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HomeMy WebLinkAboutagenda.hpc.20140625 ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING June 25,2014 CITY COUNCIL MEETING ROOM 130 S. GALENA ASPEN, COLORADO 4:50 SITE VISIT: 623 E. Hopkins (former location of Susie's) to review brick sample on site 5:00 INTRODUCTION A. Roll call B. Approval of minutes-May 28th and June 11th C. Public Comments D. Commission member comments E. Disclosure of conflict of interest(actual and apparent) F. Project Monitoring- 623 E. Hopkins, brick selection (10 minutes) G. Staff comments- HPC input on upcoming Community Development Department work program (20 minutes) H. Certificates of No Negative Effect issued I. Submit public notice for agenda items OLD BUSINESS A. 135 E. Cooper- Minor, Public Hearing continued from 4/9, continue again to 8/27 NEW BUSINESS 5.40 A. 400 E. Hyman Avenue- Minor HPC review and Commercial Design review, PUBLIC HEARING 6.00 B. 407 E. Hyman Avenue- Minor HPC review, Commercial Design review, and Public Amenity review, PUBLIC HEARING WORKSESSIONS A. None 7:00 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) Applicant rebuttal (5 minutes) Chairperson identifies the issues to be discussed(5 minutes) HPC discussion(15 minutes) Motion(5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. PROJECT MONITORING- Projects in bold are currently under construction. Jay Maytin 435 W.Main-AJCC 204 S.Galena 233 W.Hallam 507 Gillespie 1102 Waters 420 E.Cooper 420 E.Hyman Lift One Nora Berko 332 W.Main 1102 Waters 1006 E.Cooper 602 E.Hyman Sallie Golden 206 Lake 114 Neale 534 E.Hyman 517 E.Hyman(Little Annie's) 212 Lake Hotel Aspen 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 624 W.Francis 206 Lake 605 W.Bleeker Holden Marolt derrick 212 Lake John Whipple Aspen Core 208 E.Main 201 E.Hyman 420 E.Cooper 602 E.Hyman Hotel Aspen Jim DeFrancia 414 E.Hyman 420 E.Cooper M:\city\planning\hpc project monitoring\PROJECT MONITORING.doc 6/20/2014 s MEMORANDUM TO: Historic Preservation Commission FROM: Jessica Garrow,Long Range Planner Chris Bendon, Community Development Director MEETING DATE: June 25, 2014 RE: Community Development Department work program SUMMARY: Staff meets with City Council periodically to review the Community Development work program. In advance of that, staff is meeting with the Planning and Zoning Commission and Historic Preservation Commission to get feedback on their priorities. Staff requests that HPC members come to the June 25th meeting with one or two priority work program ideas to discuss. The top five will be forwarded to City Council. This memo outlines the major projects staff is currently working on. In addition to these projects, staff continues to work on regular work items, such as building permits and current caseload. In addition, staff met with the Planning & Zoning Commission on June 3`d on this issue. Their suggested work program ideas are listed at the end of the memo. CURRENT COMMUNITY DEVELOPMENT WORK PROGRAM ITEMS: Beyond the general planning services the city provides (processing land use applications, providing walk-in services, etc), community development staff is working on the following items. 1. Permit Process Change. The Community Development Department is working on a complete overhaul of the building permitting process, from initial pre-planning inquiries through the issuance of a CO. This also involves conversion to a new software system and digital plans review. This is a significant effort and involves all Community Development staff and multiple review agencies of the City. Efforts will be ongoing though the end of the year and possibly into 2015. Staff: All of Community Development. 2. Standardized zoning submission. As part of the new process improvements, staff is working on a standard digital format for all zoning reviews. Staff: Chris Bendon and Claude Salter. 3. Lodging Development. As part of AACP implementation and Council's Top Ten Goals, Council directed staff to study lodging and engage the lodging community in a discussion related to the future of our lodging product. A copy of all work completed to date is available online at: http://www.aspeppitkin.com/Departments/Community- Development/Planning-and-Zonin Long Range-Plannin0. The project is now at City 6.25.2014 HPC Meeting Page 1 of 4 Council for review and public hearings. Staff anticipates this project will continue through the summer and possibly into the fall. Staff: Jessica Garrow and Chris Bendon. 4. Business start-up web site. Staff is working with a web designer to install a web-based guide for new businesses. This will provide information and guidance on how to obtain a business license, sign permits, apply for building permits for physical improvements, and information on local business associations. The project includes a `responsive design' system that will enable all city and county web sites to automatically re-format to tablets and smart phones. Staff. Jim Pomeroy and Chris Bendon. 5. Rubey Park Remodel. Last year the City began a process to examine remodel options for Rubey Park. Based on the community and Council feedback, the project is moving into the design and land use review phase. The Transportation Department is heading this project, with a number of other city departments sitting on the core project team and assisting with public outreach, technical needs, etc. This phase of the project is anticipated to be complete in the fall. Community Development Staff Rep: Justin Barker. 6. Review and Update the SCI Zone District. In April 2013 City Council asked staff to begin work to address the Service/Commercial/Industrial (SCI) zone district. There are four (4) areas of the city in the zone district, each with a unique identity and set of businesses. The zone district lists very specific uses that are allowed (such as Type- setting and Laundromat), rather than using generalized uses (such as Commercial or Service uses). This has created a system that responsive to the inunediate needs of the community, allowing Council to hone-in on exactly the "right" uses. But, the uses quickly become dated and unresponsive to businesses that were not contemplated. Staff presented to Council during a work session in April. Since then, staff has had a brief follow-up discussion with representatives of the 465 Mill Street property. No direction or decisions were made. Staff will work with the owners of the Obermeyer Place project to determine if a rezoning of the SCI spaces within the project is an action the owners are interested in pursuing. Staff will do the same with the owners of the Mill Street Station (Clark's) property. This project is on-going and there is no estimated completion date at this time. Staff: Chris Bendon and Sara Nadolny. 