 1709 532 E HOPKINS AVE 630 E HYMAN AVE#25 C/O STEVE MARCUS ASPEN, CO 81611 ASPEN, CO 81611 ASPEN,CO 81612 BASS CAHN 601 LLC BATTLE GERALD LIVING TRUST BAUM ROBERT E PO BOX 4060 HIXON BURT LIVING TRUST PO BOX 1518 ASPEN, CO 81612 PO BOX 2847 STOCKBRIDGE, MA 01262 NEWPORT BEACH, CA 92659 BERN FAMILY ASPEN PROPERTY LLC BG SPRING LLC BIG HOPKINS LLC 65 FIRST NECK LN 300 S SPRING ST#202 421 N BEVERLY DR#300 SOUTHAMPTON, NY 11968 ASPEN, CO 81611 BEVERLY HILLS, CA 90210 BISCHOFF JOHN C BOOGIES BUILDING OF ASPEN LLC BORGIOTTI CLAUDIO 502 S VIA GOLONDRINA C/O LEONARD WEINGLASS 10509 HUNTING CREST LN TUCSON,AZ 85716-5843 534 E COOPER AVE VIENNA,VA 22192 ASPEN, CO 81611 BPOE ASPEN LODGE#224 CHATEAU ASPEN CONDO ASSOC CHATEAU ASPEN UNIT 21-A LLC 210 S GALENA ST#21 630 E COOPER AVE 421 ASPEN AIRPORT BUSINESS CTR ASPEN, CO 81611 ASPEN, CO 81611 STE G ASPEN, CO 816113551 Easy Peel®Labels i ♦ Bend along line to I Q AVERY®51600 'r Use Avery®Template 51600 j Feed Paper expose Pop-up EdgeTm CICUREL CARY CITY OF ASPEN ATTN FINANCE DEPT 2514 L 2615 N LAKEWOOD 2514 LAKE MEAD DR CHICAGO, IL 60614 130 S GALENA ST LAFAYETTE, CO 80026 ASPEN, CO 81611 COOPER STREET DEVELOPMENT LLC COX JAMES E LIVING TRUST DUNN JUDITH A REV LIV TRUST C/O PYRAMID PROPERTY ADVISORS 3284 SURMONT DR 8051 LOCKLIN LN 418 E COOPER AVE#207 LAFAYETTE, CA 94549 COMMERCE TOWNSHIP, MI 48382 ASPEN, CO 81611 EDGETTE JAMES J& PATRICIA ERGAS VENESSA BLAIR&CLAUDE EXELCEDAR INC 20% 19900 BEACH RD STE 801 PO BOX 4316 534 E HYMAN AVE JUPITER ISLAND, FL 33469 ASPEN, CO 81612 ASPEN, CO 81611 FERRY JAMES H III FITZGERALD FAMILY PARTNERSHIP LTD FURNGULF LLP BOX 166 C/O PITKIN COUNTY DRY GOODS LLC 616 E HYMAN AVE GLENCOE, IL 600220166 520 E COOPER ASPEN, CO 81611 ASPEN, CO 81611 GELD LLC GOFEN ETHEL CARO TRUSTEE GONE WEST LLC C/O LOWELL MEYER 455 CITY FRONT PLAZA 401 W CENTER PO BOX 1247 CHICAGO, IL 60611 SEARCY,AR 721451406 ASPEN, CO 81612-1247 GOODING SEAN A GROSFELD ASPEN PROP PART LLC HIMAN LLC 620 E HYMAN AVE#1 E 10880 WILSHIRE BLVD#2222 PO BOX 6159 ASPEN, CO 81611 LOS ANGELES, CA 90024 SWANBOURNE WA 6010 AUSTRALIA, HOPKINS DEV LLC HORSEFINS LLC HUNTER PLAZA ASSOCIATES LLP 345 PARK AVE 33RD FLR 601 E HOPKINS AVE 602 E COOPER#202 NEW YORK, NY 10154 ASPEN, CO 81611 ASPEN, CO 81611 JARDEN CORPORATION JENNE LLP JOSHUA&GO REAL ESTATE HOLDINGS 2381 EXECUTIVE CENTER DR 1510 WINDSOR RD LLC BOCA RATON, FL 33431 AUSTIN,TX 77402 300 S HUNTER ST ASPEN, CO 81611 JOYCE EDWARD LCT LP TENNESSEE LIMITED PARTNERSHIP PO BOX TAR LLC 1310 RITCHIE CT PO BOX 101444 PO BOX 7755 CHICAGO, IL 60610 NASHVILLE,TN 37224-1444 ASPEN,CO 81612 M CUBED HOLDINGS LLC MALLARD ENTERPRISES LP MARTELL