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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
SPECIAL MEETING
December 09, 2015
5:00 PM City Council Meeting Room
130 S Galena Street, Aspen
I. SITE VISITS
A. Please meet at 124 W. Hallam, followed by 517 E. Hopkins at 12:00 p.m.
II. INTRODUCTION (15 MIN.)
A. Roll call
B. Approval of minutes
C. Public Comments
D. Commissioner member comments
E. Disclosure of conflict of interest (actual and apparent)
F. Project Monitoring
G. Staff comments
H. Certificate of No Negative Effect issued
I. Submit public notice for agenda items
J. Call-up reports
K. HPC typical proceedings
III. OLD BUSINESS
IV. NEW BUSINESS
A. 124 W. Hallam- Conceptual Major Development Review, Demolition, Relocation
and Variations, PUBLIC HEARING (5:10 p.m.)
B. 517 E. Hopkins Ave. - Conceptual Design Reviews and Demolition
V. ADJOURN
Next Resolution Number: Resolution #31, 2015
TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW
BUSINESS
Provide proof of legal notice (affidavit of notice for PH)
Staff presentation (5 minutes)
Board questions and clarifications (5 minutes)
Applicant presentation (20 minutes)
Board questions and clarifications (5 minutes)
Public comments (close public comment portion of hearing) (5 minutes)
Applicant Rebuttal
Chairperson identified the issues to be discussed (5 minutes)
HPC discussion (15 minutes)
Motion (5 minutes)
*Make sure the motion includes what criteria are met or not met.
No meeting of the HPC shall be called to order without a quorum consisting of at least four (4)
members being present. No meeting at which less than a quorum shall be present shall conduct
any business other than to continue the agenda items to a date certain. All actions shall require
the concurring vote of a simple majority, but in no event less than three (3) concurring votes of
the members of the commission then present and voting.
HPC Review 12.9.2015
124 W. Hallam
Page 1 of 10
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Historic Preservation Officer
RE: 124 W. Hallam Street, Conceptual Major Development, Relocation,
Demolition and Variations review, PUBLIC HEARING
DATE: December 9, 2015
________________________________________________________________________
SUMMARY: 124 W. Hallam is a Victorian era home, built in approximately 1887. The
house has been significantly remodeled over the years, with alterations to historic features,
and additions on all sides, including one which spans towards the west, where another
Victorian once stood.
In 1999, the former property owner applied for Subdivision review to split the then 12,000
square foot lot into two 6,000 parcels. This was approved but triggered a debate about
whether the property should have landmark status or not. The owner was opposed, but
Council approved designation of the east lot only. The east lot is the subject of the HPC
hearing. The west (corner lot) is also proposed for redevelopment by this applicant, but
there will be no HPC review.
The Commission is asked to consider a proposal to return the house at 124 W. Hallam to its
original form and construct a new basement and addition.
The first step is Conceptual design (scale, massing and site plan), Relocation, Demolition,
and Variation review by HPC. A setback reduction and a floor area bonus request are
included.
Following Conceptual, staff will inform City Council of the HPC decision, allowing them
the opportunity to “Call-Up” any aspects of the approval that they find require additional
review. This is a standard practice for all significant projects.
The last review step before applying for building permit is Final design (landscape,
lighting and materials.)
APPLICANT: 308 Aspen E, LLC, represented by Ro | Rockett Design.
PARCEL ID: 2735-124-21-011.
ADDRESS: 124 W. Hallam Street, Lot 2, Nolan Lot Split, City and Townsite of Aspen,
Colorado.
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HPC Review 12.9.2015
124 W. Hallam
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CONCEPTUAL MAJOR DEVELOPMENT
ZONING: R-6.
The procedure for a Major Development Review, at the Conceptual level, 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.
Major Development 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.
Staff Response: Conceptual review focuses on the height, scale, massing and
proportions of a proposal. A list of the relevant HPC design guidelines is attached as
“Exhibit A.”
Currently, it is difficult to distinguish the original Victorian house amidst the numerous
additions and faux Victorian features that have been added, including a tall hexagonal
turret on the front façade. In preparation for this hearing, staff has searched all available
resources for information about the original building. There are no photos specifically of
this house at the Aspen Historical Society. The building can be seen in some 19th century
panoramic pictures of the West End. In addition the 1893 Bird’s Eye View of Aspen and
the 1904 Sanborn maps depict the home.
The project architects have studied the building carefully, including accessing the
crawlspace beneath the house to locate the historic foundation that defines the perimeter.
Sheets Z-002 through -004 identify the historic fabric that will be preserved or restored.
The interior of the house is reasonably intact and several features, including the original
front door and an adjacent window remain in place. Historic siding can be viewed from
some areas of the interior. There are several original windows and numerous areas of
original trim that still exist.
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HPC Review 12.9.2015
124 W. Hallam
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Below are the images that have been referenced for this project.
The 1904 Sanborn map shows the footprint of the house,
including bay windows on the east and west. Based on the
architect’s investigation of the foundation, the map is slightly
inaccurate on the placement of the east bay. The correct
condition is reflected in the proposed plans.
The first action in this project will be to demolish the non-
historic additions. Demolition shall be approved if it is
demonstrated that the application meets any one of the
following criteria:
a. The property has been determined by the City to
be an imminent hazard to public safety and the
owner/applicant is unable to make the needed
repairs in a timely manner,
b. The structure is not structurally sound despite
evidence of the owner's efforts to properly
maintain the structure,
c. The structure cannot practically be moved to another appropriate location in
Aspen or
d. No documentation exists to support or demonstrate that the property has
historic, architectural, archaeological, engineering or cultural significance
and
Additionally, for approval to demolish, all of the following criteria must be met:
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124 W. Hallam
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a. The structure does not contribute to the significance of the parcel or
historic district in which it is located and
b. The loss of the building, structure or object would not adversely affect the
integrity of the historic district or its historic, architectural or aesthetic
relationship to adjacent designated properties and
c. Demolition of the structure will be inconsequential to the historic
preservation needs of the area.
The areas proposed for demolition are not part of the original structure. They detract
from the original resource and confuse the history of the property. Staff supports the
demolition as proposed.
The resource will be lifted for a new basement and repositioned approximately 4’ to the
east of the current location. Right now, the west facing bay sits very close to the west lot
line. The applicant proposes to provide a 5’ side yard setback in order to meet today’s
codes. The house will be moved forward about 4’, to be located at the minimum front
yard setback line.
Relocation of a historic building will be approved if it is determined that it meets any one
of the following standards:
1. It is considered a noncontributing element of a historic district and its
relocation will not affect the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel
on which it is located and its relocation will not have an adverse impact on
the Historic District or property; or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation
method given the character and integrity of the building, structure or object
and its move will not adversely affect the integrity of the Historic District in
which it was originally located or diminish the historic, architectural or
aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of
withstanding the physical impacts of relocation;
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation,
repair and preservation of the building, structure or object including the
provision of the necessary financial security.
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HPC Review 12.9.2015
124 W. Hallam
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The current location of the house raises numerous building code issues because of
proximity to the property line. A number of fireproofing related alterations could be
required. Staff supports the eastward move of this house. Moving the building slightly
forward on the lot helps to create an adequate area for a one story connector piece
between the Victorian and a proposed addition. It also allows the addition to be
accommodated without the need for either front or rear yard setback variations. There is
one other historic resource nearby, at the other end of the blockface. 124 W. Hallam will
maintain a similar setback as found on that property.
As part of a building permit review, the applicant will be required to submit the standard
assurances that relocation will proceed with care, including a $30,000 deposit with the
City during the construction process.
As stated above, an addition is proposed on the rear half of the property. The addition
includes a connector that meets HPC’s policies of being 10’ long and one story tall. A
green roof, rather than a deck is on top of the connector.
The proposed addition meets setback requirements, except for one below grade condition.
The basement of the addition is required to be 10’ from the rear property line, but is 5’
away.
In order to grant a variance, the HPC must make a finding that such a variance:
a. Is similar to the pattern, features and character of the historic property
or district; and/or
b. Enhances or mitigates an adverse impact to the historic significance or
architectural character of the historic property, an adjoining designated
historic property or historic district.
Staff supports the applicant’s request. Development options on the site are more limited
than a property that does not contain a historic resource. There is no above grade impact
on the historic resource as a result of this variation.
The footprint of the addition is approximately the same size as that of the Victorian,
though it is wider than the resource. The addition is lower than the ridge of the historic
building by virtue of having a flat roof.
Staff finds that the addition is in conflict with some of the design guidelines. Although
we appreciate the lower height that may result from a flat roof, the addition includes a
roof deck that is protected by a guardrail which is coplanar with the building walls below.
This results in the addition being 25’ tall in one plane, rather than the possibility of a 22’
tall module with a 3’ railing that is distinct and inset from the wall below.
Staff does not find that there are enough common elements between the old and new
construction to create compatibility. Two outdoor deck areas are cut into the street facing
façade of the addition, reducing the possibility of creating compatibility through an
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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.
10.9 Roof forms should be similar to those of the historic building.
Typically, gable, hip and shed roofs are appropriate.
Flat roofs are generally inappropriate for additions on residential structures
with sloped roofs.
10.14 The roof form and slope of a new addition should be in character
with the historic building.
If the roof of the historic building is symmetrically proportioned, the roof
of the addition should be similar.