7. Environmentally Sensitive Areas (ESA) Code Amendment. Staff is working on an update to the ESA chapter of the Land Use Code. This section requires a heightened review for any project located near our rivers and streams, within an established view plane, located near Hallam Lake, or located within 100 feet of the 8040 elevation line. This code amendment requires extensive work with other city departments and the development community, which has just begun. Staff anticipates the amendment will be ready for public hearings in late fall 2014. Staff Jessica Garrow. 8. Single-Family and Duplex Housing Mitigation. The project proposes to update the fee-in-lieu requirements for single-family and duplex development. The proposal also would eliminate the ADU option consistent with the AACP and previous Council and APCHA direction. The project relies on the not yet adopted fee-in-lieu methodology 6.25.2014 HPC Meeting Page 2 of 4 developed by the Housing Authority. While the basis for the fee would be new, the amount that an applicant would pay does not need to be the full fee stated in the Housing Guidelines. Staff has conducted some outreach on this item and is working with the consultant team to finalize the study. Staff anticipates the work will be presented to Council by the end of the year. Staff. Chris Bendon. 9. Update Public Noticing Requirements. City Council has expressed interest in updating the public noticing contents to enable the public to better understand land use projects that are before the City's review bodies. Public notices for all land use cases are posted on the property, published in the Aspen Times, and mailed to property owners with 300 feet of the subject property. Public notices already include contact information for the staff planner, so anyone receiving a mailed notice, or reading the posted or newspaper notice can contact the planner directly to ask questions. Staff is working to update the basic notice form that is mailed to all property owners with 300 feet of a proposed land use application to include a clear summary of the work proposed and how to comment. This is ongoing, and will also be incorporated into the software upgrades. Staff Jessica Garrow. 10. AspenVictorian Website. Historic Preservation staff is working on a website that is dedicated to Aspen's Victorian era properties. There is currently a website for the modern properties (http://www.aspenmod.com/), and this would be similar in format. Staff anticipates the website will be live in early August. Staff. Amy Guthrie, Sara Adams. 11. Lift One Restoration. The City is working with a consultant team to assess the preservation options for the historic Lift 1. This is the first phase of work, and the City will be applying for a state preservation grant to complete restoration work based on the options outlined in the assessment. This phase should be completed in September, but the overall project will last for 1-2 years. Staff. Sara Adams, Amy Guthrie. PLANNING & ZONING COMMISSION WORK PROGRAM IDEAS: The Planning and Zoning Commission proposed the following work program ideas. Their ideas generally focused on having conversations about particular policy issues that might ultimately become code amendments. 1. Discuss the establishment of overall limits that cannot be exceeded through a Planned Development process. Allow some flexibility,but potentially establish minimum thresholds an applicant must meet to request a PD. 5 votes) 2. Assess a"value"to community amenities or benefits that are provided or varied through a Planned Development(2 votes) 3. Discuss parking requirements (4 votes) 4. Discuss ways to encourage free-market multi-family housing that is "affordable" to working people. (5 votes) 6.25.2014 HPC Meeting Page 3 of 4 5. Amend vested rights section to require an applicant to apply under the current code if their amendment is a"significant" change to their vested approval. (4 votes) 6. Discuss house size limitations and subgrade calculations (2 votes) 7. Discuss potential changes to the multi-family replacement program. (No votes taken on this, as there will likely be amendments as part of the lodge incentive discussion, including updating location requirements,and potentially establishing a timeframe for effectiveness) 6.25.2014 HPC Meeting Page 4 of 4 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Amy Simon, Historic Preservation Officer FROM: Jonathan Hayden, Planning Intern RE: 400 E. Hyman Avenue (Tom Thumb Building) - Minor Development and Consolidated Commercial Design Standard Review DATE: June 25, 2014 SUMMARY: The applicant requests minor changes to the L-shaped building located at 400 E. Hyman Avenue. Built in 1981, it is a non-contributing building within the Commercial Core Historic District. The property contains 15 individually owned condominium units; 12 of which are commercial space and 3 of which are residential. HPC previously granted approval to make similar changes to the windows of the adjacent corner building on the same property. Staff recommends that HPC approve the request for Minor Development with conditions. APPLICANT: Ken Sack, 400 Hyman LLC, 5454 County Rd 346, Silt, CO 81652. PARCEL ID: 2737-073-43-001 through -005,2737-073-43-009 through -015, 2737-073- 43-706 through -708 and 2737-073- 43-801. Tom Thumb Building ADDRESS: 400 E. Hyman Avenue, Tom Thumb Building, Condominium Units A-101 through A-103, A-201, A-202, A-301 through A-304, B-101, 3 B-201, B-202, B-301, C-101, C-201, " •. '_ t C-301 and the Condo Association Common Area, Lots K and L and a portion of Lot M, Block 88, City and Townsite of Aspen, County of Pitkin, State of Colorado. J " y ZONE DISTRICT: CC, Commerciale Core. 3f r HPC is asked to grant Minor Legend , . . Development and Consolidated historic Cormmercial Design Standard Review. 