HomeMy WebLinkAboutApplication.232 E Main
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
February 5, 2020
Ben Anderson
Planner
City of Aspen
RE: 232 East Main Street; Aspen, CO
Mr. Anderson:
Please accept this amendment to a Growth
Management development order for 232 East
Main Street. The development order for this
commercial project on Main Street was issued
March 8, 2017, with an effective date of March
16, 2017. The all-commercial project will
replace the existing Conoco gas station,
increasing the net leasable area from 1,500 sf
to approximately 4,818 sf.
The increase in commercial net leasable area necessitates the provision of affordable housing.
The Growth Management approval, HPC Resolution No. 3, 2017, specifies this obligation to be
met through the provision of affordable housing certificates. The applicant is requesting this
obligation be amended to allow the affordable housing to be provided in form of actual built units
at the 834 West Hallam property (Poppies). The 834 project is fully entitled for a multi-family
affordable housing development for which affordable housing credits would otherwise be issued
by the City upon completion of the project.
The applicant controls both properties (owned by different LLCs) and this request for an
amendment to the 232 East Main Street approvals should be viewed in context with an
amendment request to the 834 West Hallam Street approvals.
The pre-application conference summary includes a statement regarding the prospective “CO
link” between the 232 and 834 projects. “The applicant should be aware that once this
amendment is established, under no circumstances will the CO for 232 E. Main be considered
until the AH units at 834 W. Hallam have been issued a CO.” The applicant is aware and
accepting of this CO link requirement. Issuance of a Certificate of Occupancy for the 232 project
is contingent upon the 834 project being completed and issued a Certificate of Occupancy.
The property is owned by 232 East Main Street LLC, a Colorado limited liability company. Mark
Hunt is the manager and has authorized BendonAdams to submit this application. We hope this
Page 2 of 2
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
application provides sufficient information to enable a thorough evaluation of this application. We
are preparing a draft Notice of Approval for your consideration and will provide under a separate
cover. Upon request, BendonAdams will gladly provide such additional information as may be
required during your review.
Sincerely,
Chris Bendon, AICP
BendonAdams LLC
Exhibits:
1. Response to Review Criteria
2. Application Form
3. Agreement to Pay
4. HOA Form
5. Authorization to represent
6. Proof of ownership with statement of authority
7. Pre-Application Summary
8. Vicinity Map
9. Development Order
10. HPC Resolution No. 3, 2017
11. Select Sheets from Building Permit Set
12. Existing Net Leasable
Exhibit 1
Page 1
Exhibit 1
Review Criteria
26.470.150. Amendment of a Growth Management Development Order.
A. Insubstantial amendment. An insubstantial amendment to an approved growth management
development order may be authorized by the Community Development Director if:
1) The change conforms to all other provisions of the Land Use Code and does not exceed
approved variations to the residential design standards, require an amendment to the
commercial design review approval or such variations or amendments have been approved.
Response to 1:
The 232 project’s design, layout, and uses are not changing. The project The
amendment only affects the method of providing affordable housing mitigation
– from delivery of affordable housing credits upon issuance of a building permit
to delivery of affordable housing units prior to the issuance of a Certificate of
Occupancy. The affordable housing units to be delivered will be developed at
834 West Hallam, a project that has received approvals to be developed as a
multi-unit affordable housing project.
2) The change does not alter the number, size, type or deed restriction of the proposed affordable
housing units, subject to compliance with the Aspen/Pitkin County Housing Authority
Guidelines.
Response to 2:
The applicant is not requesting a change to the number or category of
affordable housing to be provided. HPC Resolution No. 3, 2017 provided the
growth management approval and requires the delivery of Category 4
affordable housing credits for 60% of the additional employees generated by
the development. At the time of the final HPC review, this equated to 8.14
FTEs.
The employee
generation
summary to the
right is from the
final HPC and
GMQS
application.
Exhibit 1
Page 2
Slight adjustments to the 232 project have resulted in a smaller addition of net
leasable area and a corresponding lower mitigation requirement. Permit No.
0132.2018.ACBK represents a
total net leasable of 4,818 square
feet, comprised of 3,428sf on the
main floor and 1,389 sf on the
second floor.
The chart to the right is from the
pending permit set (which may not
reflect the most-current given the
change bubble).
A recalculation of the employee generation results in a net addition of 10.69
FTEs. The 60% mitigation results in a 6.41 FTEs to be mitigated.
Proposed Main Floor: (3,428 / 1,000) x 3.6 = 12.34 FTEs
Proposed Second Floor: (1,389 / 1,000) x 2.7 = 3.75 FTEs
Existing Main Floor Credit: (1,500 / 1,000) x 3.6 = 5.4 FTEs
12.34 + 3.75 - 5.40 = 10.69 FTEs
10.69 x 60% = 6.41 FTEs
The permit under review may have a slightly different net leasable total as the
Zoning Officer has stated that 6.81 FTEs are due. Confirmation of this figure
may be needed.
The applicant proposes this FTE mitigation in the form of Category 4 affordable
housing units to be constructed on the 834 West Hallam Street property
(Poppies). The applicant requests any necessary recalculation of this
requirement, due to minor adjustments to the net leasable area during
construction, utilize this same calculation methodology. The applicant will
provide the completed units at 834 prior to receiving a Certificate of Occupancy
for 232.
3) The change is limited to technical or engineering considerations discovered prior to or during
actual development that could not reasonably be anticipated during the review process or any
other minor change that the Community Development Director finds has no substantial effect
on the conditions and representations made during the original project review.
Response to 3:
This minor change affects only the method of affordable housing mitigation
associated with the project and no other aspect. The 232 project is otherwise
ready to initiate construction.