Eave lines on the addition should be similar to those of the historic building
or structure.
extremely simplified form, in the way that was achieved at the White House Restaurant,
for example.
While materials are typically a final review issue, the representation provided for this
review does not indicate a strong connection between old in new. In particular, the glass
panels on the upper floor are very large in scale compared to the Victorian. The glass is
proposed to have differing degrees of opacity around the structure.
As HPC is aware, application of the guidelines requires balancing numerous issues. Site
specific conditions must be taken into consideration and the goals of the property owner
should be respected. Staff does not find that a flat roofed addition is unacceptable for this
project, but we do find that the guidelines below are not adequately met. As proposed,
the addition appears to be foreign to the historic house.
Staff recommends the project be continued for redesign.
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124 W. Hallam
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The application includes a request for a 500 square foot floor area bonus. In selected
circumstances, the HPC may grant up to five hundred (500) additional square feet of
allowable floor area for projects involving designated historic properties. To be
considered for the bonus, it must be demonstrated that:
a. The design of the project meets all applicable design guidelines;
b. The historic building is the key element of the property and the addition is
incorporated in a manner that maintains the visual integrity of the historic
building;
c. The work restores the existing portion of the building to its historic
appearance;
d. The new construction is reflective of the proportional patterns found in the
historic building's form, materials or openings;
e. The construction materials are of the highest quality;
f. An appropriate transition defines the old and new portions of the building;
g. The project retains a historic outbuilding; and/or
h. Notable historic site and landscape features are retained.
The restoration work proposed in this project is substantial and well thought out. The
placement of the addition is appropriate and the project meets many of the design
guidelines. The project will benefit the neighborhood and community by rescuing a
badly altered historic resource. At this time, staff finds that several of the criteria above,
namely a, b and d are not met, which does not support the award of the bonus.
________________________________________________________________________
________________________________________________________________________
STAFF RECOMMENDATION: Staff recommends HPC continue the application to
February 10, 2016.
EXHIBITS:
Exhibit A: Design Guidelines
Exhibit B: Application
Exhibit A: Relevant HPC Design Guidelines for 124 W. Hallam, Conceptual review
2.1 Preserve original building materials.
Do not remove siding that is in good condition or that can be repaired in place.
Only remove siding which is deteriorated and must be replaced.
Masonry features that define the overall historic character, such as walls, cornices,
pediments, steps and foundations, should be preserved.
Avoid rebuilding a major portion of an exterior wall that could be repaired.
Reconstruction may result in a building which no longer retains its historic integrity.
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5.5 If porch replacement is necessary, reconstruct it to match the original in form
and detail.
Use materials that appear similar to the original.
While matching original materials is preferred, when detailed correctly and painted
appropriately, alternative materials may be considered.
Where no evidence of the appearance of the historic porch exists, a new porch may be
considered that is similar in character to those found on comparable buildings. Keep
the style and form simple. Also, avoid applying decorative elements that are not
known to have been used on the house or others like it.
When constructing a new porch, its depth should be in scale with the building.
The scale of porch columns also should be similar to that of the trimwork.
The height of the railing and the spacing of balusters should appear similar to those
used historically as well.
6.1 Preserve significant architectural features.
Repair only those features that are deteriorated.
Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using
recognized preservation methods whenever possible.
Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and
resins may be considered for wood repair and special masonry repair components also
may be used.
Removing a damaged feature when it can be repaired is inappropriate.
7.1 Preserve the original form of a roof.
Do not alter the angle of a historic roof. Instead, maintain the perceived line and
orientation of the roof as seen from the street.
Retain and repair roof detailing.
7.2 Preserve the original eave depth.
The shadows created by traditional overhangs contribute to one's perception of the
building's historic scale and therefore, these overhangs should be preserved.
9.1 Proposals to relocate a building will be considered on a case-by-case basis.
In general, relocation has less of an impact on individual landmark structures than
those in a historic district.
It must be demonstrated that relocation is the best preservation alternative.
Rehabilitation of a historic building must occur as a first phase of any improvements.
A relocated building must be carefully rehabilitated to retain original architectural
details and materials.
Before a building is moved, a plan must be in place to secure the structure and
provide a new foundation, utilities, and to restore the house.
The design of a new structure on the site should be in accordance with the guidelines
for new construction.
In general, moving a building to an entirely different site or neighborhood is not
approved.
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124 W. Hallam
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9.4 Site the structure in a position similar to its historic orientation.
It should face the same direction and have a relatively similar setback.
It may not, for example, be moved to the rear of the parcel to accommodate a new
building in front of it.
9.5 A new foundation should appear similar in design and materials to the historic
foundation.
On modest structures, a simple foundation is appropriate. Constructing a stone
foundation on a modest miner's cottage is discouraged because it would be out of
character.
Where a stone foundation was used historically, and is to be replaced, the
replacement should be similar in the cut of the stone and design of the mortar joints.
9.6 When rebuilding a foundation, locate the structure at its approximate historic
elevation above grade.
Raising the building slightly above its original elevation is acceptable. However,
lifting it substantially above the ground level is inappropriate.
Changing the historic elevation is discouraged, unless it can be demonstrated that it
enhances the resource.
9.7 A lightwell may be used to permit light into below-grade living space.
In general, a lightwell is prohibited on a wall that faces a street (per the Residential
Design Standards).
The size of a lightwell should be minimized.
A lightwell that is used as a walkout space may be used only in limited situations and
will be considered on a case-by-case basis. If a walkout space is feasible, it should be
surrounded by a simple fence or rail.
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.
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10.6 Design an addition to be compatible in size and scale with the main building.
An addition that is lower than or similar to the height of the primary building is
preferred.
10.7 If it is necessary to design an addition that is taller than a historic building, set
it back substantially from significant facades and use a "connector" to link it to the
historic building.
A 1-story connector is preferred.
The connector should be a minimum of 10 feet long between the addition and the
primary building.
The connector also should be proportional to the primary building.
10.8 Place an addition at the rear of a building or set it back from the front to
minimize the visual impact on the historic structure and to allow the original
proportions and character to remain prominent.
Locating an addition at the front of a structure is inappropriate.
Additional floor area may also be located under the building in a basement which will
not alter the exterior mass of a building.
Set back an addition from primary facades in order to allow the original proportions
and character to remain prominent. A minimum setback of 10 feet on primary
structures is recommended.
10.9 Roof forms should be similar to those of the historic building.
Typically, gable, hip and shed roofs are appropriate.
Flat roofs are generally inappropriate for additions on residential structures with
sloped roofs.
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.
10.14 The roof form and slope of a new addition should be in character with the
historic building.
If the roof of the historic building is symmetrically proportioned, the roof of the
addition should be similar.
Eave lines on the addition should be similar to those of the historic building or
structure.
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RO | ROCKETT DESIGN
1306 Bridgeway, Floor 2 / Sausalito, CA 94965 / 415.289.0830 / www.rorockettdesign.com
Overview
Our proposal is to restore the existing Victorian house at 124 W. Hallam Street to its historic condition.
In so doing, we propose to remove multiple, non‐historic additions and structures and to include a
new, subordinate addition at the rear of the property. The house as currently positioned will be
relocated to place it into compliance with established property setbacks and to assist in continuing the
traditional relationship of house to street. Notably, the front door of the house will be restored to its
historic orientation on Hallam Street.
Historic Preservation Guidelines
Chapters 1 – 9, where applicable:
o Based on historic photographs, maps, documented foundation and framing evidence
and assisted with input from members of the Aspen Historic Preservation Department, a
clear direction has been established for the Victorian that preserves original materials
and elements. The house restoration works to restore and incorporate relevant historic
architectural principals such as proportion, depth, and form whenever possible.
o As noted, the front of the house will be restored to its historic orientation on Hallam
Street and is situated to continue the traditional rhythm of the neighborhood and street
– restoring the established progression of public to private spaces. A linear path of
stone pavers will connect the street to the front porch and on to the front door. The
porch itself will be restored to its original size and proportion and will be constructed in
a manner that incorporates appropriate railing, post, and eave elements. A salon door
off the porch will be restored as an auxiliary point of entry typical of the period. An
historic, double hung window adjacent the front door will be uncovered and restored. A
new, wooden front yard fence utilizing transparency, proportion and materiality
compatible with the historic context and adjacent properties will be added along the
front property line.
o Around the house, and particularly at visible facades, doors, windows and dormers will
be restored to original locations as noted in available historic evidence. These will be
scaled and detailed according to fenestration strategies of the period and per the
historic evidence on hand.
o The roof will be repaired or replaced where needed utilizing replacement materials
similar to those used traditionally. The original character and form of eave lines and
projecting dormers will be preserved and recreated, where appropriate.
o Original materials will be retained where possible and replaced where necessary with
materials compatible to the period. As the building is being relocated to conform to the
site setbacks, the original floor heights will be preserved. The existing stone foundation
will be preserved and utilized as a finish over the new foundation, where possible.