1 400 E.Hyman Ave. (Tom Thumb) HPC Minor Development Staff Memo 6/25/2014 Staff applied both the Commercial, Lodging and Historic District Design Objective and Guidelines and the Historic Preservation Design Guidelines to the discussion. DISCUSSION: The following discussion addresses six proposed alterations: 1) changes to the fagade windows; 2) removal of the decorative column at the building's corner entryway; 3) outdoor lighting additions; 4) signage alterations; 5) addition of five condenser units to the rooftop's northeast corner ; and 6) construction of a railing between the rooftop access hatch and building edge. I. Window Changes: 400 E. Hyman Avenue comprises two buildings: a corner piece and an L- shaped building that surrounds the corner piece and is the subject of this review. The applicant proposes to replace the upper and lower level windows with larger storefront style windows. The window change is only proposed for the L-shaped building, which will bring it into conformity with the adjacent corner building that made similar window changes in 2012. The current configuration of smaller windows on the upper floors with storefront windows on the ground level attempt to relate to the hierarchy of spaces typically seen in the 19th century buildings in the historic district, however the success of this attempt is questionable in late-20th century buildings such as this. As described in the Commercial, Lodging and Historic District Design Objectives and Guidelines for the Commercial Core Historic District, "Fenestration on .upper floors is predominantly solid and void `hole in the wall' form and vertical in proportion, reflecting classical architectural proportions. There are, however, departures from this pattern which contribute to the rich diversity of the street(emphasis added)." _ '!LK Yk 1.. yi4$ i4. Photograph 1: 400 E.Hyman St.existing condition of Mill St.-facing fagade Z 4uu t.Nyman Ave. t i om 1 numb) HPC Minor Development Staff Memo 6/25/2014 Relevant Design Guidelines are below: 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. 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 fagade elements. 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. Staff Response: Staff is supportive of the proposed window change on both the upper and lower floors, and finds that bringing the street-facing portion of the L-shaped building into conformity with the street-facing corner building provides more cohesion on this popular corner of the pedestrian mall. The size and number of proposed windows meets the intent of Guideline 6.40 by providing repetition in building elements as a way to relate to the repetition in historic structures. The proposed alignment of the windows and horizontal emphasis meets Guideline 6.42. Staff finds that the increased window size on the lower level lightens up the building and places more emphasis on the storefront level. The windows on the upper floor do not meet Guideline 6.44, however staff finds that a departure from this standard is appropriate for this building and in line with the intent of Guidelines described above in italics. II. Column Removal: In addition to window renovations, the applicant proposes removing the large, decorative column at the southwest corner of the building. The column is currently positioned directly in front of the diagonally-oriented retail entrance facing the E. Hyman pedestrian mall. 3 400 E.Hyman Ave. (Tom Thumb) HPC Minor Development Staff Memo 6/25/2014 �V"� �z 5'> �, #" � _may•- ` Sri 1 {= in x Photograph 2: 400 E.Hyman St.retail entrance existing condition Relevant design guidelines are below: 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. Retail Entrance The close relationship between the level of the shop frontage and entrance with the public sidewalk is critical to a successful retail character. A new building should locate an entrance at sidewalk level. Elevated or sunken entrances should be avoided. 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 4 400 E.Hyman Ave. (Tom Thumb) HPC Minor Development Staff Memo 6/25/2014 Storefront Design The traditional storefront, where architectural display was frequently used to draw attention to retail goods display, remains an essential feature of the attractive and vibrant commercial center. The role and relationship of the traditional storefront can readily be interpreted through contemporary design. A new building shall be designed to express these principles. 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 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. Staff Recommendation: Staff is supportive of the proposed column removal on the first floor and finds that removing this design element—which essentially acts as a physical and visual barrier between pedestrians and the building entrance—would concentrate interest on the retail storefront. Removing this visual obstruction would be consistent with the intent of 6.51 to create a more transparent street-level frontage and draw attention to retail goods. In addition, the column's Corinthian design elements clash with the rest of the building's brick architecture, and eliminating this conflict would be consistent with the intent of 6.52. III. Outdoor Lighting: Associated with the proposed removal of the decorative column is the installation of lighting where the top of the column currently connects to the building corner. Applicant proposes eight (8) LED exterior downlights, to be mounted flush with the entryway's ceiling. The lights are to be relatively low intensity—putting out 628 lumens at 12 watts apiece—and will be directed toward the storefront entryway. The Land Use Code's section 26.575.150 governs outdoor lighting, and the following Historic Preservation Design Guideline also applies: 1.15 Minimize the visual impacts of site lighting. ❑ Site lighting should be shielded to avoid glare onto adjacent properties. Focus lighting on walks and entries, rather than up into trees and onto facade planes. Staff Recommendation: Staff is supportive of the proposed lighting additions, which fulfill Design Guideline 1.15 by focusing on the entryway, and are consistent with section 26.575.150's intent to "promote safety and security" and "reduce glaring and offensive light sources."The low wattage and lumen output of the fixtures also help "eliminate the escalation of nighttime light pollution" while conserving energy and "encouraging the use of improved technologies for lighting." 5 400 E.Hyman Ave.(Tom Thumb) HPC Minor Development Staff Memo 6/25/2014 IV. Signa2e: HPC does not typically review signage — it is usually an administrative review. The applicant proposes a cut out letter sign on the first story of the building on both the Mill and Hyman Street facades. The proposed sign will be pin-mounted and constructed of brushed stainless steel, with LED backlighting. A new black awning is also proposed above the first-floor storefront windows, with the"Van Cleef&Arpels"name printed in white. The proposed amount (square footage) of signage complies with the City of Aspen sign code, which allows for eight (8) square feet of signage: the proposed signage is just 3.078 square feet. Relevant Historic Preservation Design Guidelines are below: 14.25 Locate signs to be subordinate to the building design. • Signs should not obscure historic building details. • Small scale signs,mounted on the building are encouraged. • Free-standing signs should not be so large as to obscure the patterns of front facades and yards. 