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
LAND USE APPLICATION
Project Name and Address:_________________________________________________________________________
Parcel ID # (REQUIRED) _____________________________
APPLICANT:
Name: ______________________________________________________________________________________________
Address: _______________________________________________________________________________________________
Phone #: ___________________________ email: __________________________________
REPRESENTIVATIVE:
Name: _________________________________________________________________________________________________
Address:________________________________________________________________________________________________
Phone#: _____________________________ email:___________________________________
Description: Existing and Proposed Conditions
Review: Administrative or Board Review
Have you included the following?FEES DUE: $ ______________
Pre-Application Conference Summary
Signed Fee Agreement
HOA Compliance form
All items listed in checklist on PreApplication Conference Summary
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage _________ Lodge Pillows______ Free Market dwelling units ______
Affordable Housing dwelling units_____ Essential Public Facility square footage ________
232 East Main GMQS Amendment
2737-073-20-008
232 East Main Street LLC, a Colorado limited liability company
2001 N. Halsted St. #304; Chicago, IL 60614
312.479.2050 mhunt@mdevco.com
BendonAdams
300 So. Spring St., #202; Aspen, CO 81611
970.925.2855 Chris@BendonAdams.com
Change to affordable housing mitigation requirements for fully entitled commercial building.
4,141 sf
already granted
na na
na na
1,950
x
x
x
x
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Active/51235670.1
730 East Durant Avenue, Second Floor, Aspen, Colorado 81611-1557
Telephone: 970.925.6300 Fax: 970.925.1181 www.shermanhoward.com
Curtis B. Sanders
Sherman & Howard L.L.C.
Direct Dial Number: 970.300.0114
E-mail: csanders@shermanhoward.com
February 4, 2020
City of Aspen
Community Development Department
130 South Galena Street
Aspen, Colorado 81611
Re: 232 East Main Street LLC, a Colorado limited liability company; Certificate of
Ownership
Dear Sir or Madam:
I am an attorney licensed by the State of Colorado to practice law.
This letter shall confirm and certify that 232 East Main Street LLC, a Colorado limited
liability company is the owner of certain improved real property located at 232 East Main Street,
Aspen, Colorado 81611, and legally described as follows (the "Subject Property"):
Lots R and S, Block 73, City and Townsite of Aspen, County of Pitkin, State of
Colorado.
The Subject Property is subject to the following matters of record:
1. Restrictions as set forth in Deed recorded November 30, 1888 in Book 59 at Page 521.
2. Ordinance No. 60, Series of 1976, designating the Subject Property as within an
Historic District recorded December 9, 1976 in Book 321 at Page 51.
3. Terms, conditions, provisions and obligations as set forth in the Deed of Trust,
Assignment of Leases and Rents and Security Agreement dated as of November 6, 2019 and
given by 232 East Main Street LLC in favor of LOANCORE CAPITAL CREDIT LLC recorded
November 7, 2019 as Reception No. 660249, Pitkin County, Colorado.
4. Terms, conditions, provisions and obligations as set forth in the Assignment of Leases
and Rents dated as of November 6, 2019 and given by 232 East Main Street LLC in favor of
Exhibit 6
2
Active/51235670.1
LOANCORE CAPITAL CREDIT LLC recorded November 7, 2019 as Reception No. 660250,
Pitkin County, Colorado.
5. Terms, conditions, provisions and obligations as set forth in the UCC Financing
Statement given by 232 East Main Street LLC in favor of LOANCORE CAPITAL CREDIT
LLC recorded November 7, 2019 as Reception No. 660251, Pitkin County, Colorado.
6. City of Aspen Historic Preservation Commission Resolution #22 (Series of 2016)
recorded August 4, 2016 as Reception No. 631178.
7. City of Aspen Historic Preservation Commission Resolution #3 (Series of 2017)
recorded April 14, 2017 as Reception No. 637583.
8. Memorandum of Lease dated November 20, 2018 between 232 East Main Street LLC
as landlord and JPMorgan Chase Bank, N.A. as tenant recorded November 26, 2018 as
Reception No. 652151.
9. Subordination, Non-Disturbance and Attornment Agreement dated November 6, 2019
among 232 East Main Street LLC, JPMorgan Chase Bank, N.A., and LOANCORE CAPITAL
CREDIT REIT LLC recorded November 7, 2019 as Reception No. 660252.
This letter shall further confirm that as the owner of the Subject Property, 232 East Main
Street LLC has the right and authority to file and pursue land use applications, variance requests,
and other requests with the City of Aspen with respect to the Subject Property, and that Mark
Hunt, as the President of 232 East Main Street Aspen Manager, Inc., a Colorado corporation, as
Manager of 232 East Main Street LLC, is authorized to act on behalf of 232 East Main Street
LLC with respect to the Subject Property.
Sincerely,
Curtis B. Sanders
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Ben Anderson, 970.429.2765 DATE: February 3, 2020
PROJECT: 232 E. Main / 834 W. Hallam
REPRESENTATIVE: Chris Bendon; BendonAdams
TYPE OF APPLICATION:
Administrative Amendment to a GMQS Development Order – 232 E. Main
Administrative Amendment to a GMQS Development Order and Amendment to Affordable Housing
Certificates – 834 W. Hallam
DESCRIPTION: This PreApp is a description of a process that will result in two, distinct land use
applications and reviews – but that are directly related in the outcome and should be reviewed
simultaneously.
232 E. Main received Final HPC approval in Resolution No. 3, Series of 2017 for the redevelopment
of the commercial structure on the property. Section 2 of the resolution required the provision of
required mitigation in the form of Affordable Housing Credits (Category 4) at the time of building
permit issuance. Per Zoning review of the subsequently submitted building permit – the project will
require the extinguishment of 6.86 FTE, Cat. 4 Housing Credits.
834 W. Hallam received Final HPC approval in Resolution No. 14, Series of 2017 for the
redevelopment of the former Poppies Restaurant, a designated property. The project would create
affordable housing units that would generate 18.75 FTE, Cat. 4 Housing Credits.