BARBARA PO BOX 9667 317 SIDNEY BAKER S#400 702 E HYMAN AVE ASPEN, CO 81612 KERRVILLE,TX 78028 ASPEN, CO 81611 Easy Peel®Labels ♦ Bend along line to I o gVERY�5160® ; Use Avery®Template 51600 j Feed Paper �'� expose Pop-up EdgeTM j 1 MATTHEWS ZACHARY MCMURRAY WILLIAM&HELEN MORRIS ROBERT P PO BOX 10582 29 MIDDLE HEAP RD 600 E HOPKINS AVE STE 304 ASPEN, CO 81612 MOSMAN NSW 2088 ASPEN, CO 81611 AUSTRALIA, MYSKO ASPEN HOLDINGS NIELSON COL STEVE&CAROL D NONNIE LLC 615 E HOPKINS AVE 501 S FAIRFAX PO BOX 565 ASPEN, CO 81611 ALEXANDRIA,VA 22314 ASPEN, CO 81612 OBERHOLTZER JORDAN OLITSKY TAMAR&STEPHEN P&L PROPERTIES LLC PO BOX 10582 PO BOX 514 101 S 3RD ST#360 ASPEN, CO 81612 GWYNEDD VALLEY, PA 19437 GRAND JUNCTION, CO 81501 PITKIN CENTER CONDO OWNERS PITKIN COUNTY BANK 80% ASSOC QTIP MARITAL TRUST 1/2, AS W NORTH ST 534 E HYMAN AVE 40 E 80TH ST#PH 26A ASPEN, CO HST ASPEN, CO 81611 NEW YORK, NY 10075 REUSS LIGHT LLC REVOLUTION PARTNERS LLC ROTHBLUM PHILIP 1/2 PO BOX 5000 PO BOX 1247 40 E 80TH ST#PH 26A SNOWMASS VILLAGE, CO 81615 ASPEN, CO 81612 NEW YORK, NY 10075 RUST TRUST RUTLEDGE REYNIE SCHNITZER KENNETH L&LISA L 9401 WILSHIRE BLVD#760 51 COUNTRY CLUB CIR 2100 MCKINNEY AVE#1760 BEVERLY HILLS, CA 90212 SEARCY,AR 72143 DALLAS,TX 75201 SEVEN CONTINENTS LLC SHUMATE ASPEN LLC SILVER DIP EQUITY VENTURE LLC 601 E HYMAN AVE 421 AABC#G 2100 MCKINNEY STE 1760 ASPEN, CO 81611 ASPEN, CO 81611 DALLAS,TX 75201 SJA ASSOCIATES LLC STERLING TRUST COMP STEWART TITLE CO 418 E COOPER AVE#207 2091 MANDEVILLE CYN RD PO BOX 669 ASPEN, CO 81611 LOS ANGELES, CA 90049 HOUSTON, TX 77001 SUITE 300 OFFICE LLC SUITE 300 OFFICE LLC TENNESSEE THREE 300 S SPRING ST#301 567 SAN NICOLAS DR PENTHOUSE PO BOX 101444 ASPEN, CO 81611 NEWPORT BEACH, CA 92660 NASHVILLE,TN 37224-1444 TENNESSEE THREE RENTALS THOMPSON ROSS&LYNETTE TOMKINS FAMILY TRUST C/O J H COBLE 1502 GREYSTONE DR 520 E COOPER AVE#209 5033 OLD HICKORY BLVD CARBONDALE, CO 81623 ASPEN,CO 81611 NASHVILLE,TN 37218-4020 7 y Easy Peel®Labels i ♦ Bend along line to AVERV@ 51600 Use Avery®Template 51600 Feed Paper expose Pop-up EdgeT^" j 1 TREUER CHRISTIN L VICTORIAN SQUARE LLC WAVO PROPERTIES LP 5455 LANDMARKL PL#814 418 E COOPER AVE#207 512 1/2 E GRAND AVE#200 GREENWOOD VILLAGE, CO 801111955 ASPEN, CO 81611 DES MOINES, IA 50309-1942 WEIDEL LAWRENCE W WF SWEARINGEN LLC WISE JOSEPH PO BOX 1007 450 CONWAY MANOR DR NW 1320 HODGES ST MONROE, GA 30655 ATLANTA, GA 30327 RALEIGH, NC 27604-1414 WM SNOWMASS LLC WOLF LAWRENCE G TRUSTEE WOODS FRANK J III 500 FIFTH AVE#2440 22750 WOODWARD AVE#204 51027 HWY 6&24 STE 100 NEW YORK, NY 10110 FERNDALE, MI 48220 GLENWOOD SPRINGS, CO 81601 WRIGHT CHRISTOPHER N YERAMIAN CHARLES REV TRUST 13 BRAMLEY RD PO BOX 12347 LONDON W10 6SP UK, ASPEN, CO 81612 ` w y„ 600E � � r•�/ � i R�f '` '� '� � �e� fir" r %ow z y;n. xi(gyp , 1r S-y s > - . L 5 ow __ wid RAMP €�� EXHIBIT.