Chapter 10 – addition:
o The primary design intent of the new addition is to be subordinate in scale and
appearance to the historic Victorian. The addition has been conceived as a very simple
mass that is clearly different than the Victorian. It is sited at the rear of the property,
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RO | ROCKETT DESIGN
1306 Bridgeway, Floor 2 / Sausalito, CA 94965 / 415.289.0830 / www.rorockettdesign.com
aligning its back wall to the rear yard setback. The width of the Victorian along the
Hallam Street property line shields most of the addition from view along the street.
o The height of the addition is set well below the ridge of the Victorian’s roof allowing the
Victorian to be the primary form when viewed from Hallam Street. The addition
incorporates a flat roof, staying under the allowable maximum height limit. Next to the
gables of the Victorian, the form of the addition highlights the original proportions,
articulations and character of the Victorian and helps the original structure remain
visually prominent.
o The base of the addition is clad in vertical wood siding scaled to that of the existing
house. This siding continues up the addition and becomes a rhythm of wood frames
separating the glazing of the upper level. The glass at the top is of varying
transparencies, working to relate to the soft tonal aspects of winter and reinforcing the
surrounding, vibrant colors of neighboring trees, mountains and skies. This material
selection helps the addition become part of its natural surroundings in muted
reflections.
o The addition connects to the historic Victorian delicately with a subordinate linking
element. At the connection to the original structure, vertical wood siding transitions to a
vertical band of glass, highlighting the Victorian’s original wood siding as it slips past the
walls of the linking element and reappears at the interior. This works to distinguish the
addition as a new piece, while simultaneously deferring to its historic counterpart.
o These primary architectural decisions allow the addition to visually recede, creating a
primary reading of subordination to the original structure. Secondarily, material
selection and the scale of articulation at the addition combine to maintain an overall
cohesion and sense of compatibility.
o The act of stripping away years of replication‐style architectural additions to the
Victorian allows the original structure to speak of the period when it was originally
constructed. The addition, in turn, conceived in a more contemporary, but quiet
architectural language of its own deploys compatible principles of material use,
proportion and articulation to clearly define itself as a product of its own time.
*SEE ALSO SHEET Z‐102.0 – HPC GUIDELINES FOR ADDITIONAL RESPONSE TO SPECIFIC HPC CHAPTERS
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1
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Justin Barker, Senior Planner
RE: 517 E. Hopkins Avenue – Demolition, Conceptual Major Development,
Conceptual Commercial Design Review, Public Hearing
DATE: December 9, 2015
______________________________________________________________________________
SUMMARY: The subject property is located at 517 East Hopkins Avenue. It currently houses
the city building and engineering departments in addition to some retail shops on ground level,
and some residential units on the upper floors. It is a 9,000 sf lot. The Historic Preservation
Commission is asked to review demolition and replacement of the existing building with a new
two story entirely commercial building. The structure on the site is not historically designated,
but the property is in the Commercial Core Historic District. The reviews include conceptual
design reviews, Public Amenity, Utility/Delivery/Trash, and Parking. The property does not fall
within a designated Mountain Viewplane as shown in the application.
Affordable housing mitigation and Transportation Impacts will be assessed and reviewed
concurrent with Final design reviews. HPC is expected to be the only decision making board for
this proposal. City Council will receive notice of call up after conceptual review approval.
Figure 1: Map indicating subject property
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APPLICANT: 517 East Hopkins LLC, represented by Camburas and Theodore, Ltd. and Haas
Land Planning.
ADDRESS: 517 E. Hopkins Ave.., Lots D, E, and F, Block 94, City and Townsite of Aspen,
Colorado.
PARCEL ID: 2737-073-40-003.
ZONING: CC, Commercial Core.
DEMOLITION
Demolition shall be approved if it is demonstrated that the application meets any one of the
following criteria:
a) The property has been determined by the City to be an imminent hazard to public
safety and the owner/applicant is unable to make the needed repairs in a timely
manner,
b) The structure is not structurally sound despite evidence of the owner's efforts to
properly maintain the structure,
c) The structure cannot practically be moved to another appropriate location in Aspen
or
d) No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
Staff response: The structure on the property is sound and is not an imminent hazard. The
building cannot practically be moved to another location. It was built in 1950 and is a two story
stucco frame structure. Staff finds that Criterion D is met. There is no documentation that
supports a finding that any development on this property has historic, architectural,
archaeological, engineering or cultural significance.
Additionally, for approval to demolish, all of the following criteria must be met:
a) The structure does not contribute to the significance of the parcel or Historic District
in which it is located and
b) The loss of the building, structure or object would not adversely affect the integrity of
the Historic District or its historic, architectural or aesthetic relationship to adjacent
designated properties and
c) Demolition of the structure will be inconsequential to the historic preservation needs
of the area.
Staff response: As stated, the existing development is not considered historically significant.
The property is not directly adjacent to any historic resources and in fact is generally surrounded
by non-historic structures, except for City Hall and Connor cabins located across the street.
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Demolition of this structure will not affect the historic preservation needs of the area. Staff finds
these criteria are met.
CONCEPTUAL MAJOR DEVELOPMENT REVIEW & COMMERCIAL DESIGN
The procedure for a Major Development Review, at the Conceptual level, 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.
Major Development 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.
Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a
proposal.
The design guidelines for conceptual review of a new building in the Commercial Core Historic
District are all stated within the “Commercial, Lodging and Historic District Design Objectives.”
The applicable guidelines are listed in “Exhibit A.”
The subject property is located on a block that contains no historic resources. Within the vicinity
are City Hall and Connor Cabins buildings.
Street & Alley Systems:
The proposed project maintains the established town grid (6.1) and improves the existing
condition by bringing the building to the property line and removing the large sunken area well.
All parking will be mitigated through cash in lieu payment. There are some concerns about the
configuration of trash/utility locations onsite which is discussed later in the memo. Cash in lieu
is a by-right option for commercial parking mitigation in this location.
Public Amenity:
Redevelopment of this site requires the provision of an on-site public amenity space, or a cash in
lieu payment. Creative, well-designed public places and settings contribute to an attractive,
exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment
atmosphere. Public amenity can take the form of physical or operational improvements to public
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rights-of-way or private property within commercial areas. The project is required to provide or
mitigate 10% of the lot or about 900 sf. for public amenity space.
The design guidelines in Exhibit A describe desirable characteristics of on-site amenity space, as
meeting the following requirements:
1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of
uses and activities to occur, considering any expected tenant and future potential tenants
and uses.
2. The public amenity contributes to an active street vitality. To accomplish this
characteristic, public seating, outdoor restaurant seating or similar active uses, shade
trees, solar access, view orientation and simple at-grade relationships with adjacent
rights-of-way are encouraged.
3. The public amenity and the design and operating characteristics of adjacent structures,
rights-of-way and uses contribute to an inviting pedestrian environment.
4. The proposed amenity does not duplicate existing pedestrian space created by malls,
sidewalks or adjacent property, or such duplication does not detract from the pedestrian
environment.
5. Any variation to the design and operational standards for public amenity, Subsection
26.575.030.F., promotes the purpose of the public amenity requirements.
There is currently about 500 sf of at grade public amenity space onsite. The proposed building
has a setback with benches on the ground level in the northeast corner that meets public amenity
and is about 285 sf. In addition, the two upper level decks are proposed as an alternative option
for public amenity mitigation. Staff does not support allowing the upper level decks, which do
not have exterior access, to serve as public amenity space. Staff finds that the Design Guidelines
for second level amenity space are not met, specifically 6.13:
6.13 A second floor amenity space should meet all of the following criteria:
• Ensure consistent public access
• Be dedicated for public use
• Provide a public overlook and/or an interpretive marker
• Be identified by a marker at street level.
Staff recommends that the HPC approve cash in lieu to mitigate for the remaining public amenity
requirement (900 sf requirement - ground level 285 sf = 615 sf.)
Building Placement:
The applicant proposes two options for the two story element at the middle of the building.
Option A includes a setback from the property line and Option B has the two story element at the
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property line with a recessed entry. Please refer to the drawings below. Both options are
included in your packet; however floor plans only reflect option A.
Option A: Setback two story element (applicant’s preferred option).
Option B: Two story element at property line (Staff’s preferred option).
The building is proposed parallel to lot lines similar to traditional building orientations (6.20).
The primary entrances face Hopkins Avenue (6.21). The building is broken up into four
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modules, three of which are commercial spaces. Each commercial space has a different approach
to the recessed entry as shown below (the floor plans below reflect Option A). The fourth
module is the entrance to the upper and lower levels and is setback 14’5” from the property line.
Figure 4: Detail of ground level floor plan showing setbacks for Option A.
Guideline 6.18 states that facades should be on the property line. Staff is supportive of Option B
which pulls the two story element to the property and finds that Guideline 6.18 is met. Option A,
shown above, erodes the street wall and does not meet Guideline 6.18. The redevelopment of
this property provides an opportunity to strengthen the alignment of facades along the street.
Staff recommends HPC approve Option B.
6.18 Maintain the alignment of facades at the sidewalk’s edge.
• Place as much of the façade 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 façade shall be at the property line.
Building Form/ Height/Mass/Scale:
The overall mass and scale of the building is appropriate for the downtown. The maximum
height in the Commercial Core Zone District is 28 ft., which is proposed to the top of the parapet.
The elevator overrun extends to 31 ft. which is allowed by Code. A flat roof is proposed (6.22
and 6.23) as noted in the Design Guidelines. Floor to floor heights for the first level are 16 ft.
and the measurement to the top of the parapet wall is 19 ft. 6 in. There are two street facing
second level decks. Option A provides a walkway to connect the decks and Option B does not
externally connect the decks. Staff is supportive of the decks which provides height variation as
shown in Option B. The Guidelines (6.26 - 6.30) recommend height variation when the site is
larger than 6,000 sf (this site is 9,000 sf). Staff finds that the review criteria regarding form,
height, mass and scale are met.