These two projects are currently under related ownership – and the developer would like to tie the
two projects together – in allowing a portion of the units developed at 834 W. Hallam to be used to
satisfy the mitigation requirements at 232 E. Main. Staff has determined that this proposal will require
amendments to the approvals for both of the projects.
In the case of 232 E. Main, the amendment will state that the mitigation for the net leasable created
by the project will be provided with off-site units completed as part of the project at 834 W. Hallam.
The Certificate of Occupancy for the 232 E. Main project will be conditioned on the issuance of a
Certificate of Occupancy for the AH units created at 834 W Hallam project. This amendment, if
approved, will be administrative and in the form of a Notice of Approval. The applicant should be
aware that once this amendment is established, under no circumstances will the CO for 232 E. Main
be considered until the AH units at 834 W. Hallam have been issued a CO.
In the case of 834 W. Hallam, the amendment will identify the relationship to the project at 232 E.
Main. It will also specify the provision of 6.86 FTE (or the final number established at project
completion), Cat. 4 mitigation to the 232 project and will specify that the balance of 11.89 FTE. Cat.
4 (or the final number remaining after the provision of the 232 mitigation – will be issued as affordable
housing credits following the CO of the 834 project. This amendment, if approved, will be
administrative an in the form of a Notice of Approval.
Due to the assumed time demands of this request, it is recommended that the applicant provide
proposed language for the two notices of approval as part of the application submittal. This
submission is not required but may facilitate a more efficient review.
Below is a link to the Land Use Application Form for your convenience:
https://www.cityofaspen.com/191/Municipal-Code
The City of Aspen Land Use Code can be accessed at:
https://www.cityofaspen.com/DocumentCenter/View/1835/Land-Use-Application-Packet-2017
Land Use Code Section(s)
26.304 Common development review procedures
26.470.150 Insubstantial Amendment to a Growth Management Development Order
(Both 232 and 834)
26.540.130 Amendment to a project that creates affordable housing certificates
(834 only)
Review by: Staff for application completeness
Community Development Director for review
Public Hearing: No.
Planning Fees: 232 E. Main Street
$1300 planning deposit for up to 4 billable hours. Additional/lesser hours
billed/refunded at $325 per hour.
834 E. Hallam Ave.
$1300 planning deposit for up to 4 billable hours. Additional/lesser hours
billed/refunded at $325 per hour.
Referral Fees: APCHA on each – Flat Fee $650 each
Total Deposit: $1,950 for each submitted application
To apply, submit the following items in PDF/digital format – for each of the applications
Completed Land Use Application and signed fee agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcels on which development is proposed to
occur, consisting of a current (no older than 6 months) certificate from a title insurance
company, an ownership and encumbrance report, or attorney licensed to practice in the
State of Colorado, listing the names of all owners of the property, and all mortgages,
judgments, liens, easements, contracts and agreements affecting the parcel, and
demonstrating the owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that
states the name, address and telephone number of the representative authorized to act on
behalf of the applicant.
HOA Compliance form (attached to the Land Use Application).
Narrative of the project proposal – that includes a description that relates the project
timelines of the 232 and 834 projects.
Written responses to the criteria in the two sections identified above (26.470.150 and
26.540.130) that would allow these amendments to be reviewed administratively.
Recommended – proposed language for the amendment as described in the Notice of
Approval. Refer to the language in the description section above for guidance on the
content of this proposed language.
Once the copy is deemed complete by staff, the following items will then need to be
submitted:
Total deposit for review of each application.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary
is based on current zoning, which is subject to change in the future, and upon factual
representations that may or may not be accurate. The summary does not create a legal or
vested right.
Exhibit 8
Vicinity Map
Exhibit 9
Exhibit 10
2. All dimensional calculations, and the calculation for any form of mitigation, will be
verified during building permit review.
3. The development approvals granted herein shall constitute a site -specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this approval
shall result in the forfeiture of said vested property rights. Unless otherwise exempted or
extended, failure to properly record all plats and agreements required to be recorded, as
specified herein, within 180 days of the effective date of the development order shall also
result in the forfeiture of said vested property rights and shall render the development order
void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of
the approved site -specific development plan shall not result in the creation of a vested
property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to
obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
. plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 232 E. Main Street.
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the
City of Aspen provided that such reviews and approvals are not inconsistent with this
approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
Section 2:
Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, Growth
Management approval is granted for the construction of approximately 4,141 square feet of new
net leasable space, with the condition that 60% of the FTEs generated by the new net leasable area
shall be in the form of Category 4 credits.
Section 3:
• 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
Historic Preservation Commission
Resolution #3, Series 2017
Page 2 of 3
• before the Community Development Department and the Historic Preservation Commission are
hereby incorporated in such plan development approvals and the same shall be complied with as
if fully set forth herein, unless amended by other specific conditions or an authorized authority.
•
Section 4:
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 5:
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 sepaiate, distinct and independent provision and shall not affect the validity of the remaining
portions thereof.
FINALLY, adopted, passed and approved this 8`h day of February, 2017.
as to content:
Jeffrev\Ha?fcrty. Chair
form:
Assistant City Attorney
A st: n
v
Nicole Henning, Deputy City Ierk
Historic Preservation Commission
Resolution #3. Series 2017
Page 3 of 3
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TWO-WAY
COMMUNICATION
SYSTEM3
1. PROVIDE F.T. WOOD BLOCKING AT ALL WALL MOUNTED FIXTURES, GRAB BARS,
ACCESSORIES AND MILLWORK.
2. FIRE RATED HORIZONTAL AND VERTICAL ASSEMBLIES ARE TO BE CONTINUOUS
AND UNINTERRUPTED.
3. ALL EXPOSED STEEL ON THE EXTERIOR OF THE BUILDING IS TO BE PRIMED AND
PAINTED.