--. AFFIDAVIT OF PUBLIC NOTICE $ REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE COD ADD SS OF PROPERTY: 4a) F (12"Up , Aspen, CO SCHEDULED PUBLIC HEARING DATE: f5l) 20 STATE OF COLORADO ) ss. County of Pitkin ) i, �`J�A owo q (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: ✓/ Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which fonn was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing on the day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26,304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. snail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date"scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning snap shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. JSia2re The foregoing"Affidavit of Notice"was acknowledged beforee this 24'� day of >eze__ 6� , 20 >by � �iK� PUBUCNOTICE _ WITNESS MY HAND AND OFFICIAL SEAL RE: 420 E.COOPER AVENUE,FINAL MAJOR DEVELOPMENT AND FINAL COMMERCIAL DE- SIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing My commission expires: �� ��n will be held on Wednesday,January 8,2014,at a meeting to begin at o iss before the Aspen C Historic Preservation Commission,Council Cham- bers,City Hall,130 S.Galena St.,Aspen,to con- sider an application submitted by Red Onion In- vestors,Go Andrew Hecht,Garfield and Hecht,PC, r III �- 601 E.Hyman Avenue,Aspen,CO. The applicant Notary Public is represented by Poss Architecture and Planning and Stan Clauson Associates.The project affects the property located at 420 E.Cooper Avenue,Lots N,0 and P,Block 89,City and Townsite of Aspen, County of Pitkin, State of Colorado, PID #2737-182-16-061. The applicant proposes to de- molish,in part or in total,a 1950s era extension on the east side of the original Red Onion building. The replacement construction will be a three story building with commercial uses and one residential ATTACHMENTS AS APPLICABLE: unit on the second and third floors. For further in- formation,contact Sara Adams at the City of As- pen Community Development Department,130 S. PUBLICATION Galena St.,Aspen,CO,(970)429-2778,sara.ad- ams @cityofaspen.com. 7 OF THE POSTED NOTICE (SIGN) chat""AgPen Historio Preservation OWNERS AND GOVERNMENTAL AGENCIES NOTICED Commis- sion Publish in The Aspen Times Weekly on December 19,2013. [9800588' ERTIFICATION OF MINERAL ESTAE OWNERS NOTICE - � !11 1�Jrp3TIT'f v AS REQUIRED BY CR.S. §24-65.5-103.3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 