14.26 Sign materials should be similar to those used historically. • Painted wood and metal are appropriate. • Plastic and highly reflective materials are inappropriate. 14.27 Use signs to relate to other buildings on the street and to emphasize architectural features. • Position signs to emphasize established architectural elements. It is best to mount signs so they fit within"frames" created by components of the fagade design. • Pay particular attention to placing new signs on existing buildings when renovating. The signs should not obscure existing details. 14.29 Illuminate a sign such that it complements the overall composition of the site. • If signs are to be illuminated, use external sources. Light sources should be placed close to, and directed onto, the sign and shielded to minimize glare into the street or onto adjacent properties, and shall be very low wattage. If possible, integrate the lights into the sign bracket. Staff Recommendation: Staff is support ive of the proposed signage, as it complies with the City's sign code and is consistent with the intent of all relevant HP Design Guidelines. The sign's small scale, simple construction, and low-intensity backlighting serve to complement rather than dominate the existing retail frontage and architectural features. Only one halo lit sign is allowed per tenant, so the applicant must choose which sign to illuminate in this manner. V. Mechanical Equipment: The applicant proposes five new condenser units atop the building. The units are about 3'2" by 1' 3" in size, about 4'5" in height, and are located at the northeast corner of the building, furthest from the Hyman Avenue Mall and Mill Street. Pursuant to Chapter 26.575.020(F)(4)(e) of the Land Use Code, mechanical equipment may not exceed 6' in height as measured from the point at which the mechanical attaches to the roof. Mechanical is also required to be at least 15' back from street facing facades. 6 400 E.Hyman Ave. (Tom Thumb) HPC Minor Development Staff Memo 6/25/2014 Relevant Design Guidelines are below: 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. Staff Recommendation: Staff is supportive of the location and mass of the proposed condenser units. The proposed units are set back about 19 feet from the Hyman Avenue Mall, fulfilling the Land Use Code's 15-foot requirement. At only 4'5" in height, the units also conform to the City's 6' height restriction. Finally, the clustering of the five units in the northeast quadrant of the building's roof is consistent with the Design Guidelines' intent to minimize the visual impacts of the equipment. VI. Rooftop Railing: Finally, applicant proposes a rooftop railing at the far northwest corner of the building. The proposed railing will run east-west and provide a buffer between the existing rooftop access hatch and the edge of the building. The railing will be 3'6" high, well below the 5-foot maximum mandated by 26.575.020(F)(4)(e) of the Land Use Code. As it will be constructed of steel rails, it will be far more transparent than the 50% minimum required in the same section. Staff Recommendation: Staff supports the proposed rooftop railing, as it conforms with the requirements set forth in the Land Use Code. While rooftop railings are not specifically addressed in the Historic Preservation Design Guidelines, the railing's position set back as far as possible from the street-facing facade is consistent with more general guidelines that seek to minimize the visual impacts of non-historic features. Suggested Discussion Topics: 1) window changes 2) column removal 3) outdoor lighting 4) signage 5) mechanical equipment 7 400 E.Hyman Ave. (Tom Thumb) HPC Minor Development Staff Memo 6/25/2014 6) rooftop railing 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 HPC grant Minor Development approval for the property located at 400 E. Hyman Avenue, with the following condition: 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. Exhibits: Resolution# , Series of 2014 A. Application g 400 E.Hyman Ave. (Tom Thumb) HPC Minor Development Staff Memo 6/25/2014 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING MINOR DEVELOPMENT AND CONSOLIDATED COMMERCIAL DESIGN STANDARD REVIEW FOR 400 EAST HYMAN AVENUE, TOM THUMB CONDOMINIUMS, SPECIFICALLY UNITS B-101,B-201,B-202 AND B-301, BLOCK 881 CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION#_, SERIES OF 2014 PARCEL ID: 2737-073-43-009 through-012, WHEREAS, the applicant, Ken Sack of 400 Hyman LLC, represented by Louis Loria of Atmosphere Design Group, has requested Minor Development and Consolidated Commercial Design Review approval for 400 East Hyman Avenue, Tom Thumb Condominiums, Units B- 101, B-201, B-202 and B-301, Block 88, City and Townsite of Aspen; and WHEREAS, the property is located within the Commercial Core Historic District and is considered a non-contributing building; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Minor Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.0 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, for Consolidated Commercial Design Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to detennine the project's conformance with the City of Aspen Commercial, Lodging and Historic District Design Objectives and Guidelines per Section 26.412.040.A.2, 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 snake a decision to approve or deny; and WHEREAS, Jonathan Hayden, in his staff report dated June 25, 2014, performed an analysis of the application based on the standards, found that the review standards, the Commercial, Lodging and Historic District Design Objectives and Guidelines, and the City of Aspen Historic Preservation Design Guidelines are met with conditions; and HPC Resolution No. of 2014 400 East Hyrnan Ave. (Tom Thumb Building) Page 1 of 3 WHEREAS, during a duly noticed public hearing on June 25, 2014, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and approved the application by a vote of , with conditions. NOW, THEREFORE,BE IT RESOLVED: That HPC hereby approves Consolidated Commercial Design Review and Minor Development for the property located at 400 E. Hyman Avenue, Tom Thumb Building, Condominium, specifically Units B-101, B-201, B-202 and B-301, City and Townsite of Aspen, County of Pitkin, State of Colorado,with the following conditions: APPROVED BY THE COMMISSION at its regular meeting on the 25th day of June,2014. 1. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 2. The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void pen-nits). 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 fonn: 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: 400 East Hyman Avenue. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. HPC Resolution No._, Series of 2014 400 East Hyman Ave. (Tom Thumb Building) Page 2 of 3 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. Jay Maytin, Chair Approved as to Form: Debbie Quinn,Assistant City Attorney ATTEST: Kathy Strickland, Chief Deputy Clerk HPC Resolution No. of 2014 400 East Hyman Ave. (Tom Thumb Building) Page 3 of 3 . . � �� W� J� �� �� �� � �� � �� �� n mm �� ^� n xv m~ x� m~ �� vcs/ow oxvu" LLc June 3, 2O14 Sara Adams ]UN 4 2814 Aspen Historic Preservation City cfAspen [�'fY l�r /\`�'-N 130 South Galena Street Aspen, C{] O1611 Re: 4OO East Hyman Ave Tom Thumb Building—Van C|mof& Arpehe Dear Sara, The proposed project for the Tom Thumb Building at 400 East Hyman Ave (Units B1 01, B1 02, B202, B301) is to renovate the existing building for the placement of a new Van Cleef&Arpels luxury Jewelry shop, and a future store adjacent. Below is an outline corresponding to the City ofAspen Commercial Core Historic District. Design Objectives 1. The proposed project will maintain the existing retail use by upgrading to a luxury brand. 2. The proposed project will maintain the character ofthe existing building. 3. The scale nf the building will not change. The new windows will enhance the building's architectural scale and void tosolid ratio. 4. The building height will remain as in. 5. The outdoor public space will remain asis. 0. The storefront will expand slightly(Larger Windows on second floor). A new awning will be installed at the first floor level, and the awkward column at the corner shall be removed allowing for agrand entrance from the street. 7. The original character ofthe building will remain. Street& Alley Systems The existing Street Grid, Internal Walkways and Alleys will not be affected and will remain. Parking The existing Parking will remain as is. z*/ Lcx/wornw xvcwuc, woowr msco, NEW YORK ms4o rywz44.000 rywz44usvv * Wwvu«rmosp*snc'oacow ncr^ / L ^ conponxrc ^ ncs / ocwr / ^ L Public Amenity Space The generous public amenity space will remain along the building perimeter. Building Form The existing building's form will remain. Building Height, Mass & Scale The existing building's height, mass and scale will remain as is. The second floor windows have been designed to align with the first floor. This design feature was proposed to give the existing building a light and airiness to the current block-like feel of the structure. The openness provides a relationship and complements the adjoining open plaza as well. The proposed sign is a pin mounted backlit type. The letters will be individually installed with pins and set away from the building fagade similar to the Panaerai shop next store. The individual letters will be backlit and the light fixtures will not be visible when standing underneath the sign. We believe that this project will add to the existing character of the Tom Thumb building and to the fabric of the existing Aspen downtown texture. The building will work well with the corner building where the existing Panerai shop is. Overall it will give the Tom Thumb complex a more cohesive character.The entire corner will be beautiful. I believe this will create a lovely zone of peace opposite the park and the Wheeler house while maintaining the fabric and feeling of Aspen. Sincerely, • Louis Loria ATTACHMENT 2-Historic Preservation Land Use Application PROJECT: Name: Tom Thumb Building Location: 400 East Hyman Avenue Aspen, CO (Indicate street address, lot&block number or metes and bounds description of property) Parcel ID# (REQUIRED) 273707343012 APPLICANT: Name: Kenneth Sack Address: 150 Worth Avenue Palm Beach, FL 33480 Phone#: 954-249-5674 Fax#: E-mail: kensack @me.com REPRESENTATIVE: Name: Louis Loria, AIA Address: 465 Columbus Avenue, NY 10595 Phone#: 914-747-2344 Fax#: E-mail: Iloria atmos here-d .com TYPE OF APPLICATION: lease check all that apply): ❑ Historic Designation ❑ Relocation(temporary, on ❑ Certificate of No Negative Effect ❑ or off-site) ® Certificate of Appropriateness ❑ Demolition(total ® -Minor Historic Development demolition) ❑ -Major Historic Development ❑ Historic Landmark Lot Split ❑ -Conceptual Historic Development ❑ -Final Historic Development -Substantial Amendment EXISTING CONDITIONS: (description of existing buildings,uses,previous approvals, etc. Ground Floor: Retail, Second Floor: Retail, Basement:Retail PROPOSAL: (description of proposed buildings,uses,modifications, etc.) Proposed is to remain Retail on all levels. Aspen Historic Preservation Land Use Application Requirements,Updated:May 29,2007 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO X ❑ Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration? X ❑ Does the work you are planning include interior work; including remodeling, rehabilitation, or restoration? ❑ X Do you plan other future changes or improvements that could be reviewed at this time? ❑ X In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior's Standards for Rehabilitation or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? ❑ ❑ If yes, are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.) ❑ ❑ If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use: ❑Rehabilitation Loan Fund ❑Conservation Easement Program ❑Dimensional Variances ❑ Increased Density ❑Historic Landmark Lot Split ❑ Waiver of Park Dedication Fees ❑ Conditional Uses ❑Exemption from Growth Management Quota System ❑ Tax Credits Aspen Historic Preservation Land Use Application Requirements,Updated:May 29,2007 ATTACHMENT 3- Dimensional Requirements Form (Item#10 on the submittal requirements key. Not necessary for all projects.) Project: Tom Thumb Building Applicant: Kenneth Sack Project Location: 400 East Hyman Avenue Zone District: Commercial Core District Lot Size: Lot Area: (For the purposes of calculating Floor Area,Lot Area may be reduced for areas within the high water mark, easements,and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: NA Number of residential units: Existing: Proposed: NA Number of bedrooms: Existing: Proposed: NA Proposed%of demolition: DIMENSIONS: (write n/a where no requirement exists in the zone district) Floor Area: Existing: Allowable: Proposed., NA Height Principal Bldg.: Existing: Allowable: Proposed: NA Accessory Bldg.: Existing: Allowable: Proposed: NA On-Site parking: Existing: Required: Proposed: NA •Site coverage: Existing: Required: Proposed: NA •Open Space: Existing: Required: Proposed.• NA Front Setback: Existing: Required: Proposed: NA Rear Setback: Existing: Required: Proposed: NA Combined Front/Rear: Indicate N, S,E, W Existing: Required: Proposed.. NA Side Setback: Existing: Required. --Proposed.. NA Side Setback: Existing: Required.