4. THESE DRAWINGS INDICATE THE GENERAL SCOPE OF THE PROJECT IN TERMS OF
THE ARCHITECTURAL DESIGN CONCEPT. THESE DRAWINGS DO NOT NECESSARILY
INDICATE OR DESCRIBE ALL WORK REQUIRED FOR THE FULL COMPLETION OF THE
PROJECT.
5. THE CONTRACTOR OR SUBCONTRACTOR SHALL BE RESPONSIBLE FOR FIELD
VERIFICATION OF ALL DIMENSIONS AND CONDITIONS PRIOR TO THE EXECUTION OF
ANY WORK AND SHALL NOTIFY THE ARCHITECT IN WRITING OF ANY
DISCREPANCIES.
6. SUBCONTRACTOR SHALL VERIFY ALL PARTITION LAYOUTS WITH THE ARCHITECT
BEFORE PROCEEDING WITH FRAMING.
7. ALL WORK SHALL BE COORDINATED WITH ALL OTHER TRADES IN ORDER TO
AVOID INTERFERENCES, PRESERVE MAXIMUM HEAD ROOM AND AVOID OMISSIONS.
8. ALL DOORS USED IN CONNECTION WITH EXITS SHALL BE READILY OPENABLE
WITHOUT THE USE OF A KEY FROM THE SIDE FROM WHICH EGRESS IS MADE.
9. DIMENSIONS MARKED 'HOLD' ARE CRITICAL AND MUST BE ADHERED TO. WALL
DIMENSIONS ARE FACE TO FACE OF FINISHED WALL.
10. DIMENSIONS, TARGETS, ETC. THAT ARE TYPICAL FOR MANY AREAS ARE NOTED
ONLY ONCE.
11. PROVIDE PRIME COAT ONLY BEHIND AREAS TO BE COVERED WITH MILLWORK,
FILE CABINETS, WALL COVERINGS, PANELS, ETC., TYPICAL UNLESS NOTED
OTHERWISE.
12. PROVIDE MOISTURE RESISTANT GYPSUM BOARD AT HIGH MOISTURE AND/OR
WET AREAS (IE., SINKS, TOILETS, SHOWERS, ETC.)
13. PROVIDE TILE BACKER CEMENT BOARD AS REQUIRED AT ALL TILE/STONE WET
AREA APPLICATION (IE.,SINKS, TOILETS, SHOWERS, ETC.)
14. INTERSECTION BETWEEN UNLIKE MATERIALS ARE TO BE SEALED WITH
PAINTABLE CAULK U.N.O.
15. UPON INSTALLATION OF DOOR FRAMES, FILL AND/OR CAULK ANY/ALL GAPS,
HOLES, VOIDS, ETC. BETWEEN DOOR FRAME AND WALL SYSTEM, TYPICAL. CAULK
TO BE PAINTABLE.
16. THRESHOLDS BE CONTINUOUS FROM JAMB TO JAMB AND/OR WALL TO WALL.
17. THRESHOLD END CONDITIONS TO BE TIGHTLY CUT/SCRIBED TO MATCH
SHAPE/PROFILE OF JAMB/WALL WITHOUT ANY GAPS, HOLES, VOIDS, ETC.
18. DO NOT SCALE DRAWINGS. DIMENSIONS SHALL NOT BE CHANGED WITHOUT THE
ARCHITECT'S WRITTEN APPROVAL.
19. ALL INTERIOR FINISHES TO COMPLY WITH IBC 2015 TABLE 803.11.
22. EXPOSED CONCRETE WORK IN PUBLIC AREA TO RECEIVE CLEAR CONCRETE
SEALER IF NOT INTENDED TO BE PAINTED.
23. G.C. TO CONFIRM/ COORDINATE ELEVATOR SHAFTS/ ROUGH OPENINGS BEFORE
COMENCING CONSTRUCTION.
25. ELEV. 0'-0" = 7903.20'
26. WALLS SURROUNDING TRASH AND MECHANICAL ROOMS ARE TO BE SMOKE
SEALED PARTITIONS. ANY PENETRATIONS THROUGH THESE WALL ARE TO BE
SEALED FROM THE PASSAGE OF SMOKE.
27. STEEL STRUCTURE SUPPORTING STAIR STRINGERS TO RECEIVE 1 HR. GYPSUM
FIREPROOFING WRAP.
GENERAL NOTES:
6
Scale
PROJECT NUMBER
DATE
DRAWN BY
CHECKED BY
modif.
modif.
3/16" = 1’−0"
12
/
1
9
/
2
0
1
9
1
0
:
0
9
:
3
7
A
M
A−100
2016−005
12.6.19
PROPOSED MAIN
FLOOR PLAN
CO
M
M
E
R
C
I
A
L
DE
V
E
L
O
P
M
E
N
T
23
2
E
.
M
A
I
N
S
T
.
A
S
P
E
N
,
C
O
NO.
DATE
BY
REVISION
1
09.25.18
MODIF.
PERMIT SET
2
11.28.18
MODIF.
ISSUED FOR BID
3
05.24.19
MODIF.
PERMIT DOCUMENT REVISIONS #1
4
08.2.19
MODIF.
PERMIT DOCUMENT REVISION #2
5
11.12.19
MODIF.
PERMIT DOCUMENT REVISION #3
6
12.18.19
MODIF.
PERMIT DOCUMENT REVISION #4
3
3
3
3
DN
1,380
2,0001,380
2,000
3
A-310
OPEN TO BELOW
OUTDOOR
TERRACE
1
A-300
2
A-300
1
A-301
3
A-400
1
A-310
2
A-310
MECH. EQUIP.,
TYP.