420 E. Cooper Avenue ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: January 8 , 20 14 STATE OF COLORADO ) ) ss. County of Pitkin ) 1, Stan Clauson (name,please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. X Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen(15) days prior to the public hearing on the A�day of , 20C�5, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. X Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. . The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) X Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAS or PUDs that create more than one lot, new Planned Unit Developments, and new Specially Planned Areas, are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si re The foregoing"Affidavit of Notice"was acknowledged before me this M tday of D2ce.4,Iops, , 20_a, by G (avSe h WITNESS MY HAND AND OFFICIAL SEAL PATRICK S. RAWLEY My commission expires: 7 t 26 r NOTARY PUBLIC STATE OF COLORADO NOTARY ID#19994012259 My Commission Expires July 26,2016 Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. X24-65.5-103.3 PUBLIC NOTICE RE: 420 E. COOPER AVENUE, FINAL MAJOR DEVELOPMENT AND FINAL COMMERCIAL DESIGN REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, January 8,2014, at a meeting to begin at 5:00 p.m. before the Aspen Historic Preservation Commission, Council Chambers, City Hall, 130 S. Galena St., Aspen, to consider an application submitted by Red Onion Investors, c/o Andrew Hecht, Garfield and Hecht, PC, 601 E. Hyman Avenue, Aspen, CO. The applicant is represented by Poss Architecture and Planning and Stan Clauson Associates. The project affects the-property located at 420 E. Cooper Avenue, Lots N, O and P, Block 89, City and Townsite of Aspen, County of Pitkin, State of Colorado, PID #2737-182-16-061. The applicant proposes to demolish, in part or in total, a 1950s era extension on the east side of the original Red Onion building. The replacement construction will be a three story building with commercial uses and one residential unit on the second and third floors. For further information, contact Sara Adams at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970)429-2778, sara.adams @cityofaspen.com. s/Jay Maytin Chair,Aspen Historic Preservation Commission Published in the Aspen Times on December 19,2013 City of Aspen Account s PUB_LTC DATE: Wed., 8_January_2 TIME: 5 pm PLACE: Basement of City H 130 S _Galena St., Armen PURPOSE: The Historic Preservation Commission shall consider a ` application submitted by Red Onion Investors, represented by Poss Architecture & Planning and Stan Clauson