• Proposed.. NA Combined Sides: Existing: Required: Proposed: NA Distance between Existing: Required: Proposed: NA buildings: Existing non-conformities or encroachments and note if encroachment licenses have been issued: NA Variations requested (identify the exact variances needed): NA Aspen Historic Preservation Land Use Application Requirements,Updated:May 29,2007 � � _ •k r / � fir / /�j' �, �'Aw lK tz LGIV ~�I1 �1,�1 - � � ' ! f�! /�r , f+r;��f{ �•��fir �f// tt�S }gip r Y �T-r end LM ! ti t 8� r- � el��*`1�•�� T p ' ■ p � � �i�i ' t I a;�" R; 'WIWI y - `kl 4, 1 !k. " , r _z "11 Viol - 1 - '� --r"I, 'f�.1�1 .:-., ._T*ic.P- I'. '1yl V` " '.,t ` ..• .: .a� III ,41; T d, It� �l�r M�� , �:�•apY — �� � -i. � � *rT I _ft- _ 1�1�� �r '�� mot.... �• I rM w .� •.4� l �' rl'�R tilt r :.' - �_ - � -�' T lay * T r"iat - ' a` I � nP'` •�' 'a �j `4�' r{'yam "1, I,- af, I yy t N Fy��. - _� �• 'I i�. . :�. �r+,- � .�� I it �. -�'1� �.I �. �� :� � I .�:- F � ��. I` I 27,E 1• 1 _ i - w.:.� I� ��1+---.-. •w 1� �r _ i �a+rl X ��' �}[I V c 1,K�a 1. r � n , .•�'. ri ar r.1!' P ai..t• 1 I F,.r 1 .. '�;I�i�4 �1! �j 1'",�' �" " - �-.-� ,Q t � •L - 11r i of - ,1+r.,l,,L, ;1 l I -�4 I r '+ "1•'' � ',� � - f �"•7 r ,�•- ..I _-.�_ e '. � ��;.� :� " �. � rte'- : 1 vp 4111 ftT ask p'��� "i. I, P"-"' -e __ tea. 1• ' ,# 1 • MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 407 E. Hyman Avenue - Minor Development and Consolidated Commercial Design Standard Review DATE: June 25, 2014 SUMMARY: 407 E. Hyman Avenue is a 1,980 square foot lot that fronts Hyman Avenue but does not extend all the way to the alley behind this block. The building on the site was built in 1973 and is considered a non-contributing structure in the historic district. The applicant wishes to demolish and replace the fagade of the building, while retaining the remaining structure. Though the end result will be essentially a new building from the street perspective, the scope of work and limited overall demolition qualifies this project as Minor review and Consolidated Commercial Design Standard Review. I ' sir 1 407 E.Hyman Avenue HPC Minor Review June 25,2014 APPLICANT: 407 E.Hyman LLC,represented by Dana Eppstein. PARCEL ID:#2737-182-16-002. ADDRESS: 407 E. Hyman Avenue, the northerly 66 feet of Lot B, Block 89, City and Townsite of Aspen, Colorado. ZONE DISTRICT: CC, Commercial Core. MINOR DEVELOPMENT The procedure for HPC 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: A list of the relevant HPC design guidelines is attached as "Exhibit A." In addition to the HPC guidelines, the project is subject to the "Commercial, Lodging and Historic District Design Objectives" for the Commercial Core Historic District. The relevant guidelines from that document are also listed in"Exhibit A." The proposal affects the front fagade and the interior of the building. The overall height will be increased by approximately 2'8"primarily due to restructuring of the roof to meet current codes. The footprint will only change slightly as the new fagade will sit on the front property line, whereas the existing fagade sits one foot back. HPC is asked to approve the proposed new exterior materials and fenestration. This property is not directly adjacent to any historic structures. There are two Victorian era masonry commercial structures at the far end of the block, approximately 90' to the east. There is.also a Victorian era false front wood framed building approximately 30' east. The subject building will not be able to create direct alignments with these older structures in terms of storefront height, upper window proportion and placement, etc., because the floor to ceiling heights at 407 E. Hyman are less "grand" than those of the Victorians (approximately 9' instead of 12' or more). The applicant has attempted to maximize the apparent height of each building floor in this project by disguising floor structure with spandrel glass and a lintel beam, and by creating a parapet wall. 2 407 E.Hyman Avenue HPC Minor Review June 25,2014 The applicant has attempted to relate to other downtown characteristics through the establishment of recessed entries, a predominately glass retail area on the ground floor, and the use of masonry as the primary exterior material. The applicant has indicated that the fagade will be stone. Material samples must be provided at the HPC hearing and should be finally approved in the field by staff and monitor after construction of a mock-up. Similar to the project under review at 400 E. Hyman, the applicant wishes to create larger areas of glass on the second floor than may be typical of most Victorian buildings downtown. The upper floor will be occupied by a different tenant than the ground floor and the owner wishes to maximize their display space. Staff finds that overall the windows in the building are all vertical in proportion and are therefore related to the context. Staff recommends the mullion be removed from the two ground floor windows to be more consistent with traditional storefronts. Staff recommends approval of the design with conditions. The Commercial Core Zone district requires that all properties provide an equivalent of 25% of the lot, or a cash-in-lieu payment as public amenity space. Public amenity is not necessaripace as an on-site he ly devoted to public use, but it is an element of the property that contributes vitality to t downtown. This property is currently well below providing the amount of s amenity. In that case, the requirement is permitted to be established as 10% of the lot size. Because the property is being redeveloped, the applicant would be required to provide either 10% of the lot in a manner that meets the Public Amenity definition of the Municipal code (open to the sky, no walls or enclosures, etc., which they are not proposing or make a cash in lieu payment as follows: 1,980 square feet (lot size) x 10% (minimum requirement) x $100= approximately$19,800, due at the time of building permit. The Historic Preservation Commission must determine that cash-in-lieu payment is the appropriate choice in this case, or not. One (1) or more of the following methods may be used such that the standard is reached. I. On-site provision of public amenity. A portion of the parcel designed in a manner meeting Subsection 26.575.030.F., Design and operational standards for on-site public amenity. 