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HomeMy WebLinkAboutagenda.hpc.20160413 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING April 13, 2016 5:00 PM City Council Meeting Room 130 S Galena Street, Aspen I. SITE VISITS A. Please visit the project sites on your own. II. INTRODUCTION, 5:00 P.M. 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 Discussion of wintertime outdoor dining 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, 5:20 P.M. A. 534 E. Cooper - Conceptual Major Development, Conceptual Commercial Design Review B. 530 E. Main St. (Courthouse Plaza) - Major Public Project Review V. ADJOURN, 7:30 P.M. Next Resolution Number: Resolution #10, 2016 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. C:\Program Files (x86)\Neevia.Com\Document Converter\temp\8747.doc 4/7/2016 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 332 W. Main 1102 Waters (new duplex) 1006 E. Cooper 100 E. Main 417/421 W. Hallam 602 E. Hyman 61 Meadows Road ________________________________________________________________________________________________ Bob Blaich Lot 2, 202 Monarch Subdivision 232 E. Bleeker 609 W. Smuggler ________________________________________________________________________________________________ Jim DeFrancia 435 W. Main, AJCC 420 E. Cooper 420 E. Hyman 407 E. Hyman Sallie Golden 206 Lake 114 Neale 212 Lake 400 E. Hyman 517 E. Hyman (Little Annie’s) Hotel Aspen Gretchen Greenwood 28 Smuggler Grove 135 E. Cooper 1280 Ute 211 E. Hallam ________________________________________________________________________________________________ Willis Pember 204 S. Galena Aspen Core 120 Red Mountain 233 W. Hallam 101 E. Hallam 229 W. Smuggler 407 E. Hyman Patrick Segal 204 S. Galena 701 N. Third 612 W. Main 212 Lake Holden Marolt derrick 333 W. Bleeker John Whipple Aspen Core 201 E. Hyman 549 Race 208 E. Main 420 E. Cooper 602 E. Hyman Hotel Aspen 610 E. Hyman 301 Lake Michael Brown 223 E. Hallam 1102 Waters Avenue Need: 530 W. Hallam P1 II.F. Page 1 of 2 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Jessica Garrow, Community Development Director Amy Simon, Historic Preservation Planner RE: Winter Outdoor Dining DATE: April 13, 2016 ______________________________________________________________________________ SUMMARY: City Council is holding a work session later in the month to discuss the possibility of expanded outdoor dining in the downtown during winter months. The Commercial Core and Lodging Commission (CCLC) and the Clerk’s Office have received interest from a number of businesses. On private property, outdoor spaces that are used for dining are allowed to use umbrellas or retractable awnings as protection from weather. In winter months, businesses that have wanted to enclose those spaces with tents have required a temporary use approval from City Council. A recent example of this was the Grey Lady tent at 305 S Mill, pictured below, which installed a roof and roll-down sides on the existing trellis structure. City staff in the past has expressed concerns related to the use of plastic canopies and tents as a way to avoid design review and employee mitigation requirements. CCLC met on this issue on April 6th, and expressed concern about the possibility of tents enclosing outdoor dining located on the pedestrian malls. They expressed support for a look and feel similar to summer months, with heaters and umbrellas allowed on the mall, but no structures. The idea of a city-owned tent on the mall, with sub-leases to individual restaurants came up. CCLC was strongly opposed to tents on private property. P2 II.G. Page 2 of 2 HPC is asked to provide some thoughts on this issue so Council can weigh the design and historic preservation issues related to temporary winter enclosures at their upcoming work session. Some specific questions for HPC to consider: 1. Does HPC support enclosures on the Pedestrian Malls during the winter months? a. If so, does HPC support tents, or the use of heaters and umbrellas as suggested by CCLC? 2. Does HPC support enclosures, such as the Grey Lady example, on private property? a. If so, should this be allowed at all times or during limited times? P3 II.G. TYPICAL PROCEEDING Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant rebuttal (5 minutes) Chairperson identifies the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. Procedure for amending motions: A “friendly amendment” to a Motion is a request by a commissioner to the commissioner who made the Motion and to the commissioner who seconded it, to amend their Motion. If either of these two do not accept the “friendly” amendment request, the requesting commissioner may make a formal motion to amend the Motion along the lines he/she previously requested. If there is no second to the motion to amend the Motion, there is no further discussion on the motion to amend, it dies for a lack of a second; discussion and voting on the Motion may then proceed. If there is a second to the motion to amend the Motion, it can be discussed and must be voted upon before any further discussion and voting on the Motion for which the amendment was requested. If the vote is in favor of amending the Motion, discussion and voting then proceeds on the Amended Motion. If the vote on the motion to amend fails, discussion and voting on the Motion as originally proposed may then proceed. P4 II.K. 