SECOND FLOOR
TENANT SPACE- 'B'
200
19
'
-
0
1
/
8
"
13
'
-
6
"
19
'
-
6
3
/
4
"
5'
-
7
7
/
8
"
26'-2 1/4"
A-413
1
1
A-311
2
A-311
A-400
2
24'-4"9'-6 3/4"8'-4"9'-2 1/4"
6'
-
7
"
11
'
-
1
1
3
/
4
"
12
'
-
6
3
/
4
"
4'
-
0
1
/
8
"
13
'
-
5
"
13
'
-
3
"
13
'
-
5
"
3'
-
1
0
3
/
8
"
4'
-
1
0
1
/
4
"
4'
-
9
"
1'
-
0
5
/
8
"
1
2
3
4
5
6
7
8
8.5
9
10
A B C D E F G
C.2 C.4 E.8 F.8
MECHANICAL SCREENING, TYP.
E3
D.S.D.S.
D
19
'
-
5
1
/
8
"
R.O.
13
'
-
6
"
24
'
-
2
1
/
2
"
ELEV.
D.S.
6
1
/
2
"
1'
-
1
0
1
/
2
"
10
3
/
4
"
1'
-
1
0
1
/
2
"
4'-10 3/4"
3
A-311
10'-8 1/4"10'-11 1/4"10'-11 1/4"10'-6"10'-8 1/2"
5'-6 1/4"4'-11 3/4"
8 7/8"
3"
54'-6"
6'
-
2
1
/
2
"
11
'
-
4
"
HSS8x8x1/2
HSS8x8x1/2
A-510
4
5
A-510
1
A-504
C6
3
C6
3
C6
3
C8
3
A1 B
A4
B2
3
3
3
3
D
3
3
3
D.S. AND
SPLASH BLOCK 3
E2
ACCESS PANEL
3
D.S.
3
1 1/2" MIN. THICK
INSULATION AT ROOF
DRAINS
1/4'' : 1'-0''
1/4'' : 1'-0''
7'' MAX. THICK
INSULATION
3
3
3
3
1/4'' : 1'-0''
3
ROOF OVERHANG
ABOVE
3
K
3
K
D.S.
D.S.
PVC ROOF MEMBRANE
ROOF OVERHANG
OF CORTINA
LODGE
4
4
CLOSET
202
F
M
N
6'-6 3/4"3'-0"6'-6 3/4"
4'-
9
3
/
4
"
M.O.
3'
-
4
"
2"
ACCESS
PANEL
ACCESS
PANEL
5 5
42'' HIGH GUARDRAIL
42" HIGH
GUARDRAIL
42" HIGH
GUARDRAIL
3
5
5
5
ACCESS
PANEL
ACCESS
PANEL
F
F1
F1
E
4'-0"
4'-6 1/8"
STAIR
201
F1
6
ELEV. LOBBY
203 TWO-WAY
COMMUNICATION
SYSTEM
3
1. PROVIDE F.T. WOOD BLOCKING AT ALL WALL MOUNTED FIXTURES, GRAB BARS,
ACCESSORIES AND MILLWORK.
2. FIRE RATED HORIZONTAL AND VERTICAL ASSEMBLIES ARE TO BE CONTINUOUS
AND UNINTERRUPTED.
3. ALL EXPOSED STEEL ON THE EXTERIOR OF THE BUILDING IS TO BE PRIMED AND
PAINTED.
4. THESE DRAWINGS INDICATE THE GENERAL SCOPE OF THE PROJECT IN TERMS OF
THE ARCHITECTURAL DESIGN CONCEPT. THESE DRAWINGS DO NOT NECESSARILY
INDICATE OR DESCRIBE ALL WORK REQUIRED FOR THE FULL COMPLETION OF THE
PROJECT.
5. THE CONTRACTOR OR SUBCONTRACTOR SHALL BE RESPONSIBLE FOR FIELD
VERIFICATION OF ALL DIMENSIONS AND CONDITIONS PRIOR TO THE EXECUTION OF
ANY WORK AND SHALL NOTIFY THE ARCHITECT IN WRITING OF ANY
DISCREPANCIES.
6. SUBCONTRACTOR SHALL VERIFY ALL PARTITION LAYOUTS WITH THE ARCHITECT
BEFORE PROCEEDING WITH FRAMING.
7. ALL WORK SHALL BE COORDINATED WITH ALL OTHER TRADES IN ORDER TO
AVOID INTERFERENCES, PRESERVE MAXIMUM HEAD ROOM AND AVOID OMISSIONS.
8. ALL DOORS USED IN CONNECTION WITH EXITS SHALL BE READILY OPENABLE
WITHOUT THE USE OF A KEY FROM THE SIDE FROM WHICH EGRESS IS MADE.
9. DIMENSIONS MARKED 'HOLD' ARE CRITICAL AND MUST BE ADHERED TO. WALL
DIMENSIONS ARE FACE TO FACE OF FINISHED WALL.
10. DIMENSIONS, TARGETS, ETC. THAT ARE TYPICAL FOR MANY AREAS ARE NOTED
ONLY ONCE.
11. PROVIDE PRIME COAT ONLY BEHIND AREAS TO BE COVERED WITH MILLWORK,
FILE CABINETS, WALL COVERINGS, PANELS, ETC., TYPICAL UNLESS NOTED
OTHERWISE.
12. PROVIDE MOISTURE RESISTANT GYPSUM BOARD AT HIGH MOISTURE AND/OR
WET AREAS (IE., SINKS, TOILETS, SHOWERS, ETC.)
13. PROVIDE TILE BACKER CEMENT BOARD AS REQUIRED AT ALL TILE/STONE WET
AREA APPLICATION (IE.,SINKS, TOILETS, SHOWERS, ETC.)
14. INTERSECTION BETWEEN UNLIKE MATERIALS ARE TO BE SEALED WITH
PAINTABLE CAULK U.N.O.