Utility, delivery and trash service provision. When the necessary logistical elements of a
commercial building are well designed, the building can better contribute to the overall success
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of the district. Poor logistics of one building can detract from the quality of surrounding
properties. Efficient delivery and trash areas are important to the function of alleyways.
The success of the project related to these topics is assessed by Environmental Health,
Engineering and Utilities, using the following criteria:
1. A trash and recycle service area shall be accommodated on all projects and shall meet the
minimum size and location standards established by Title 12, Solid Waste, of the
Municipal Code, unless otherwise established according to said Chapter.
2. A utility area shall be accommodated on all projects and shall meet the minimum
standards established by Title 25, Utilities, of the Municipal Code, the City’s Electric
Distribution Standards, and the National Electric Code, unless otherwise established
according to said Codes.
3. All utility, trash and recycle service areas shall be co-located and combined to the greatest
extent practical.
5. If the property adjoins an alleyway, the utility, trash and recycle service areas shall be
along and accessed from the alleyway, unless otherwise approved through Title 12, Solid
Waste, of the Municipal Code, or through Chapter 26.430, Special Review.
6. All utility, trash and recycle service areas shall be fenced so as not to be visible from the
street, unless they are entirely located on an alleyway or otherwise approved though Title
12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All
fences shall be six (6) feet high from grade, shall be of sound construction, and shall be
no less than ninety percent (90%) opaque, unless otherwise varied through Chapter
26.430, Special Review.
7. Whenever utility, trash, and recycle service areas are required to be provided abutting an
alley, other portions of a building may extend to the rear property line if otherwise
allowed by this Title, provided that the utility, trash and recycle area is located at grade
and accessible to the alley.
8. All utility service pedestals shall be located on private property. Easements shall allow
for service provider access. Encroachments into the alleyway shall be minimized to the
extent practical and should only be necessary when existing site conditions, such as an
historic resource, dictate such encroachment. All encroachments shall be properly
licensed.
9. All commercial and lodging buildings shall provide a delivery area. The delivery area
shall be located along the alley if an alley adjoins the property. The delivery area shall be
accessible to all tenant spaces of the building in a manner that meets the requirements of
the International Building Code Chapters 10 and 11 as adopted and amended by the City
of Aspen. All non-ground floor commercial spaces shall have access to an elevator or
dumbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized
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as pathways (pedestrian rights-of-way) to meet the requirements of the International
Building Code. Any truck loading facility shall be an integral component of the building.
Shared facilities are highly encouraged.
10. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet
shall contain a vestibule (double set of doors) developed internal to the structure to meet
the requirements of the International Energy Conservation Code as adopted and amended
by the City of Aspen, or an air curtain.
10. Mechanical exhaust, including parking garage ventilation, shall be vented through the
roof. The exhaust equipment shall be located as far away from the street as practical.
11. Mechanical ventilation equipment and ducting shall be accommodated internally within
the building and/or located on the roof, minimized to the extent practical and recessed
behind a parapet wall or other screening device such that it shall not be visible from a
public right-of-way at a pedestrian level. New buildings shall reserve adequate space for
future ventilation and ducting needs.
12. The trash and recycling service area requirements may be varied pursuant to Title 12,
Solid Waste, of the Municipal Code. All other requirements of this subsection may be
varied by special review (see Chapter 26.430.040.E, Utility and delivery service area
provisions).
Staff response: The Environmental Health Department and the Building Department’s
comments are attached as an Exhibit. Environmental Health and Building are supportive of the
proposal for trash and utility area. The applicant has represented that a potential location for a
grease trap (subgrade) shall be included in the building permit application to allow flexibility for
future conversion of the commercial/retail spaces to restaurant if desired.
______________________________________________________________________________
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 HPC grant demolition approval and Conceptual Commercial Design and
Conceptual Major Development approvals for Option B with the following conditions:
1. Option B is approved.
2. The project has a 10% public amenity requirement. A portion of the required public
amenity will be provided onsite, located in front of the entrance to the upper and lower
levels. The remaining public amenity requirement will be mitigated through cash-in-lieu.
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3. A potential location for a grease trap (subgrade) shall be included in the building permit
application to allow flexibility for future conversion of the commercial/retail spaces to
restaurant.
4. Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal
Code, the Applicant is required to obtain Final Commercial Design Review, Final Major
Development Review, Growth Management Review.
5. A development application for a Final Development Plan shall be submitted within one
(1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
EXHIBITS:
A. Relevant Design Guidelines
B. Development Review Committee comments
C. Application
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Exhibit A, Relevant Design Guidelines
6.1 Maintain the established town grid in all projects.
The network of streets and alleys should be retained as public circulation space and for
maximum public access.
Streets and alleys should not be enclosed or closed to public access, and should remain open to
the sky.
6.3 Develop an alley façade to create visual interest.
Use varied building setbacks and changes in materials to create interest and reduce
perceived scale.
Balconies, court yards and decks are also appropriate.
Providing secondary public entrances is strongly encouraged along alleys. These should
be clearly intended for public use, but subordinate in detail to the primary street-side
entrance.
6.6 A street facing amenity space shall meet all of the following requirements:
Abut the public sidewalk
Be level with the sidewalk
Be open to the sky
Be directly accessible to the public
Be paved or otherwise landscaped
6.7 A street-facing public amenity space shall remain subordinate to the line of building
fronts in the Commercial Core.
Any public amenity space positioned at the street edge shall respect the character of the
streetscape and ensure that street corners are well defined, with buildings placed at the
sidewalk edge.
Sunken spaces, which are associated with some past developments, adversely affect the
street character. Where feasible, these should be replaced with sidewalk level
improvements.
6.8 Street facing amenity space shall contain features to promote and enhance its use.
These may include one or more of the following:
Street furniture
Public art
Historical/interpretive marker
6.12 Second level amenity space should be compatible with the character of the historic
district.
It shall remain visually subordinate to any historic resource on the property.
If located on a historic property, it may not alter the appearance of the resource as seen from
the street.
6.13 A second floor amenity space should meet all of the following criteria:
Ensure consistent public access
Be dedicated for public use
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Provide a public overlook and /or an interpretive marker
Be identified by a marker at street level
6.14 Second level space should be oriented to maximize solar access and mountain views,
or views of historic landmarks.
6.15 Second level space should provide public access by way of a visible and attractive
public stair or elevator from a public street, alley, or street level amenity space.
6.16 Second level dining may be considered.
If the use changes, the space must remain accessible to the public, so long as it is to be
considered meeting the public amenity space requirement.
6.18 Maintain the alignment of façades at the sidewalk’s edge.
Place as much of the façade 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 façade shall be at the property line.
6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional
building orientations.
The front of a primary structure shall be oriented to the street.
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 façades.
Rectangular forms should be vertically oriented.
The façade should appear as predominantly flat, with any decorative elements and projecting
or setback “articulations” appearing to be subordinate to the dominant roof form.
6.23 Use flat roof lines as the dominant roof form.
A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof form.
Parapets on side façades should step down towards the rear of the building.
False fronts and parapets with horizontal emphasis also may be considered.
6.24 Along a rear façade, using building forms that step down in scale toward the alley is
encouraged.
Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale.
These forms should however, remain subordinate to the primary structure.
Use projecting roofs at the ground floor over entrances, decks and for separate utility structures
in order to establish a human scale that invites pedestrian activity.
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6.25 Maintain the average perceived scale of two-story buildings at the sidewalk.
Establish a two-story height at the sidewalk edge, or provide a horizontal design element
at this level. A change in materials, or a molding at this level are examples.
6.26 Building façade height shall be varied from the façade height of adjacent buildings
of the same number of stories.
If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but
must vary in façade height by a minimum of 2 ft.
6.27 A new building or addition should reflect the range and variation in building height of
the Commercial Core.
Refer to the zone district regulations to determine the maximum height limit on the subject
property.
A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher.
Additional height, as permitted in the zone district, may be added for one or more of the
following reasons:
- In order to achieve at least a two-foot variation in height with an adjacent building.
- The primary function of the building is civic. (i.e. the building is a Museum, Civic Building,
Performance Hall, Fire Station, etc.)
- Some portion of the property is affected by a height restriction due to its proximity to a historic
resource, or location within a View Plane, therefore relief in another area may be appropriate.
- To benefit the livability of Affordable Housing units.
- To make a demonstrable (to be verified by the Building Department) contribution to the
building's overall energy efficiency, for instance by providing improved day- lighting.
6.28 Height variation should be achieved using one or more of the following:
Vary the building height for the full depth of the site in accordance with traditional lot width.
Set back the upper floor to vary the building façade profile(s) and the roof forms across the
width and the depth of the building.
Vary the façade (or parapet) heights at the front.
Step down the rear of the building towards the alley, in conjunction with other design
standards and guidelines.
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.
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Historic Preservation Commission
Reso No.__, Series 2015
Page 1 of 3
RESOLUTION NO. __
(SERIES OF 2015)
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION
GRANTING CONCEPTUAL COMMERCIAL DESIGN REVIEW APPROVAL, MAJOR
DEVELOPMENT CONCEPTUAL APPROVAL AND DEMOLTION APPROVAL FOR
517 E HOPKINS AVENUE, LOTS D, E, AND F, BLOCK 94, CITY OF ASPEN, PITKIN
COUNTY, COLORADO.