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Sara Nadolny, Planner Amy Simon, Historic Preservation Planner RE: 534 E. Cooper – Conceptual Major Development, Conceptual Commercial Design Review, PUBLIC HEARING DATE: April 13, 2016 ______________________________________________________________________________ SUMMARY: The applicant is proposing a remodel of the existing building which housed Boogie’s restaurant and retail store. The remodel includes the expansion of commercial floor area and the removal of an on-site affordable housing unit so that the building is solely commercial in use. The property is not landmark designated but is within the Commercial Core (CC) Historic District, situated on the eastern edge of the district. The site is located on the corner of Hunter and Cooper Streets with two street-facing facades. Neither the Cooper or Hunter Street blockfaces contain any historic resources. The two-story, landmark designated Bowman building is located across the street to the south. Topics to be addressed by HPC include height and massing, public amenity, utility/delivery/trash, and parking. As with all Conceptual reviews, Council will have the authority to call up any aspect of HPC’s determination and require the board to reconsider the project. APPLICANT: Thor 534 East Cooper Avenue, LLC, represented by Sunny Vann. ADDRESS: 534 East Cooper Avenue, the Easterly 2 ½ feet of Lot Q and all of Lots R&S, Block 95, City and Townsite of Aspen. PARCEL ID: 2737-182-24-008. ZONING: CC, Commercial Core, Historic District Overlay. P5 IV.A. 2 BACKGROUND: The subject building was constructed in the late 1980’s and is not considered a contributing structure to the District. It currently contains storage in the basement, retail and restaurant on the first two floors, and an affordable housing unit on the second floor. In 2014 HPC approved a request for the redevelopment of the building which included an expansion of commercial floor area, a new third floor addition containing a free-market residential dwelling unit, and the reconfiguration of the building’s existing affordable housing unit. Final Major Development and Commercial Design approval was granted by HPC via Resolution No. 9, Series of 2014. The building is under new ownership and the applicants are changing the scope from what was approved in 2014. As currently proposed the building will remain two-story in height, with no free-market residential addition. The applicant is further proposing to remove the current on-site affordable housing unit, and to change the appearance of the building’s exterior. 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. Staff’s response to the design guidelines for conceptual review of a renovation of a building within a historic district are listed in Exhibit A to this memo, with the relevant review criteria highlighted below. Scale/Mass. The applicant is proposing exterior changes to the building that will impact the perceived scale and massing. The tall corner atrium is proposed to be removed. The new entry reduces the structure to an entirely two –story building. P6 IV.A. 3 On the Hunter St. façade the existing storefronts sit in an alcove. The applicant is proposing to bring the display windows area forward, thereby removing this recessed space. The applicant is also proposing to build new commercial space on the existing second floor deck. This will change the massing of the building along Hunter St. The guidelines call for rectangular massing, generally two stories, with storefront windows on the ground floor and punched openings above, as proposed. The proposed design maintains the primary entrance at the corner of Hunter & Cooper Streets. Two secondary entrances to potential commercial spaces are provided – one on Cooper St. and another on Hunter St. Staff has some concern with the design of the primary entrance. The glazing is at a 45 degree angle to the property lines, similar to nearby historic structures, but the parapet above the entry does not include the chamfered condition. The two story glazing creates a strong vertical emphasis that may be bold from the pedestrian scale. In addition, the deep overhang above the entry departs from content, though distinguishing architecture as of its time is important. The overhang prevents the space below it from qualifying as public amenity, a concern which is discussed in more detail in a section following. The building is designed with a flat roof, with the parapet stepping down on the south and east sides. This addresses guidelines that suggest that the historic 30 foot lot width facing Cooper should be expressed, however the modulation needs to be closer to 30 feet on the Cooper façade. As proposed, the east module is about 40 feet, and the corner module is about 20 feet. Above: Recessed area along Hunter St. façade. Above: Main entry of existing building (left) with atrium and proposed building (right) P7 IV.A. 4 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. 6.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Circulation Pattern and Public Amenity Space guidelines. 6.21 Orien t 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.  Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. 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. Height. Development in the CC zone district is limited to 28’ for two story elements of a building. The project is proposed to comply with that limit. Proposed floor-to-ceiling heights are 13’ for the first floor, and 9’ for the second floor. The building is separated into modules on each street façade, where the corner module with the front entryway is approximately two feet higher than the adjacent modules. Please note that the guidelines below were developed when three story buildings were permitted. 6.28 Heigh t variatio n shoul d 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. 6.29 O n site s comprisin g mor e tha n two traditional lot widths, the façade height shall be varied to reflect traditional lot width.  The façade height shall be varied to reflect traditional lot width.  Heigh t shoul d b e varie d ever y 6 0 ft. minimum and preferably every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns. P8 IV.A. 5  No more than two consecutive 30 ft. façade modules may be three stories tall, within an individual building.  A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street façade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) Public Amenity Space. 