15. UPON INSTALLATION OF DOOR FRAMES, FILL AND/OR CAULK ANY/ALL GAPS,
HOLES, VOIDS, ETC. BETWEEN DOOR FRAME AND WALL SYSTEM, TYPICAL. CAULK
TO BE PAINTABLE.
16. THRESHOLDS BE CONTINUOUS FROM JAMB TO JAMB AND/OR WALL TO WALL.
17. THRESHOLD END CONDITIONS TO BE TIGHTLY CUT/SCRIBED TO MATCH
SHAPE/PROFILE OF JAMB/WALL WITHOUT ANY GAPS, HOLES, VOIDS, ETC.
18. DO NOT SCALE DRAWINGS. DIMENSIONS SHALL NOT BE CHANGED WITHOUT THE
ARCHITECT'S WRITTEN APPROVAL.
19. ALL INTERIOR FINISHES TO COMPLY WITH IBC 2015 TABLE 803.11.
22. EXPOSED CONCRETE WORK IN PUBLIC AREA TO RECEIVE CLEAR CONCRETE
SEALER IF NOT INTENDED TO BE PAINTED.
23. G.C. TO CONFIRM/ COORDINATE ELEVATOR SHAFTS/ ROUGH OPENINGS BEFORE
COMENCING CONSTRUCTION.
25. ELEV. 0'-0" = 7903.20'
26. WALLS SURROUNDING TRASH AND MECHANICAL ROOMS ARE TO BE SMOKE
SEALED PARTITIONS. ANY PENETRATIONS THROUGH THESE WALL ARE TO BE
SEALED FROM THE PASSAGE OF SMOKE.
27. STEEL STRUCTURE SUPPORTING STAIR STRINGERS TO RECEIVE 1 HR. GYPSUM
FIREPROOFING WRAP.
GENERAL NOTES:
6
T/PARAPET
14'-8"
2ND LEVEL
12'-0"
4"
3'-
6
"
EQ.EQ.EQ.EQ.
EQ
.
EQ
.
Scale
PROJECT NUMBER
DATE
DRAWN BY
CHECKED BY
modif.
modif.
As indicated
12
/
1
9
/
2
0
1
9
1
0
:
0
9
:
3
9
A
M
A−101
2016−005
12.6.19
PROPOSED 2ND
FLOOR PLAN
CO
M
M
E
R
C
I
A
L
DE
V
E
L
O
P
M
E
N
T
23
2
E
.
M
A
I
N
S
T
.
A
S
P
E
N
,
C
O
NO.
DATE
BY
REVISION
1
09.25.18
MODIF.
PERMIT SET
2
11.28.18
MODIF.
ISSUED FOR BID
3
05.24.19
MODIF.
PERMIT DOCUMENT REVISIONS #1
4
08.2.19
MODIF.
PERMIT DOCUMENT REVISION #2
5
11.12.19
MODIF.
PERMIT DOCUMENT REVISION #3
6
12.18.19
MODIF.
PERMIT DOCUMENT REVISION #4
3
3
3
1/2" = 1'-0"2 GUARDRAIL ELEVATION
6
Exhibit 11
1,380
2,0001,380
2,000
FIBER-REINFORCED CEMENT
PANELS WITH OPEN JOINTS
OVER ROOF AT (9/12) SLOPE.
1798 SF
SLOPED
GLAZING 90 SF
CEDAR SHAKE SHINGLES OVER
GABLED ROOF, ROOF
PROPOSED SNOW MELT
SYSTEM TO ALLEVIATE
SNOW SHEDDING BOTH
IN THE ROW AND ON
ANY ADJACENT LOTS
SNOW
CLEAT
3
A-310
1
A-300
2
A-300
1
A-301
3
A-400
9" / 1'-0"9" / 1'-0"9" / 1'-0"
GUTTER
9" / 1'-0"9" / 1'-0"
9"
/
1
'
-
0
"
9"
/
1
'
-
0
"
AWNING, TYP.
1
2
3
4
5
6
7
8
8.5
9
10
A B C D E F G
C.2 C.4 E.8 F.8
9" / 1'-0"
INTERNAL GUTTERS, TYP.
INTERNAL
GUTTER, TYP.
INTERNAL
D.S., TYP.
3" V.T.R.
3" V.T.R.
1"
/
1
'
-0"
MECHANICAL EQUIPMENT SETBACK
15
'
-
0
"
LINE OF
BUILDING
BELOW
LINE OF
BUILDING
BELOW
MECHANICAL EQUIPMENT SETBACK
15'-0"
MECHANICAL EQUIPMENT SETBACK
15'-0"
PROPOSED SATELLITE LOCATION
D.S.
D.S.
ROOF
ACCESS
24'-4"9'-6 3/4"8'-4"9'-2 1/4"
12
'
-
6
3
/
4
"
4'
-
0
1
/
8
"
13
'
-
5
"
13
'
-
3
"
13
'
-
5
"
3'
-
1
0
3
/
8
"
4'
-
1
0
1
/
4
"
4'
-
9
"
10'-8 1/4"10'-11 1/4"10'-11 1/4"10'-6"10'-8 1/2"
5'-6 1/4"4'-11 3/4"
8 7/8"
3"
54'-6"
6'
-
7
"
11
'
-
1
1
3
/
4
"
PROPOSED SNOW MELT
SYSTEM TO ALLEVIATE
SNOW SHEDDING BOTH IN
THE ROW AND ON ANY
ADJACENT LOTS
PROPOSED SNOW MELT
SYSTEM TO ALLEVIATE
SNOW SHEDDING BOTH IN
THE ROW AND ON ANY
ADJACENT LOTS
PROPOSED SNOW MELT
SYSTEM TO ALLEVIATE
SNOW SHEDDING BOTH IN
THE ROW AND ON ANY
ADJACENT LOTS
88
'
-
8
3
/
8
"
42'' HIGH GUARDRAIL3
1
A-504
3
3
ROOF OVERHANG
OF CORTINA LODGE
INTEGRAL FORMED
COPPER GUTTER AND
D.S., TYP.