Assoc,, to partially demolish the one story east side of the Red Onion building and build a three story building with commercial space and 1 residence. FOR FURTHER INFORMATION,CONTACT ASPEN PLANNING DEPARTMENT, 130 SOUTH GALENA,ASPEN CO(970)920-5090 ,+ I ���STAtI CL40SON ASSOCIATESitic ❑���� W316 21 107 9 220 205 Lp{ $15 0 55 110 �� 20f z2a, 411 i i- 1 W Feet 2i9 S 230 .211 This map/drawing/image is a graphical representation of the features depicted and is not a legal representation. The accuracy may change depending on the enlargement or reduction. 400 Copyright 2013 Aspen/Pitkin GIS 213 217 1211320132:04:01 PM C:IGISvempOed 3\300ft RedOnionUnitl—d . 400 I 510 219 514 ...� i 320 221 06 41r414116 426 428 4..0 tl (_J 4 420 �' F- GaficWS z E HYMAN AVE w J 433 401 407 409 413 415 419 431 U) 501 505 . 301 - g3.5 303 517 521� 305 Ilk 302 1 304 307 307 308 30 309 308 F- 07 Of W 312 I � U 1314 315 j Q :114 = Z 316 31t318 0 11 4141618 -1..43.34 320 520 534 320 400 408 420 422 424 -1 _ i SOG :OS E COOPER AVE x- 401 405 419 429 433 525 52f531 53:5";:. 447 4C2 404 4C -low 1 406 406 1' 409 1 450 520 NV U) Cn - J 420 S10 516 jowl . J U) E DURANTAVE STAN CLAUSON ASSOCIATES ING I landscape architecture. planning. resort design 412 North Mill Street Aspen, Colorado 81611 t.970/925-2323 f.970/92o 1628 info@scaplanning.com www.scaptanning.com December 2013 Ms. Sara Adams City of Aspen Community Development Department 130 S. Galena Street, 3rd Floor Aspen, CO 81611 Re: 420 E. Cooper Avenue / Research of Mineral Estate Owners Dear Sara: On behalf of our clients, Red Onion Investors, LLC, and in connection with the application for HPC Final Commercial Design Review and Major Development for the property located at 420 E. Cooper, we have performed the public notice requirements as required by Sec. 26.304.060(E) of the City of Aspen Land Use Code. Among the requirements contained in Sec. 26.304.060(E) is the requirement to notify affected mineral estate owners by certified mailing at least fifteen (15) days prior to the date of the public hearing. Stan Clauson Associates, Inc. has researched the existence of mining claims or possession deeds dating to the late 19th century with the Pitkin County Clerk and Recorder's records (the "Public Records") and using the Title Policy issued by Lawyers Title Insurance Corporation, case number PCT21730L, issued to Onion Ventures Il, LLC. A review of the Public Records does not identify any Mineral Deeds or Mining Deeds relating to the property. This letter is submitted to you to confirm our good-faith attempts to locate a list of mineral estate owners. Please call me with any questions. Vat