Parcel ID: 2737-073-40-003
WHEREAS, the Community Development Department received an application from 517
E. Hopkins LLC (Applicant), represented by Mitch Haas of Haas Land Planning for the
following land use review approvals:
• Commercial Design Review, pursuant to Land Use Code Section 26.412;
• Major Development Conceptual Review, pursuant to Land Use Code Section 26.415;
• Demolition Review, pursuant to Land Use Code Section 26.415, and;
WHEREAS, all code citation references are to the City of Aspen Land Use Code in
effect on the day of initial application – September 21, 2015, as applicable to this Project; and,
WHEREAS, the application represents that the proposed building does not infringe into
any protected Mountain View Planes pursuant to Land Use Code Section 26.435.050; and,
WHEREAS, the Community Development Department received referral comments from
the Aspen Consolidated Sanitation District, City Engineering, Building Department,
Environmental Health Department, and Parks Department, as a result of the Development
Review Committee meeting; and,
WHEREAS, said referral agencies and the Aspen Community Development Department
reviewed the proposed Application and recommended approval with conditions; and,
WHEREAS, pursuant to Chapter 26.304, Common Development Review Procedures,
and Section 26.304.060.B.4, Modification of Review Procedures, all other necessary land use
reviews, as identified herein, have been combined to be considered by the Historic Preservation
Commission at a duly noticed public hearing after considering recommendations by the
Community Development Director and relevant referral agencies; and,
WHEREAS, such combination of review procedures was done to ensure clarity of
review, was accomplished with all required public noticing provided as evidenced by an affidavit
of public noticing submitted to the record, and the public was provided a thorough and full
review of the proposed development; and,
WHEREAS, the Historic Preservation Commission reviewed the Application at a duly
noticed public hearing on December 9, 2015, during which the recommendations of the
Community Development Director and comments from the public were requested and heard by
the Historic Preservation Commission; and,
WHEREAS, during a duly noticed public hearing on December 9, 2015, the Historic
Preservation Commission approved Resolution __, Series of 2015, by a ______ ( - ) vote
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Historic Preservation Commission
Reso No.__, Series 2015
Page 2 of 3
granting conceptual approvals and demolition approval, with the recommended conditions of
approval listed hereinafter.
NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION
COMMISSION OF THE CITY OF ASPEN, COLORADO THAT:
Section 1: Approvals
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Historic Preservation Commission hereby grants – Major Development Conceptual approval,
Conceptual Commercial Design approval, and Demolition approval subject to the recommended
conditions of approval as listed herein.
Option B is conceptually approved.
Section 2: Subsequent Reviews
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the
Applicant is required to obtain Final Commercial Design Review, Final Major Development
Review, Growth Management Review.
A development application for a Final Development Plan shall be submitted within one (1) year
of the date of approval of a Conceptual Development Plan. Failure to file such an application
within this time period shall render null and void the approval of the Conceptual Development
Plan. The Historic Preservation Commission may, at its sole discretion and for good cause
shown, grant a one-time extension of the expiration date for a Conceptual Development Plan
approval for up to six (6) months provided a written request for extension is received no less than
thirty (30) days prior to the expiration date.
Section 3: Public Amenity
The project has a 10% public amenity requirement. A portion of the required public amenity
will be provided onsite, located in front of the entrance to the upper and lower levels. The
remaining public amenity requirement will be mitigated through cash-in-lieu.
Section 4: ACSD
A potential location for a grease trap (subgrade) shall be included in the building permit
application to allow flexibility for future conversion of the commercial/retail spaces to
restaurant.
Section 5: Demolition
Demolition is granted pursuant to Land Use Code Section 26.415.080.
Section 6:
All material representations and commitments made by the Applicant pursuant to the
development proposal approvals as herein awarded, whether in public hearing or documentation
presented before the Community Development Department and the Historic Preservation
Commission are hereby incorporated in such plan development approvals and the same shall be
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Historic Preservation Commission
Reso No.__, Series 2015
Page 3 of 3
complied with as if fully set forth herein, unless amended by other specific conditions or an
authorized authority.
Section 7:
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 8:
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
FINALLY, adopted, passed and approved this 9th day of December, 2015.
Approved as to form: Approved as to content:
__________________________ ______________________________
Debbie Quinn, Assistant City Attorney Willis Pember, Chair
Attest:
_______________________________
Kathy Strickland, Deputy Clerk
Attachments:
Exhibit A: Conceptually approved elevations and floor plans
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Development Review Committee Comments:
Building Department:
Environmental Health:
It would appear that my previous concerns have been addressed with this revised plan. Although
the doors still swing inward, the increased square footage means this design meets the minimum
space required for a commercial building without food service. It would be helpful to consider an
overhead door to conserve space and provide easier access, but it is not a requirement. I am not
as sure about the accessibility to the area, so I will defer to Denis on that aspect of this revised
design.
Parks Department:
Silva cells with tree plantings will be required. City Forester will determine species and spacing. 30” good
soil depth. Irrigation required. Electric outlets/stanchions must not interfere with long term growth of
trees.
Engineering Department:
These comments are not intended to be exclusive, but an initial response to the project packet
submitted for purpose of the DRC meeting.
Stormwater
No information has been provided. The project will require a conceptual drainage plan and report
before final approval. Due to the size and location of the lot most likely the project will require a
stormwater vault. We would very much like to see the incorporation of a green roof.
Utilities
1. The submitted application is preliminary and does not convey enough information to give
feedback on water alignment.
2. A 4” water service line will require fire suppression calculations.
3. The proposed location of the transformers does not meet Electric Department Standards
for separation clearances. Ensure proper clearance from buildings and doors. Review
Drawing CR-30 in the Electric Dept Standards and Specifications for clearance
requirements.
Public Improvements - Transportation Impact Analysis
Many of the selected items are not applicable. Without the below items the project will have
mitigated 11.29 of the required 23.3 trips. The applicant could look in to fixing the corner of
Hopkins and hunter as due to the angled parking the site is a difficult intersection for site
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lines for pedestrians as well as vehicles. There is also the option to pay the fee to mitigate
generated trips.
4. Item 8: The access point measure (Item 8) is not applicable to the project. Enhanced
access points include items such as correcting or enhancing ADA access or creating a
new access point that prevents pedestrians from crossing a street. This measure does not
cover adding more entrances to the building at the sidewalk but rather looking at the
connection from the ROW to the property.
5. Item 9: The project does not propose any changes that would reduce the directness factor
to below 1.2 and thus cannot receive credit in this category.
6. The tool selects an additional minor improvement to improve the pedestrian experience.
The improvement of the 6 benches was not agreed upon with City staff and does not fit
the requirements to receive credit.
7. At this time there is no improvements proposed for a bicycle path and thus the project
cannot receive credit for this measure. We would be happy to discuss a proposal from the
applicant but would need more concrete details.
8. Further discussion and collaboration is needed with the transportation department to
determine a bus stop in need of seating within the vicinity of the walkshed of the project.
Fire Department:
• Request that the building maintain a single address with suite numbers for each space.
Aspen Consolidated Sanitation District:
Service is contingent upon compliance with the District’s rules, regulations, and specifications,
which are on file at the District office.
ACSD will review the approved Drainage plans to assure that clear water connections (roof,
foundation, perimeter, patio drains) are not connected to the sanitary sewer system.
On-site utility plans require approval by ACSD.
Oil and Grease interceptors (NOT traps) are required for all food processing establishment.
Locations of food processing shall be identified prior to building permit. Even though the
commercial space is tenet finish, interceptors will be required at this time if food processing
establishments are anticipated for this project. ACSD will not approve service to food
processing establishments retrofitted for this use by small under counter TRAPS at a later
date.
Oil and Sand separators are required for parking garages and vehicle maintenance establishments.
Driveway entrance drains must drain to drywells.
Elevator shaft drains must flow thru o/s interceptor
Old service lines must be excavated and abandoned at the main sanitary sewer line according to
specific ACSD requirements.
Below grade development may require installation of a pumping system.
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One tap is allowed for each building. Shared service line agreements may be required where more
than one unit is served by a single service line.
Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will
require approval by ACSD where soft and hard landscaping may impact public ROW or easements to
be dedicated to the district.
All ACSD fees must be paid prior to the issuance of a building permit. Peg in our office can develop
an estimate for this project once detailed plans have been made available to the district.
Where additional development would produce flows that would exceed the planned reserve capacity
of the existing system (collection system and or treatment system) an additional proportionate fee
will be assessed to eliminate the downstream collection system or treatment capacity constraint.
Additional proportionate fees would be collected over time from all development in the area of
concern in order to fund the improvements needed.
Where additional development would produce flows that would overwhelm the planned capacity of
the existing collection system and or treatment facility, the development will be assessed fees to
cover the costs of replacing the entire portion of the system that would be overwhelmed. The District
would fund the costs of constructing reserve capacity in the area of concern (only for the material
cost difference for larger line).
Glycol heating and snow melt systems must be designed to prohibit and discharge of glycol to any
portion of the public and private sanitary sewer system. The glycol storage areas must have
approved containment facilities.
Soil Nails are not allowed in the public ROW above ASCD main sewer lines and within 3 feet
vertically below an ACSD main sewer line.
We can comment on this application in greater detail once detailed plans have been submitted to the
District.