INTEGRAL FORMED
COPPER GUTTER AND
D.S., TYP.
INTEGRAL FORMED
COPPER GUTTER AND
D.S., TYP.
4
4
4
42" HIGH
GUARDRAIL
42" HIGH
GUARDRAIL
5
5
Scale
PROJECT NUMBER
DATE
DRAWN BY
CHECKED BY
modif.
modif.
3/16" = 1’−0"
12
/
1
9
/
2
0
1
9
1
0
:
0
9
:
4
1
A
M
A−131
2016−005
12.6.19
ROOF PLAN
CO
M
M
E
R
C
I
A
L
DE
V
E
L
O
P
M
E
N
T
23
2
E
.
M
A
I
N
S
T
.
A
S
P
E
N
,
C
O
NO.
DATE
BY
REVISION
1
09.25.18
MODIF.
PERMIT SET
2
11.28.18
MODIF.
ISSUED FOR BID
3
05.24.19
MODIF.
PERMIT DOCUMENT REVISIONS #1
4
08.2.19
MODIF.
PERMIT DOCUMENT REVISION #2
5
11.12.19
MODIF.
PERMIT DOCUMENT REVISION #3
6
12.18.19
MODIF.
PERMIT DOCUMENT REVISION #4
ZONING: (MU) MIXED USE
NET LOT AREA: 5,981 SF (59'-9" X 100'-0")
ZONING ALLOWANCE
(0.75:1) 4,482 SF (0.75 X 5,981SF)
(1:1) 5,981 BY SPECIAL REVIEW (1 X 5,981 SF)
PROPOSED F.A.R. 5811SF / 5981SF = (0.97:1)
ZONING INFO AND CALCS:
ELEV.
1
2
3
4
5
6
7
8
8.5
9
10
A B C D E F G
C.2 C.4 E.8 F.8
TENANT SPACE 'A'
TENANT SPACE 'B'
MECH. RM.
DECK
TRASH AREA (300 SF)
OUTDOOR
TERRACE
FLOOR AREA RATIO (F.A.R.) LEGEND
AREA TOWARD F.A.R.
OPEN TO BELOW
ELEV.
1
2
3
4
5
6
7
8
8.5
9
10
A B C D E F G
C.2 C.4 E.8 F.8
SECOND FLOOR
TENANT SPACE-'B'
3
3/16" = 1'-0"1 MAIN FLOOR - PROPOSED PLAN
3/16" = 1'-0"2 2ND LEVEL - PROPOSED PLAN
FLOOR AREA SUMMARY - AREA TOWARD F.A.R.
NAME AREA
MAIN FLOOR RETAIL SPACE 'A'2981 SF
RETAIL SPACE 'B'634 SF
MECH. RM.356 SF
TRASH AREA 353 SF
RETAIL 'B' SECOND FLOOR 1488 SF
5812 SF
Scale
PROJECT NUMBER
DATE
DRAWN BY
CHECKED BY
modif.
modif.
As indicated
12
/
1
9
/
2
0
1
9
1
0
:
1
0
:
4
9
A
M
Z−001
2016−005
12.6.19
FAR
CALCULATIONS
CO
M
M
E
R
C
I
A
L
DE
V
E
L
O
P
M
E
N
T
23
2
E
.
M
A
I
N
S
T
.
A
S
P
E
N
,
C
O
NO.
DATE
BY
REVISION
1
09.25.18
MODIF.
PERMIT SET
2
11.28.18
MODIF.
ISSUED FOR BID
3
05.24.19
MODIF.
PERMIT DOCUMENT REVISIONS #1
4
08.2.19
MODIF.
PERMIT DOCUMENT REVISION #2
5
11.12.19
MODIF.
PERMIT DOCUMENT REVISION #3
6
12.18.19
MODIF.
PERMIT DOCUMENT REVISION #4
4
4
4
1487
5811
1,380
2,0001,380
2,000
1
2
3
4
5
6
7
8
8.5
9
10
A B C D E F G
C.2 C.4 E.8 F.8
AREA TOWARD F.A.R.
NO F.A.R. THIS LEVEL
ZONING: (MU) MIXED USE
NET LOT AREA: 5,981 SF (59'-9" X 100'-0")
ZONING ALLOWANCE
(0.75:1) 4,482 SF (0.75 X 5,981SF)
(1:1) 5,981 BY SPECIAL REVIEW (1 X 5,981 SF)
PROPOSED F.A.R. 5811SF / 5981SF = (0.97:1)
ZONING INFO AND CALCS:
FLOOR AREA RATIO (F.A.R.) LEGEND
Scale
PROJECT NUMBER
DATE
DRAWN BY
CHECKED BY
modif.
modif.
As indicated
12
/
1
9
/
2
0
1
9
1
0
:
1
0
:
5
1
A
M
Z−002
2016−005
12.6.19
FAR
CALCULATIONS
CO
M
M
E
R
C
I
A
L
DE
V
E
L
O
P
M
E
N
T
23
2
E
.
M
A
I
N
S
T
.
A
S
P
E
N
,
C
O
3/16" = 1'-0"1 PROPOSED ROOF PLAN
FLOOR AREA SUMMARY - AREA TOWARD F.A.R.
NAME AREA
MAIN FLOOR RETAIL SPACE 'A'2981 SF
RETAIL SPACE 'B'634 SF
MECH. RM.356 SF
TRASH AREA 353 SF
RETAIL 'B' SECOND FLOOR 1488 SF
5812 SF
NO.
DATE
BY
REVISION
1
09.25.18
MODIF.
PERMIT SET
2
11.28.18
MODIF.
ISSUED FOR BID
3
05.24.19
MODIF.