y yo s, Signed before me this 19th day of December, 2013 by Stan Clauson. WITNESS MY HAND AND OFFIC L SEAL S AICP, ASLA MY COMMISSION EXPIRES: '7 2 C. .201 b STAN CLAUSON ASSOCIATES, INC. Q-r R i c-K- S . t24,(,✓ C_E,/ Notary Public Notary Public's Signature II PATRICK S, RAWLEY NOTARY PUBLIC STATE OF Cr)L.ORADO NOTARY ID#)9094012259 MY Commission Expires JUlY 26,2016 I I Easy Peel®Labels i ♦ r Bend along line to i AVERY 5960® 11 Use Avery®Template 51600 j Feed Paper■� expose Pop-up EdgeTM j j 305-7 MILL STREET LLC 4 SKIERS LP 400 EAST HYMAN LLC 412 N PAULINA 1108 NORFLEET DR 121 S GALENA ST#203 CHICAGO, IL 60622 NASHVILLE,TN 372201412 ASPEN,CO 81611 400 HYMAN LLC 400 HYMAN LLC 407 HYMAN LLC 5454 CR 346 6829 QUEENFERRY CIR 416 MOORE DR SILT,CO 81652 BOCA RATON,FL 33496 ASPEN,CO 81611 409 EAST HYMAN LLC 1/2 434 EAST COOPER AVENUE LLC 450 SOUTH GALENA ST INVESTORS LLC 63 FOX PROWL 2001 N HALSTED STE 304 450 S GALENA ST#202 CARBONDALE,CO 81623 CHICAGO, IL 60614 ASPEN,CO 81611 520 EAST COOPER PTNRS LLC AGRUSA LISA ANN AP RT 29 LLC 402 MIDLAND PARK 4761 W BAY BLVD#1704 418 E COOPER AVE#207 ASPEN,CO 81611 ESTERO,FL 33928 ASPEN,CO 81611 ASPEN CORE VENTURES LLC ASPEN GROVE ASSOCIATES LLP ASPEN RETREAT LLC 418 E COOPER AVE#207 51027 HWY 6&24#100 6536 E GAINSBOROUGH ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81601 SCOTTSDALE,AZ 85251 AVH ONION VENTURES II LLC 8.208 BARNETT-FYRWALD HOLDINGS INC BLACK HAWK ASPEN LLC 601 E HYMAN AVE 2222 COTTONDALE LN#200 ROECLIFFE COTTAGE JOE MOORES LN ASPEN,CO 81611 LITTLE ROCK,AR 722022017 WOODHOUSE EAVES LEICESTERSHIRE LE12 8TF ENGLAND, BOUNTY LLC BPOE ASPEN LODGE#224 CARLSON BRUCE E TRUST 413 E HYMAN AVE 210 S GALENA ST#21 PO BOX 3587 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81612 CHARLiES COW COMPANY LLC CHISHOLM REVOCABLE TRUST CITY OF ASPEN 315 E HYMAN AVE 3725 N GRANDVIEW DR ATTN FINANCE DEPT ASPEN,CO 81611 FLAGSTAFF,AZ 86004-1603 130 S GALENA ST ASPEN,CO 81611 COASTAL MOUNTAIN INVESTMENTS COASTAL MTN PROPERTIES LLC COLBY FROST LLC 1/2 LLC 2639 MC CORMICK DR 1806 OURAY RD 2519 N MCMULLEN BOOTH RD#510-307 CLEARWATER,FL 33759 GLENWOOD SPRINGS,CO 81601 CLEARWATER,FL 33761 COOPER STREET COMPANY COOPER STREET DEVELOPMENT LLC COTTONWOOD VENTURES I LLC 418 601 E HYMAN AVE PYRAMID PROPERTY ADVISORS 419 E HYMAN AVE ASPEN,CO 81611 418E COOPER AVE#207 ASPEN,CO 81611 ASPEN,CO 81611 Nquettes faciles i;peter ; ♦` Repliez a la hachure afln de; ( l rO(13 www.averycom Sens de Utilisez le gabarit AVERY®51601D chargement reveler le rebord Pop•upTM j 1-800-GO-AVERY Ti AIGAV-09.008-t wldn-dod p.togaa al a919A91 luawa5aep f 00M OAMAV i!aegef al xaslIgn ' WM JDAg�MMM 