P57
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517 East Hopkins Conceptual Redevelopment Application 26
The completed Tool attached hereto as Exhibit 6 includes a net increase of 6,484 square feet
of net leasable commercial area, but this amount may change through the course of the
review process. At any rate, for the subject project, this preliminary application of the Tool
results in 6.99 net trips to be mitigated. The applicant remains open to additional
suggestions as to how these trips might best be mitigated.
It is noted that this is an application for conceptual design review and related issues only.
Completion of the TDM-MMLOS, while required, is very much premature. Should the
current application be approved, the subsequent application(s) will include final design
details and all growth management related reviews. During that application review
process is the appropriate time to fully consider the Transportation Demand Management
and Multi-Modal Levels of Service impacts. Along these lines, the applicant cannot be
reasonably expected at this time to fully understand what types of on- or off-site
improvements or trip mitigation measures will eventually make sense. Similarly, the
applicant cannot yet be expected to know what types of programs (i.e., amenities packages,
shuttle services, TOP Participation, transit fare subsidies, employee parking cash-outs,
workplace parking pricing, compressed work weeks, sponsored vanpools, etc.) each of the
eventual tenants might be willing to implement with regard to transportation demand
management, much less how such programs might be enforced or financed. As such, it is
requested that the TDM-MMLOS mitigation review be temporarily delayed and instead be
required as part of the subsequent application for all growth management related
approvals.
Given the foregoing, to the extent that explanation is needed for those items the applicant
has proposed credit for in the attached Exhibit 7 TDM-MMLOS Tool, the following
narratives are provided.
MMLOS Input Page, Item 1: The project adjoins the sidewalk on the south side of East
Hopkins Avenue, which is currently attached to the curb and includes no parkway strip or
landscaped area. The applicant will replace the sidewalk, curb and gutter to provide a full-
width, detached sidewalk and street trees. (See Plan Sheet TIA-1.)
MMLOS Input Page, Item 8: Access to the existing structure cannot be gained without
ascending or descending stairs and none of the existing access points adjoin the sidewalk.
As plans sheet TIA-1 shows, the proposed pedestrian access points all adjoin the sidewalk.
MMLOS Input Page, Item 9: The project’s pedestrian access points have directness factors
ranging of less than 1.2, as shown on the TIA Site Plan (Plan Sheet TIA-1).
MMLOS Input Page, Bicycles: The applicant is willing to provide reasonable landscaping,
striping, or signage improvements to a nearby, existing bicycle path. The applicant is open
P86
IV.B.
517 East Hopkins Conceptual Redevelopment Application 27
to specific suggestions from the City Engineering and Transportation Departments for such
improvements to be agreed upon prior to final development approvals.
MMLOS Input Page, Transit: The applicant is willing to fund the installation of seating/a
bench at any downtown bus stop the City chooses, with such location and the actual
improvement to be agreed upon prior to final development approvals.
MMLOS Input Page, Additional Proposed Improvements: The proposal provides six (6)
benches meant to enable a pedestrian “dwell” and congregation experience adjoining the
sidewalk.
TDM Input Page, Participation in TOP: The applicant will participate in the City’s
Transportation Options Program and all employees will be eligible. All reporting
requirements will be met.
TDM Input Page, Transit Fare Subsidy: Given the project’s location in the commercial core,
implementation of a transit fare subsidy strategy makes great sense, and it is envisioned
that tenants on the property will be required to provide a subsidy to all full-time
employees for not less than 100% of daily work-related bus ridership/transit usage costs.
TDM Input Page, Compressed Work Weeks: The applicant envisions requiring that all tenants
offer not less than 25% of their employees the option of a compressed work week schedule
whereby the 40-hour work week can be achieved in a 4-day period rather than the
traditional 5-day week.
TDM Input Page, Bikeshare Program: Given that there is a WeCycle station located directly
across the street, the applicant envisions requiring that every tenant purchase memberships
in the WeCycle program and allow all of their employees to use to the system.
TDM Input Page, End of Trip Facilities: The lower level of the proposed development
includes accessible, common bathroom facilities that will include washing and changing
areas, and potentially lockers as well.
TDM Input Page, Trip Reduction Marketing/Incentive Program: The applicant envisions
requiring all tenants to take part in and implement programs identical to the City of
Aspen’s trip reduction marketing and incentives program.
No additional TDM Input page credits are proposed. The applicant likely would have
committed to additional TDM measures, but the TIA Tool does not allow credit for
anything more than has already been committed. In fact, it is not even clear that the
applicant is receiving full credit for the programs described above.
Enforcement and Financing: The MMLOS measures described above do not require any
financing or enforcement. If approved, the applicant will be held to the proposed
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517 East Hopkins Conceptual Redevelopment Application 28
development, which guarantees the measures. The applicant will finance the development
privately and, once built, will require no enforcement. Participation in the TOP, provision
of the transit fare subsidy program, and the bicycle share program will be provided and
paid for the first five years of ownership to each tenant and move in. The tenant is
responsible for enrolling in the programs and payment for usage outside of the
membership fees. The TDM measures will be included in lease agreements and reviewed
by the tenants, who will accept the terms by means of executing/agreeing to their lease.
Scheduling and Implementation Measures: All MMLOS items and the “end of trip facilities”
will be completed during the construction phase of the project. These items will be part of
the plan set submitted to the City of Aspen Building Department for review. The applicant
understands the issuance of a Certificate of Occupancy is contingent upon satisfactory
installation of the MMLOS improvements, as reviewed and approved by the Engineering
Department. These items will be the responsibility of the applicant. TDM measures will be
implemented when tenants sign their lease agreements.
Monitoring and Reporting: The property manager or other representative of the owner will
issue a survey to the commercial tenants on an annual basis. This simple survey will
determine what level of use the tenants engage in for the TDM measures and if they have
effectively reduced trips. The survey results will be issued as an annual report to the City
of Aspen Transportation Department.
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PROJECT SITE 517 E. HOPKINS AVE.PROPOSED
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO EC-3EXISTING CONDITION FLOOR PLAN 14-4400714-44007 517 EAST HOPKINS AVE.REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P117
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO ER-1EXISTING RESIDENTIAL FLOOR PLAN 14-4400714-44007 517 EAST HOPKINS AVE.REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P118
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO PA-2PROPOSED PUBLIC AMENITY PLANS 14-4400714-44007 517 EAST HOPKINS AVE.
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO A-010PROPOSED SITE PLAN14-4400714-44007 517 EAST HOPKINS AVE.
1
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO VP-1VIEW PLANE ELEVATIONS14-4400714-44007 517 EAST HOPKINS AVE.
1
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P121
IV.B.
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO VP-2VIEWPLANE SURVEY14-4400714-44007 517 EAST HOPKINS AVE.
3
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REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P122
IV.B.
DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO VP-3VIEW PLANE MAP14-4400714-44007 517 EAST HOPKINS AVE.REVISIONS NO.DATEBYDESCRIPTION 111-18-15ISSUED TO LAND PLANNER RA
P123
IV.B.
UP
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO A-100PROPOSED FLOOR PLANS14-4400714-44007 517 EAST HOPKINS AVE.
1
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8
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P124
IV.B.
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DECK BELOW DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO A-101PROPOSED FLOOR PLAN AND ROOF PLAN 14-4400714-44007 517 EAST HOPKINS AVE.
1
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REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P125
IV.B.
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FLOOR AREA SUMMARY:MAIN LEVEL: 8,785.14 SF LOWER LEVEL: 9,012.74 SF SECOND LEVEL: 8,342.05 SFCOMMERCIAL AREA: 7,234.27 SF (RED)COMMON AREA: 1,097.62 (BLUE)DEDUCTIONS: 453.25 SF (PURPLE)AREA TOWARDS FAR: 8,331.89 SF COMMERCIAL AREA: 6,642.79 SF (RED)DEDUCTIONS: 9,012.74 SF (SUBGRADE EXEMPT)AREA TOWARDS FAR: 0 SF COMMERCIAL AREA: 6,503.72 SF (RED)DEDUCTIONS: 1,281.66 SF (PURPLE)AREA TOWARDS FAR: 7,060.39 SF ZONING INFORMATION AND CALCULATIONS:ZONING: (CC) COMMERCIAL CORE NET LOT AREA: 9,000 SF (90'-0" X 100'-0")ZONING ALLOWANCE (2:1) 18,000 SF (2 X 9,000 SF)CALCULATIONS:GROSS FLOOR AREA:COMMERCIAL SPACE: 20,380.78 SF (RED)COMMON SPACE: 5,759.15 SF (BLUE & PURPLE)EXEMPT SPACE: 10,747.65 SF (PURPLE + LOWER LEVEL)EXPOSED WALL BELOW GRADE NORTH: 0 SF EXPOSED SOUTH: 0 SF EXPOSED EAST: 0 SF EXPOSED WEST: 0 SF EXPOSED BELOW GRADE WALL AREA:NORTH: 90'-2"SOUTH: 90'-2"EAST: 100'-0"WEST: 100'-0"TOTAL: 380'-4" LENGTH X____29'-0" HEIGHT 11,029'-8" SF TOTAL WALL AREA 0 SF TOTAL EXPOSED WALL AREA 0 / 11,029'-8" = 0% APPLIED FINAL FLOOR AREA:MAIN LEVEL = 8,785.14 SF (453.25 SF EXEMPT)SECOND LEVEL = 8,342.05 SF (1,281.66 SF EXEMPT)ROOF TERRACE = 0 SF (1,281.66 SF EXEMPT)LOWER LEVEL = 0 SF (9,012.74 SF EXEMPT)CUMULATIVE = 15,392.28 SF (1.71:1 FAR)DECK EXEMPTION:ZONING ALLOWANCE OF BUILDING: 18,000 SF DECK ALLOWANCE:18,000 SF X 15% = 2,700 SF ACTUAL DECK PROVIDED:1,281.66 SF (COMPLIES)COMMON AREA: 2,369.95 SF (BLUE)COMMON AREA: 556.67 SF (BLUE)TOTAL FAR: 15,392.28 SF (1.71:1 FAR)DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO FAR-1FLOOR PLANS - FAR CALCULATIONS14-4400714-44007 517 EAST HOPKINS AVE.