2. Off-site provision of public amenity. Proposed public amenities and improvements to the pedestrian environment within proximity of the development site may be approved by the Planning and Zoning Commission, pursuant to Chapter 26.412, Commercial Design Review. These may be improvements to private property, public property or public rights-of-way. An easement providing public access over an existing public amenity space for which no easement exists may be accepted if such easement provides permanent public access and is acceptable to the City Attorney. Off-site improvements shall equal or exceed the value of an otherwise required cash-in-lieu payment and be consistent with any public infrastructure or capital improvement plan for that area. 3 407 E.Hyman Avenue HPC Minor Review June 25,2014 3. Cash-in-lieu provision. The City Council,upon a recommendation from the Planning and Zoning Commission or the Historic Preservation Commission, as applicable,may accept a cash-in-lieu payment for any portion of required public amenity not otherwise physically provided, according to the procedures and limitations of Subsection 26.575.030.E, Cash-in-lieu payment. 4. Alternative method. The Commission,pursuant to Chapter 26.412, Commercial Design Review, may accept any method of providing ls l described herein if the Commission finds that method equaorex eeds the value,which may be nonmonetary community value, of an otherwise required cash-in-lieu payment. Staff recommends that HPC endorse cash-in-lieu payment. 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 with the following grant conditions:r D Development approval for the property located at 407 E. Hyman Avenue, 1. Provide material samples at the HPC hearing. The final selections will be approved after staff and monitor review a mock-up in the field. 2. Remove the mullion from the ground floor windows. 3. HPC approves a cash-in-lieu payment for the required Public Amenity Space. 4. There shall be no deviations from the exterior elevations as approved without first being reviewed and approved by HPC staff and monitor, or the full board. 5. 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 ure of said vested p and roperty rights Unless otherwise approval shall result in the forfeit 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 4 407 E.Hyman Avenue HPC Minor Review June 25,2014 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: 407 East Hyman Avenue. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. Exhibits: A. Design guidelines B. Application Exhibit A.Relevant Design Guidelines 6.18 Maintain the alignment of faVades at the sidewalk's edge. ❑ Place as much of the faVade of the building at the property line as possible. ❑ Locating an entire building front behind the established storefront line is inappropriate. ❑ A minimum of 70%of the front fayade shall be at the property line. 6.21 Orient a primary entrance toward the street. ❑ Buildings should have a clearly defined primary entrance. For most commercial buildings,this should be a recessed entry way. ❑ Do not orient a primary entrance to an interior court. ❑ Providingsecondary public entrances to commercial spaces is also encouraged on larger buildings. 6.22 Rectangular forms should be dominant on Commercial Core favades. ❑ Rectangular forms should be vertically oriented. ❑ The fagade should appear as predominantly flat, with any decorative elements and projecting or setback"articulations"appearing to be subordinate to the dominant 5 407 E.Hyman Avenue HPC Minor Review June 25,2014 6.36 The detailed design of the building fagade 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 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street faVade. 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 avertical 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. 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. 6.44 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. 6 407 E.Hyman Avenue HPC Minor Review June 25,2014 ❑ 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 facade 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 facade, 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. 6.51 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 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. 6.58 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 facades ❑ 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 7 407 E.Hyman Avenue HPC Minor Review June 25,2014 ❑ 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. 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 8 407 E.Hyman Avenue HPC Minor Review June 25,2014 EXHIBIT L_11L�_ 111 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE AD RESS OF PROPERTY: dC a• W? M ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: --- 'k titVE Z5 ,20A—+ STATE OF COLORADO ) ss. County of Pitkin ) 1, Louis Loria (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: NA 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 o f notice: B Y 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 noticeAA posted at least fifteen (15)days prior to the public hearing on the day of ) �n L _, 20A, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. NA 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. NA 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) NA 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. NARezoning 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 ( days prior to the public hearing on such amendments. S' ture The foregoing"Affidavit of Notice"was acknowledged before me this 9th day of June , 2014 , by Lilia Silva WITNESS MY HAND AND OFFICIAL SEAL LiA . My commi expire , Notate Public • State of New York 9' t _"_`_ uahhed in Westchester courty Comm. Expires Feb. 7, 2P Notary u lice ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 TICE *W I ;da June 25 — 120V . Galena Basem ent of Cifyfall . d rp os e HPr' +o review an application for ' , Minor-Development to change the exterior of the two story building b addina larger windows. consolidate commercial Design Review i -_ required . The...application was submitted by Ken Sack with consent from the Tom Thumb HOA. For further information contact As en' Plannin Dept_- at 970-920-5090. ONE EXHIBIT AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE DDRESS OF PROPERTY: Aspen, CO SCHEDULED PUBLIC HEARING DATE: Juan' 2 5� _ ,20�141 STATE OF COLORADO ) ) ss. County of Pitkin ) I, � _FW ST1F_t NIL (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 a day of •.SUMS' , 20JA, 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. A*1 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 na e The foregoing "Affidavit of Notice"was acknowledged before me this �day of , 20-&, by ✓� — WITNESS MY HAND AND OFFICIAL SEAL �k �YIMNOF WLORWO MPubi- 0 o pires: �lN c ATTACHMENTS AS APPLICABLE: • COPYOFTHEPUBLICATION • 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. §24--65.5-103.3 0 EAST HYMAN LLC 400 HYMAN LLC 400 HYMAN LLC 0 E HYMAN AVE STE#A202 6829 