'a ulle am 3e a za day ap suas � = P 4 N I� II i aalad a salpe}saganbl 13 COTTONWOOD VENTURES II LLC COX JAMES E LIVING TRUST DCGB LLC ATTN JANA FREDERICK ATT GIORGIO RIGHETTI CFO DR LAFAYETTETTE 300 CRESCENT CT STE 850 3284 , T CA 94 94 549 610 WEST 52 ST DALLAS,TX 75201 NEW YORK,NY 10019 DEXTER ASPEN LLC DOLE MARGARET M DUVIKE INC 1417 W 10TH ST 400 E HYMAN AVE#302 C/O AERSCAPE LTD AUSTIN,TX 78703 ASPEN,CO 816111989 230 S MILL ST ASPEN,CO 81611 F&M VENTURES LLC FITZGERALD FAMILY PARTNERSHIP LTD FOOTLOOSE MOCCASIN MAKERS INC C/O MORRIS&FYRWALD RE C/O PITKIN COUNTY DRY GOODS LLC C/O MANUEL GOUVEIA 415 E HYMAN AVE 520 E COOPER 44 SILVERADO CT. ASPEN,CO 81611 ASPEN,CO 81611 CANON CITY,CO 81212 FORD ANN MICHIE G&K LAND CO LLC GALENA COOPER LLC 216 WAPITI WAY 140 PITKIN MESA DR 601 E HYMAN BASALT,CO 81621 ASPEN,CO 81611 ASPEN,CO 81811 GECMC 2007 Cl PARAGON BUILDING GERARDOT J REVOCABLE TRUST GONE WEST LLC LLC 5526 HOPKINTON DR 401 W CENTER 230 PARK AVE 12TH FL FORT WAYNE, IN 46804 SEARCY,AR 721451406 NEW YORK,NY 10169 GORDON DAVID F&LETICIA LLC GORSUCH COOPER LLC GRIFFITH LARRY R C/O JOE RACZAK/NORTH OF NELL MGT 263 E GORE CREEK DR 19794 ESCADA CT 555 E DURANT VAIL,CO 81657 REDDING, CA 96003 ASPEN,CO 81611 GUIDOS SWISS INN LLC HAMMER DRU RESIDENTIAL TRUST HOPPES DIANA 23655 TWO RIVERS RD 2828 HOOD ST#1602 5400 VERNON AVE#106 BASALT,CO 81621 DALLAS,TX 75219 EDINA,MN 55436 HORSE ISLAND LLC HUDSON KAREN DAY HYMAN MALL COMMERCIAL CONDOS 300 CRESCENT CT STE#850 409 E COOPER AVE LLC DALLAS,TX 75201 ASPEN,CO 81611 PO BOX 1028 ASPEN,CO 81612 INDEPENDENCE PARTNERS INDEPENDENCE SQUARE UNITS LLC INDY UNIT 312 LLC 602 E COOPER AVE#202 400 E MAIN ST#2 PO BOX 11627 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81612 JENNE LLP K&W PROPERTIES INC KANTZER TAYLOR M FAM TRST#1 1510 WINDSOR RD 728 W CANAL ST 216 SEVENTEENTH ST AUSTIN,TX 77402 NEW SMYRNA BEACH, FL 32168 MANHATTAN BEACH,CA 90266 T T wjaBp3 dn•dod asodxa aadad paaj Z r 09LS a;eldwal ti ® anb asR 00965®AU�►'b o}aull Boole puag V i r f�3 pslage-1 @109d (sea T Aa3AV•09.0081 wLdn-dod PJogaa al a819Aga ivawabjeq� f ®0969 o k'dgAV Wege6 al zasmin wovAmAe'MMM 'ap ulle aan 4 4 g 3e za da ap sues I� II 8 .,� � waled a salpe}sauanblja KAUFMAN GIDEON i LCT LP C/O KAUFMAN&PETERSON KEENS KAREN M TENNESSEE LIMITED PARTNERSHIP 1700 315 E HYMAN AVE#305 DEN ER,CO 02 2 PO BOX 101444 ASPEN,CO 81611 DENVER,CO 80202 NASHVILLE,TN 37224-1444 LEFFERS JEFFREY J TRUSTEE LINDNER ERIKA L REV TRUST 50% LOMA ALTA CORPORATION 5526 HOPKINTON DR 66966 TEN PEAKS CT PO BOX 886 FORT WAYNE, IN 46804 BEND,OR 97701-9277 LANCASTER,TX 75146-0886 LYSTER BARBARA MAIERSPERGER RENELL MARCUS