1
/
8
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REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P126
IV.B.
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FLOOR AREA SUMMARY:MAIN LEVEL: 8,785.14 SF LOWER LEVEL: 9,012.74 SF SECOND LEVEL: 8,342.05 SFCOMMERCIAL AREA: 7,234.27 SF (RED)COMMON AREA: 1,097.62 (BLUE)DEDUCTIONS: 453.25 SF (PURPLE)AREA TOWARDS FAR: 8,331.89 SF COMMERCIAL AREA: 6,642.79 SF (RED)DEDUCTIONS: 9,012.74 SF (SUBGRADE EXEMPT)AREA TOWARDS FAR: 0 SF COMMERCIAL AREA: 6,503.72 SF (RED)DEDUCTIONS: 1,281.66 SF (PURPLE)AREA TOWARDS FAR: 7,060.39 SF ZONING INFORMATION AND CALCULATIONS:ZONING: (CC) COMMERCIAL CORE NET LOT AREA: 9,000 SF (90'-0" X 100'-0")ZONING ALLOWANCE (2:1) 18,000 SF (2 X 9,000 SF)CALCULATIONS:GROSS FLOOR AREA:COMMERCIAL SPACE: 20,380.78 SF (RED)COMMON SPACE: 5,759.15 SF (BLUE & PURPLE)EXEMPT SPACE: 10,747.65 SF (PURPLE + LOWER LEVEL)EXPOSED WALL BELOW GRADE NORTH: 0 SF EXPOSED SOUTH: 0 SF EXPOSED EAST: 0 SF EXPOSED WEST: 0 SF EXPOSED BELOW GRADE WALL AREA:NORTH: 90'-2"SOUTH: 90'-2"EAST: 100'-0"WEST: 100'-0"TOTAL: 380'-4" LENGTH X____29'-0" HEIGHT 11,029'-8" SF TOTAL WALL AREA 0 SF TOTAL EXPOSED WALL AREA 0 / 11,029'-8" = 0% APPLIED FINAL FLOOR AREA:MAIN LEVEL = 8,785.14 SF (453.25 SF EXEMPT)SECOND LEVEL = 8,342.05 SF (1,281.66 SF EXEMPT)ROOF TERRACE = 0 SF (1,281.66 SF EXEMPT)LOWER LEVEL = 0 SF (9,012.74 SF EXEMPT)CUMULATIVE = 15,392.28 SF (1.71:1 FAR)DECK EXEMPTION:ZONING ALLOWANCE OF BUILDING: 18,000 SF DECK ALLOWANCE:18,000 SF X 15% = 2,700 SF ACTUAL DECK PROVIDED:1,281.66 SF (COMPLIES)COMMON AREA: 2,369.95 SF (BLUE)COMMON AREA: 556.67 SF (BLUE)TOTAL FAR: 15,392.28 SF (1.71:1 FAR)DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO FAR-2FLOOR PLAN - FAR CALCULATIONS14-4400714-44007 517 EAST HOPKINS AVE.
1
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REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P127
IV.B.
DNDN
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NET LEASABLE CALCULATIONS:MAIN LEVEL:LOWER LEVEL:SECOND LEVEL:NET LEASABLE AREA: 6,349.29 SF (RED)NON-UNIT COMMON AREA: 1,367.57 SF (BLUE)SUB-TOTAL MAIN LEVEL: 6,349.29 SF NET LEASABLE AREA: 6,244.56 SF (RED)SUB-TOTAL LOWER LEVEL: 6,244.56 SF NET LEASABLE AREA: 6,248.26 SF (RED)SUB-TOTAL 2ND LEVEL: 6,248.26 SFNON-UNIT COMMON AREA: 2,158.82 SF (BLUE)NON-UNIT COMMON AREA: 507.23 SF (BLUE)TOTAL NET LEASABLE: 18,842.11 SFOUTDOOR TERRACE AREA: 1,146.33 SF (PURPLE)
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO NL-1FLOOR PLAN - NET LEASABLE14-4400714-44007 517 EAST HOPKINS AVE.
N
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REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P128
IV.B.
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NET LEASABLE CALCULATIONS:MAIN LEVEL:LOWER LEVEL:SECOND LEVEL:NET LEASABLE AREA: 6,349.29 SF (RED)NON-UNIT COMMON AREA: 1,367.57 SF (BLUE)SUB-TOTAL MAIN LEVEL: 6,349.29 SF NET LEASABLE AREA: 6,244.56 SF (RED)SUB-TOTAL LOWER LEVEL: 6,244.56 SF NET LEASABLE AREA: 6,248.26 SF (RED)SUB-TOTAL 2ND LEVEL: 6,248.26 SFNON-UNIT COMMON AREA: 2,158.82 SF (BLUE)NON-UNIT COMMON AREA: 507.23 SF (BLUE)TOTAL NET LEASABLE: 18,842.11 SFOUTDOOR TERRACE AREA: 1,146.33 SF (PURPLE)
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO NL-2FLOOR PLAN - NET LEASABLE14-4400714-44007 517 EAST HOPKINS AVE.
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P129
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO A-211PROPOSED EXTERIOR ELEVATIONS 14-4400714-44007 517 EAST HOPKINS AVE.
3
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1
6
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REFERENCED KEYED NOTES NUMBER
K
E
Y
N
O
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E
1
P
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T
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S
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N
B
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STOREFRONT FRAMING.6
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GLASS WITH ALUMINUM CURTAIN WALL, EQUALLY SPACED PANES.9
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REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P130
IV.B.
FI
N
.
F
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0'
-
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'
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DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO A-212PROPOSED EXTERIOR ELEVATIONS 14-4400714-44007 517 EAST HOPKINS AVE.
3
/
1
6
"
=
1
'
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"
1
So
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t
h
3
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6
"
=
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'
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"
2
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s
t
REFERENCED KEYED NOTES NUMBER
K
E
Y
N
O
T
E
1
8
"
C
M
U
.
P
A
I
N
T
E
D
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I
N
G
.
3
B
O
A
R
D
F
O
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M
E
D
C
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C
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F
I
N
I
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H
.
4
C
L
E
A
R
L
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W
-
E
I
N
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U
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I
N
G
G
L
A
S
S
W
I
T
H
A
L
U
M
I
N
U
M
STOREFRONT FRAMING.REVISIONS NO.DATEBYDESCRIPTION 111-18-15RAISSUED TO LAND PLANNER
P131
IV.B.
P
1
3
2
I
V
.
B
.
FI
N
.
F
L
O
O
R
0'
-
0
"
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C
O
N
D
F
L
O
O
R
16
'
-
0
"
UP
P
E
R
P
A
R
A
P
E
T
28
'
-
0
"
PA
R
A
P
E
T
27
'
-
0
"
EX
I
S
T
I
N
G
BU
I
L
D
I
N
G
(N
.
I
.
C
.
)
EX
I
S
T
I
N
G
BU
I
L
D
I
N
G
BE
Y
O
N
D
(N
.
I
.
C
.
)
B.
O
.
L
I
N
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E
L
11
'
-
1
1
3
/
4
"
B.
O
.
L
I
N
T
E
L
1
13
'
-
0
"
RO
O
F
26
'
-
6
"
T.
O
.
R
A
I
L
I
N
G
19
'
-
6
"
1
1
1
2
3
4
4
5
5
5
4
7
8
'
-
0
"
4
8
EL
E
V
A
T
O
R
OV
E
R
R
U
N
31
'
-
0
"
13
13
10
14
13
1
10
1
11
15
11
16
14
17
12
4
18
10
13
14
4
12
12
10
19
20
21
2
14
22
SE
C
O
N
D
F
L
O
O
R
16
'
-
0
"
UP
P
E
R
P
A
R
A
P
E
T
28
'
-
0
"
PA
R
A
P
E
T
27
'
-
0
"
B.
O
.
L
I
N
T
E
L
11
'
-
1
1
3
/
4
"
T.
O
.
R
A
I
L
I
N
G
19
'
-
6
"
435
5
6
FI
N
.
F
L
R
.
S
P
A
C
E
'
A
'
0'
-
8
3
1
/
3
2
"
9
EL
E
V
A
T
O
R
OV
E
R
R
U
N
31
'
-
0
"
2
TR
A
S
H
E
N
C
L
O
S
U
R
E
TR
A
N
S
1
AD
J
A
C
E
N
T
B
U
I
L
D
I
N
G
ME
C
H
A
N
I
C
A
L
S
C
R
E
E
N
I
N
G
10
1
11
10
12
12
19
13
15
DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 12-2-15 TTASPEN, CO A-211PROPOSED EXTERIOR ELEVATIONS 14-4400714-44007 517 EAST HOPKINS AVE.