PERMIT DOCUMENT REVISIONS #1
4
08.2.19
MODIF.
PERMIT DOCUMENT REVISION #2
5
11.12.19
MODIF.
PERMIT DOCUMENT REVISION #3
6
12.18.19
MODIF.
PERMIT DOCUMENT REVISION #4
1487
5811
2843 SF
MAIN FLOOR
RETAIL SPACE 'A'
NET LEASABLE AREA LEGEND
TOWARD NET LEASABLE
EXEMPT FROM NET
LEASABLE
327 SF
DECK
312 SF
TRASH ROOM
585 SF
MAIN FLOOR
TENANT SPACE 'B'
LOBBY
1
2
3
4
5
6
7
8
8.5
9
10
A B C D E F G
C.2 C.4 E.8 F.8
336 SF
MECH. RM.
OUTDOOR
TERRACE
OPEN TO BELOW
LOW HEAD
CLEARANCE
1389 SF
SECOND FLOOR
TENANT SPACE 'B'
57 SF
ELEV.
73 SF
STAIRS
1
2
3
4
5
6
7
8
8.5
9
10
A B C D E F G
C.2 C.4 E.8 F.8
TOWARD NET LEASABLE
NAME AREA
MAIN FLOOR RETAIL SPACE 'A' 2843 SF
MAIN FLOOR TENANT SPACE 'B' LOBBY 585 SF
SECOND FLOOR TENANT SPACE 'B' 1389 SF
TOTAL AREA 4818 SF
3/16" = 1'-0"1 MAIN FLOOR - NET LEASABLE AREA
3/16" = 1'-0"2 2ND LEVEL - NET LEASABLE AREA
EXEMPT FROM NET LEASABLE
NAME AREA
MECH. RM.336 SF
DECK 327 SF
TRASH ROOM 312 SF
STAIRS 73 SF
ELEV.57 SF
TOTAL AREA 1103 SF
Scale
PROJECT NUMBER
DATE
DRAWN BY
CHECKED BY
modif.
modif.
3/16" = 1’−0"
12
/
1
9
/
2
0
1
9
1
0
:
1
0
:
5
3
A
M
Z−003
2016−005
12.6.19
NET LEASABLE
CO
M
M
E
R
C
I
A
L
DE
V
E
L
O
P
M
E
N
T
23
2
E
.
M
A
I
N
S
T
.
A
S
P
E
N
,
C
O
NO.
DATE
BY
REVISION
1
09.25.18
MODIF.
PERMIT SET
2
11.28.18
MODIF.
ISSUED FOR BID
3
05.24.19
MODIF.
PERMIT DOCUMENT REVISIONS #1
4
08.2.19
MODIF.
PERMIT DOCUMENT REVISION #2
5
11.12.19
MODIF.
PERMIT DOCUMENT REVISION #3
6
12.18.19
MODIF.
PERMIT DOCUMENT REVISION #4
4
4
1
2
3
4
5
6
7
8
8.5
9
10
A B C D E F G
C.2 C.4 E.8 F.8
TOWARD NET LEASABLE
EXEMPT FROM NET
LEASABLE
NO NET LEASABLE AREA THIS LEVEL
Scale
PROJECT NUMBER
DATE
DRAWN BY
CHECKED BY
modif.
modif.
3/16" = 1’−0"
12
/
1
9
/
2
0
1
9
1
0
:
1
0
:
5
5
A
M
Z−004
2016−005
12.6.19
NET LEASABLE
CO
M
M
E
R
C
I
A
L
DE
V
E
L
O
P
M
E
N
T
23
2
E
.
M
A
I
N
S
T
.
A
S
P
E
N
,
C
O
3/16" = 1'-0"1 ROOF - NET LEASABLE AREA
TOWARD NET LEASABLE
NAME AREA
MAIN FLOOR RETAIL SPACE 'A' 2843 SF
MAIN FLOOR TENANT SPACE 'B' LOBBY 585 SF
SECOND FLOOR TENANT SPACE 'B' 1389 SF
TOTAL AREA 4818 SF
EXEMPT FROM NET LEASABLE
NAME AREA
MECH. RM.336 SF
DECK 327 SF
TRASH ROOM 312 SF
STAIRS 73 SF
ELEV.57 SF
TOTAL AREA 1103 SF
NET LEASABLE AREA LEGEND
NO.
DATE
BY
REVISION
1
09.25.18
MODIF.
PERMIT SET
2
11.28.18
MODIF.
ISSUED FOR BID
3
05.24.19
MODIF.
PERMIT DOCUMENT REVISIONS #1
4
08.2.19
MODIF.
PERMIT DOCUMENT REVISION #2
5
11.12.19
MODIF.
PERMIT DOCUMENT REVISION #3
6
12.18.19
MODIF.
PERMIT DOCUMENT REVISION #4
NET LEASABLE AREA =
1500SF
FUEL PUMPS (NIC IN
EXISTING NET
LEASABLE AREA)
Scal
e
PR
O
J
E
C
T
NU
M
B
E
R
DA
T
E
DR
A
W
N
B
Y
CH
E
C
K
E
D
B
Y
11
−14
−16
RA
HP
C
F
I
N
A
L
− D
R
A
F
T
1/4" = 1’−0"
11/23/2016 8:15:33 AM
EC−1
Pr
o
j
e
c
t
Nu
m
b
e
r
Is
s
u
e
D
a
t
e
Au
t
h
o
r
Ch
e
c
k
e
r
EXISTING FLOOR PLANS
23
2
E
.
M
A
I
N
S
T
R
E
E
T
AS
P
E
N
,
C
O
.
1/4" = 1'-0"1 EXISTING FLOOR PLAN
NO.
DATE
BY
DESCRIPTION
1
03.02.16
SC
ISSUED TO LAND PLANNER
Exhibit 12