DURANT GALENA LLC 37 OCEAN HTS DR 404 S GALENA C/O STEPHEN J MARCUS NEWPORT COAST, CA 92657 ASPEN,CO 81611 PO BOX 1709 ASPEN,CO 81612 MCDONALDS CORPORATION 05/152 MEYER BUSINESS BUILDING LLC MORRIS ROBERT P PAUL NELSON 23655 TWO RIVERS RD 600 E HOPKINS AVE STE 304 142 TANAGER DR BASALT,CO 81621 ASPEN,CO 81611 GLENWOOD SPRINGS,CO 81601 MTN ENTERPRISES 80B NH ONION VENTURES II LLC 16.918% P&L PROPERTIES LLC CIO HILLIS OF SNOWMASS 601 E HYMAN AVE 101 S 3RD ST#360 PO BOX 5739 ASPEN,CO 81611 GRAND JUNCTION,CO 81501 EAGLE,CO 816315739 PARAGON PENTHOUSE LLC PEYTON MARI RANKMORE KEVIN L&JASMINE 9950 SANTA MONICA BLVD 409 E COOPER 94 PO BOX 168 BEVERLY HILLS,CA 90212 ASPEN,CO 81611 WELLINGTON NSW 2820 AUSTRALIA, RED ONION INVESTORS LLC 65.784% RG ONION VENTURES II LLC 6.9% RONCHETTO LYNN A 418 E COOPER ST#207 601 E HYMAN AVE 320 E 42ND ST#101 ASPEN,CO 81611 ASPEN,CO 81611 NEW YORK,NY 10017 ROSS BARBARA REVOCABLE TRUST ROSS ROGER A REVOCABLE TRUST RUTLEDGE REYNIE PO BOX 594 4720 WAILAPA RD 51 COUNTRY CLUB CIR HANALEI,HI 96714 KILAUEA, HI 96754 SEARCY,AR 72143 SCHROEDER FAMILY TRUST SCHULTZE DANIEL G SEVEN CONTINENTS LLC 4 GREENWOOD CT 404 S GALENA ST#210 601 E HYMAN AVE ORINDA,CA 94563 ASPEN,CO 81611 ASPEN,CO 81611 SH ONION VENTURES II LLC 2.19% SILVER SLAM COMMERCIAL LLC STEPHENS ROSS DAVID 601 E HYMAN AVE C/O RELATED COMPANIES/JEFF BLAU 1337 B DANIELSON RD ASPEN,CO 81611 60 COLUMBUS CIR SANTA BARBARA,CA 93108 NEW YORK,NY 10023 T ®0965 O�171 ,b ( ( wia6p3 do-dod esodxa ■��waded paa1 T I�f I,,(f3 ®0965 ajeldwgj GAjaAV as0 1 °;aup 6uo{e puag r slagel®laad Ase3 Easy Peet®Labels ! f i ♦ ® send along line to Use Avery(D Template 51600 % Feed Paper expose Pop-up EdgeTM i Z1918 OO'N3dSV 89K I•X08 Od dl AIIINVd SGOOM £oz99 ow 'Vlawnio0 wz as aAle wnIQVIS N 66Z 0/0 ONI 1N31N3JVNVw 0>11 Oil JNlalina Noma b3133HM D161,10£09 VI 'S3NIOw SK OOZ#3AV aNVIdO 3 Z11 Z69 di SFIIMEIdO2Id OAVM ,AVERY®51600 1 OZZ" Iw'31VGN2i3d 16969 OO'N3dSV t0#3AV a2iVMGOOM 09LZZ NVWAH 3 91£ 331Smi E)3ON38MVl-IOM Oil AIIWVd U3dSVO-3IMWOS U3133HM OZdti-91ZL£ Ni'3llIAHSVN GAIL AMON0IH a10££09 31800 H f 010 SIVINEW 33NH133SS3NN31 Etiquettes fadles-A peter ; A Utilisez le gabarit AVERY®5160® ` charneme g nt % LZ£0£ VE)'VINVIIV MN_ Zia_ NONVW AWN00 09t, Oil N3JNWV3MS 3M 1.1.91.8 OO'N3dSV ZOZ#U3d000 3 Z09 Oil S1N3w1S3ANl A311VA f'tii?l-i,ZZL£ NI'3111AHSVN tltib601 X08 Od BEIHHI 33SSEINN3i Repliez h la hachure afln de= rdvdler le rebord Pop-upTm £Z966 AN'83IS3HOON N8Vd OiJ.LMN 094 OOSSV Nl130N3M 1,1,919 OO'N3dSV 60Z#3AV 83d000 3 OZ9 ISn*di Aimv:j SNNINOI Z1£LZ ON`0808Silld as iS321>I002i 099Z 1 VHCNVS V S3WV('0213N3MS i www avery com , 1-800-GO-AVERY 1