3
/
1
6
"
=
1
'
-
0
"
1
PR
O
P
O
S
E
D
N
O
R
T
H
E
L
E
V
A
T
I
O
N
3
/
1
6
"
=
1
'
-
0
"
2
PR
O
P
O
S
E
D
E
A
S
T
E
L
E
V
A
T
I
O
N
REFERENCED KEYED NOTES NUMBER
K
E
Y
N
O
T
E
1
H
A
N
D
M
O
L
D
E
D
M
O
D
U
L
A
R
B
R
I
C
K
,
1
/
2
R
U
N
N
I
N
G
B
O
N
D
.
2
P
R
E
F
I
N
I
S
H
E
D
M
E
T
A
L
C
O
V
E
R
E
D
E
N
T
R
Y
.
3
C
O
N
T
I
N
U
O
U
S
S
T
E
E
L
R
A
I
L
I
N
G
,
P
A
I
N
T
E
D
.
4
C
L
E
A
R
L
O
W
-
E
I
N
S
U
L
A
T
I
N
G
G
L
A
S
S
W
I
T
H
A
L
U
M
I
N
U
M
STOREFRONT FRAMING.5
E
X
P
O
S
E
D
S
T
E
E
L
M
E
M
B
E
R
,
P
A
I
N
T
E
D
.
6
G
L
A
Z
I
N
G
I
N
A
L
U
M
I
N
U
M
S
T
O
R
E
F
R
O
N
T
.
7
T
E
R
R
A
C
E
L
I
N
E
.
8
B
U
T
T
-
G
L
A
Z
E
D
S
T
O
R
E
F
R
O
N
T
S
Y
S
T
E
M
.
9
C
M
U
,
P
A
I
N
T
E
D
W
H
E
R
E
E
X
P
O
S
E
D
.
10
P
R
E
F
I
N
I
S
H
E
D
M
E
T
A
L
C
O
P
I
N
G
.
11
E
X
P
O
S
E
D
S
T
E
E
L
L
I
N
T
E
L
,
P
A
I
N
T
E
D
.
12
B
R
I
C
K
S
O
L
D
I
E
R
C
O
U
R
S
I
N
G
.
13
B
O
A
R
D
F
O
R
M
E
D
S
T
A
I
N
E
D
C
O
N
C
R
E
T
E
.
14
N
A
T
U
R
A
L
B
U
I
L
D
I
N
G
S
T
O
N
E
.
15
N
A
T
U
R
A
L
B
U
I
L
D
I
N
G
S
T
O
N
E
P
A
R
A
P
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T
.
16
H
A
N
D
M
O
L
D
E
D
M
O
D
U
L
A
R
B
R
I
C
K
,
S
T
A
C
K
B
O
N
D
.
17
R
E
C
E
S
S
E
D
M
O
D
U
L
A
R
B
R
I
C
K
P
A
N
E
L
.
18
F
L
U
T
E
D
C
A
S
T
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N
C
O
L
U
M
N
.
19
T
E
M
P
E
R
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D
G
L
A
S
S
P
A
N
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L
.
20
A
C
C
E
N
T
L
I
G
H
T
I
N
G
.
21
B
U
I
L
D
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N
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S
I
G
N
A
G
E
,
U
N
D
E
R
S
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P
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R
A
T
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P
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M
I
T
.
22
P
R
E
F
I
N
I
S
H
E
D
M
E
T
A
L
B
R
I
S
E
S
O
L
E
I
L
.
REVISIONS NO.DATEBYDESCRIPTION 112-2-15RAISSUED TO LAND PLANNER
P133
IV.B.
FI
N
.
F
L
O
O
R
0'
-
0
"
SE
C
O
N
D
F
L
O
O
R
16
'
-
0
"
UP
P
E
R
P
A
R
A
P
E
T
28
'
-
0
"
PA
R
A
P
E
T
27
'
-
0
"
B.
O
.
A
L
L
E
Y
L
I
N
T
E
L
12
'
-
8
"
EL
E
V
A
T
O
R
OV
E
R
R
U
N
31
'
-
0
"
1
TR
A
S
H
EN
C
L
O
S
U
R
E
TR
A
N
S
F
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TR
A
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N
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NE
I
G
H
B
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TR
A
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F
O
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R
7
2
SE
C
O
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D
F
L
O
O
R
16
'
-
0
"
UP
P
E
R
P
A
R
A
P
E
T
28
'
-
0
"
PA
R
A
P
E
T
27
'
-
0
"
1
2
3
EN
T
I
R
E
E
L
E
V
A
T
I
O
N
A
B
U
T
S
A
D
J
A
C
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N
T
B
U
I
L
D
I
N
G
OU
T
L
I
N
E
O
F
A
D
J
A
C
E
N
T
B
U
I
L
D
I
N
G
ME
C
H
A
N
I
C
A
L
S
C
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E
E
N
I
N
G
4
5
6
DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 12-2-15 TTASPEN, CO A-212PROPOSED EXTERIOR ELEVATIONS 14-4400714-44007 517 EAST HOPKINS AVE.
3
/
1
6
"
=
1
'
-
0
"
1
PR
O
P
O
S
E
D
S
O
U
T
H
E
L
E
V
A
T
I
O
N
3
/
1
6
"
=
1
'
-
0
"
2
PR
O
P
O
S
E
D
W
E
S
T
E
L
E
V
A
T
I
O
N
REFERENCED KEYED NOTES NUMBER
K
E
Y
N
O
T
E
1
C
M
U
,
P
A
I
N
T
E
D
W
H
E
R
E
E
X
P
O
S
E
D
.
2
P
R
E
F
I
N
I
S
H
E
D
M
E
T
A
L
C
O
P
I
N
G
.
3
C
L
E
A
R
L
O
W
-
E
I
N
S
U
L
A
T
I
N
G
G
L
A
S
S
W
I
T
H
A
L
U
M
I
N
U
M
STOREFRONT FRAMING.4
E
X
P
O
S
E
D
S
T
E
E
L
L
I
N
T
E
L
,
P
A
I
N
T
E
D
.
5
H
A
N
D
M
O
L
D
E
D
M
O
D
U
L
A
R
B
R
I
C
K
,
1
/
2
R
U
N
N
I
N
G
B
O
N
D
.
6
N
A
T
U
R
A
L
B
U
I
L
D
I
N
G
S
T
O
N
E
P
A
R
A
P
E
T
.
7
I
N
S
U
L
A
T
E
D
S
T
E
E
L
D
O
O
R
,
P
A
I
N
T
E
D
.
REVISIONS NO.DATEBYDESCRIPTION 112-2-15RAISSUED TO LAND PLANNER
P134
IV.B.
5
1
5
E
.
H
O
P
K
I
N
S
5
3
3
E
.
H
O
P
K
I
N
S
EA
S
T
H
O
P
K
I
N
S
A
V
E
N
U
E
AL
L
E
Y
51
7
E
.
H
O
P
K
I
N
S
PR
O
P
E
R
T
Y
L
I
N
E
23
'
-
0
"
R
O
U
T
E
BE
T
W
E
E
N
D
O
O
R
S
46
'
-
8
"
R
O
U
T
E
BE
T
W
E
E
N
D
O
O
R
S
68
'
-
6
"
R
O
U
T
E
BE
T
W
E
E
N
D
O
O
R
S
NE
W
P
E
D
E
S
T
R
I
A
N
EN
T
R
A
N
C
E
NE
W
P
E
D
E
S
T
R
I
A
N
EN
T
R
A
N
C
E
.
41
'
-
1
"
R
O
U
T
E
BE
T
W
E
E
N
D
O
O
R
S
NE
W
P
E
D
E
S
T
R
I
A
N
EN
T
R
A
N
C
E
.
55
'
-
3
"
R
O
U
T
E
BE
T
W
E
E
N
D
O
O
R
S
NE
W
P
E
D
E
S
T
R
I
A
N
EN
T
R
A
N
C
E
.
76
'
-
1
0
"
R
O
U
T
E
BE
T
W
E
E
N
D
O
O
R
S
1
2
'
-
0
"
8
'
-
0
"
CO
N
C
R
E
T
E
W
A
L
K
LI
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H
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P
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BE
N
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S
(T
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6
)
BA
L
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B
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.
,
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.
18
'
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0
"
1
4
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21
8
S
.
F
.
TR
A
N
S
DRAWING TITLE:SCALE:DRAWN BY:DATE:REVIEWED:PROJECT NO.:LOCATION NO.:ALL DRAWINGS AND WRITTEN MATERIAL HEREIN CONSTITUTE THE ORIGINAL AND UNPUNLISHED WORK OF THE ARCHITECT, AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COPYRIGHT: CAMBURAS & THEODORE, LTD.RA 8/18/15 TTASPEN, CO TIA-1TIA SITE PLAN14-4400714-44007 517 EAST HOPKINS AVE.
1
/
8
"
=
1
'
-
0
"
1
SI
T
E
P
L
A
N
N
REVISIONS NO.DATEBYDESCRIPTION 111-18-15ISSUED TO LAND PLANNER RA
P135
IV.B.
P
1
3
6
I
V
.
B
.