QUEENFERRY CIR PO BOX 351 'PEN, CO 81611 BOCA RATON, FL 33496 RIFLE, CO 816500351 3 EAST HYMAN AVENUE LLC 419 EAST HYMAN AVENUE LLC 434 EAST COOPER AVENUE LLC 0 W MAIN ST 320 W MAIN ST 2001 N HALSTED STE 304 OPEN, CO 81611 ASPEN,CO 81611 CHICAGO, IL 60614 'RT 29 LLC AVH ONION VENTURES II LLC 8.208 BARNETT-FYRWALD HOLDINGS INC 8 E COOPER AVE#207 601 E HYMAN AVE 2222 COTTONDALE LN#200 OPEN,CO 81611 ASPEN,CO 81611 LITTLE ROCK,AR 722022017 AU JEFF T BOUNTY LLC BPOE ASPEN LODGE#224 RELATED COMPAINES 415 E HYMAN AVE 210 S GALENA ST#21 COLUMBUS CIRCLE FL 19 ASPEN,CO 81611 ASPEN, CO 81611 :W YORK, NY 10023 ;AND BUILDING CONDO ASSOC CARLSON BRUCE E TRUST CHARLIES COW COMPANY LLC 5 S GALENA ST PO BOX 3587 315 E HYMAN AVE .PEN,CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 rY OF ASPEN CM LLC LLC COLLINS BLOCK 0 S GALENA ST C/O ROGER MAROLT CO COS GALENA K PEN,CO 81611 230 S MILL ST ASPEN, CO 81611 ASPEN, CO 81611 )LORADO MOUNTAIN NEWS MEDIA CO COTTONWOOD VENTURES I LLC COTTONWOOD VENTURES 11 LLC 0 MALLORY WY 419 E HYMAN AVE ATTN JANA FREDERICK ARSON CITY, NV 89701 ASPEN,CO 81611 300 CRESCENT CT STE 850 DALLAS,TX 75201 )X JAMES E LIVING TRUST DCGB LLC DOLE MARGARET M 64 SURMONT DR ATT GIORGIO RIGHETTI CFO 400 E HYMAN AVE#302 FAYETTE, CA 94549 610 WEST 52 ST ASPEN, CO 816111989 NEW YORK, NY 10019 M VENTURES LLC FIERCELY LOCAL FOOTLOOSE MOCCASIN MAKERS INC D MORRIS&FYRWALD RE 328 E HYMAN AVE C/O MANUEL GOUVEIA 5 E HYMAN AVE ASPEN,CO 81611 44 SILVERADO CT PEN,CO 81611 CANON CITY,CO 812129484 lquettes fadles 6 peter fi ; epliez#la hachure an de tllisez le gabarit AVERY'*5'160'0 R cha Bement ►6v#ler le rebord Pop-UpTM j 1-8 0 GO-AVERY 1 )RSUCH COOPER LLC GRIFFITH LARRY R GUIDOS SWISS INN LLC 3 E GORE CREEK DR 19794 ESCADA CT 23655 TWO RIVERS RD kIL, CO 81657 REDDING,CA 96003 BASALT, CO 81621 kLL CHARLES L HINDERSTEIN FAM REV TRUST HORSE ISLAND LLC )BOX 1819 4415 HONEYMOON BAY RD 300 CRESCENT CT STE#850 ;PEN,CO 81612 GREENBANK,WA 98253 DALLAS,TX 75201 1DSON KAREN DAY HYMAN MALL COMMERCIAL CONDOS LLC KANDYCOM INC 9 E COOPER AVE PO BOX 1028 766 SINGING WOOD DR ;PEN,CO 81611 ASPEN, CO 81612 ARCADIA, CA 91006 kNTZER TAYLOR M FAM TRST#1 KAUFMAN GIDEON I LEVY LAWRENCE F&CAROL 6 SEVENTEENTH ST 315 E HYMAN AVE#305 444 N MICHIGAN AVE#3500 >NHATTAN BEACH,CA 90266 ASPEN,CO 81611 CHICAGO, IL 60611 JDNER ERIKA L REV TRUST 50% LOMA ALTA CORPORATION MCDONALDS CORPORATION 05/152 966 TEN PEAKS CT PO BOX 886 PAUL NELSON :ND, OR 97701-9277 LANCASTER,TX 75146-0886 142 TANAGER DR GLENWOOD SPRINGS, CO 81601 :YER BUSINESS BUILDING LLC MILL STREET PLAZA ASSOC LLC MOTHER LODE CONDO ASSOC INC 655 TWO RIVERS RD 602 E COOPER#202 6400 S FIDDLERS GREEN CIR#1660 tSALT, CO 81621 ASPEN,CO 81611 GREENWOOD VLLG,CO 80111 fN ENTERPRISES 80B NH ONION VENTURES If LLC 16.918% P&L PROPERTIES LLC D HILLIS OF SNOWMASS 601 E HYMAN AVE 101 S 3RD ST#360 )BOX 5739 ASPEN, CO 81611 GRAND JUNCTION,CO 81501 kGLE,CO 816315739 tRAGON PENTHOUSE LLC PEYTON MARI PROSPECTOR FRACTIONAL OWNERS 50 SANTA MONICA BLVD 409 E COOPER#4 ASSOC :VERLY HILLS,CA 90212 ASPEN,CO 81611 301 E HYMAN AVE#108 ASPEN, CO 81611 :D ONION INVESTORS LLC 65.784% RG ONION VENTURES II LLC 6.9% SH ONION VENTURES II LLC 2.19% 8 E COOPER ST#207 601 E HYMAN AVE 601 E HYMAN AVE ;PEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 iquettes fadles A paler A Repltez la hachure aftn de vuww.avery:com Sensde tilisez le gabarit AVERI(®5160® chargement r6v6ler le rebord Pop-upTM 1-800-GO-AVERY ' 1 NDELIN ASSOC WHEELER BLOCK BUILDING LLC WHEELER SQUARE-CASPER FAMILY 0 METRO PARK 211 N STADIUM BLVD STE 201 LLC )CHESTER, NY 14623 COLUMBIA, MO 65203 315 E HYMAN ASPEN, CO 81611 LLIAMS DEXTER M WOODS FAMILY LP W LUPINE DR PO BOX 11468 ;PEN,CO 81611 ASPEN, CO 81612 iquettes faciles paler ; Replies la hachure afro de; www.avery.com tilisez le abarit AVERY®5160® Sens de r6v6ler le rebord Pop-upT"" ' 1-800-GO-AVERY ' g � chargement ) 1 aim aeamwm - 1 i ORIENTAL RUGS t' V 8�ANTIQUES ASPEN T-SHIRT COMPANY n. PUBLIC NOTICE IF r. SPEN - t T ©�ftiY - - ► PEN •' _ - . gq - N • �. '� � r qn S. i -PUBLIC NOTICE Date : Wednesday, June 25, 2014 Time : 5:00 p.m. Place : City Hall, 130 S. Galena Street Aspen Purpose : HPC will review an application for Minor Development, Commercial Design and Public Amenity review. The applicant is 407 E. Hyman LLC, 51027 HiOhw 6 & 24, Suite 100, Glenwood Springs, CO 81601 . The proposal is to construct_a new facade on the existing building. For further information contact Aspen Planning` Dept. at 970-429-2758._,_____ s. AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: /qto 7 .9 • -�^'1 _ ,Aspen, CO SCHEDULED PUBLIC HEARING DATE: STATE OF COLORADO ) ss. County of Pitkin ) I, (name, please print) being or representing an Applicant to4e 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 ft Publication of 7aotice: 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 oavners 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 sum7la7y, including the method of public notification and a copy of a77y documentation that was presented to the public is attached hereto. (c077ti77ued 077 71ext page) I 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. Sip e The foregoing"Affidavit of Notice" was acknowledged before me this Sday PUBLIC NOTICE RE:407 E.HYMAN AVENUE- MINOR DEVELOPMENT, WTINES S MY HAND AND OFFICIAL SEAL COMMERCIAL DESIGN REVIEW AND PUBLIC AMENITY REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday,June 25,2014,at a My commission expires: meeting to begin at 5:00 p.m.before the Aspen Historic Preservation Commission,in Council Chambers,City Hall,130 S.Galena St.,Aspen. HPC will consider an application submitted by 407 _ E.Hyman LLC,51027 Highway 6&24,Suite 100, Glenwood Springs,CO 81601,represented by Dana Eppstein. The applicant requests Minor De- velopment,Commercial Design Review and Public -1 V of Public Amenity Review to construct a new fagade on the KAREN TM existing building,which is legally described as 407 REN REED PA I 1 ERSON E.Hyman Avenue,the northerly 66 feet of Lot B, KA Block 89,City and Townsite of Aspen,PID .NOTARY PUBLIC #2737-182-16-002.For further information,contact Amy Simon at the City of Aspen Community De- STATE OF COLORADO velopment Department,130 S.Galena St.,Aspen, NOTARY ID#19964002767 CO,(970)429-2758,amy.simonOcityofaspen.com. s/Jay Maytin ATTACHMENTS AS APPLICABLE: My Commission Expires February 15,2016 Chair,Aspen Historic Preservation Commission Published in the Aspen Times on June 5,2014 P UBLICA TION - (10246303) rnul uuKAPH OF THE POSTED NOTICE (SIGN) LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ES TAE OWNERS NOTICE AS REQUIRED BY C.R.S. x'24-65.5-103.3 g JIM WAMXH sew S�.l1t�s �. uad'sV lw r - a , • ws 1• l+r. ce ' I�I