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 rights-of-way or private property within commercial areas. The design guidelines in Exhibit A describe desirable characteristics of on-site amenity space, as do 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. Staff response: Section 26.575.030 of the code states that 25% of a parcel should be dedicated to public amenity space; however an existing deficit can be maintained, so long as no less than 10% of the site is devoted to a qualifying amenity space, or mitigated by a fee-in-lieu payment. The current amount of on-site public amenity is approximately 604 sq. ft, the equivalent of 9.6%. 10% minimum mitigation is required, or 626.9 sq. ft. The applicant is proposing 216 sq. ft. (3.4%) of public amenity which will be represented on-site as narrow strip of grass between the building face and the sidewalk on the Hunter St. façade. The remaining 6.6% is proposed to be provided through a fee-in-lieu payment. The Parks Department has reviewed the proposal and has indicated they would like to see new trees planted on both of the building’s street facades. Parks supports providing part of the public P9 IV.A. 6 amenity through the proposed fee-in-lieu payment, indicating there are area improvements that may be made with these funds. Staff understands that this building is not proposed to be demolished and reconstructed, and therefore there may be limited opportunities to add more public amenity space to the site. Furthermore the design guidelines generally favor a building that comes to the property’s edge. The current building extends to its lot line along the Cooper St. façade and two feet from the lot line for the length of the Hunter St. façade. The area in front of the current entry doors counts as public amenity because it is open to the sky. The criteria for public amenity asks for a space that allows for a variety of uses and activities to occur. There is an opportunity for the creation of a useable space on this site where people can linger and enjoy views of Aspen Mountain, particularly since the historic building across the street is only two-stories in height. Staff recommends the applicant consider bench seating and/or additional features as suggested in the criteria that will offer a more valuable public amenity space and better meet the intent of this section of the code. Staff recommends the roof overhang be removed at the building corner. The entry doors are currently approximately seventeen feet back from the property line and are proposed to be moved forward about eight feet, infilling what is now useful south facing open space. This property is not adjacent to the walking malls or other space that may be duplicated by on-site public amenity. Staff feels this is a location where on-site public amenity should be maximized. Utility, Delivery and Trash Provision. When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one 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 P10 IV.A. 7 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 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). P11 IV.A. 8 Staff response: A covered utility/trash and recycling area abuts the rear alley. According to Environmental Health the existing dimensions (218 sq. ft.) are adequate for a commercial building without a food service establishment under today’s standards. The current zoning does permit the building to host one or more restaurant spaces. At this time the applicant indicates that a kitchen will not be part of the building’s redevelopment. If this should change the applicant will be required to update the existing trash/recycling facility to provide at least 300 sq. ft. for trash and recycling storage, as per Municipal Code Section 12.10.030.A.b., or as per the Municipal Code requirements at the time of building permit. According to the Building Department the exit to the alley in the northeast corner of the building will need to be protected as a passageway to the property line. Complying with this requirement will affect the proposed trash/recycling area. Also, once the internal tenant spaces are configured an accessible route to all levels and tenants will need to be established and approved by the Building Department. The proposal indicates this will be resolved prior to building permit submittal. The applicant has indicated that a new transformer may be necessary on the site. Engineering has commented that if an additional transformer is installed it will be required to be located on t he property with 3’ of clearance on all sides as well as 10’ of clearance in the front. This has the potential to impact the current trash and utility area. Staff recommends HPC be provided with a design that meets the requirements of the Environmental Health, Building and Engineering departments prior to the completion of Conceptual review. PARKING Any additional commercial net leasable floor area is subject to parking requirement review. The Code requires either 1 parking space per 1,000 sq. ft. of net leasable floor area or a payment-in-lieu for the required parking at a rate of $30,000 per space. Parking in the CC zone district is not required to be on-site. The project is generating 3,479 sq. ft. in new net leasable floor area, and there is required to provide for 3.8 parking space. The applicant has indicated the intent to provide payment in the amount of $114,000, due at time of building permit. REFERRAL COMMENTS As part of the preparation of this project for HPC review staff requested review comments from other City Departments to discuss any conditions for the redevelopment. Although many of the concerns of other departments will be resolved as part of the building permit review process, HPC may wish to be aware of the topics. Building Dept. – 1) The exit to the alley in the northeast corner of the building will need to be protected as an exit passageway to the property line. This will affect the area proposed for trash and recycling. We will need to see a revision that can show both provisions can be met. 2) The configuration of the spaces will need to provide an accessible route to all levels and tenants P12 IV.A. 9 without travel through a separate tenant space. The proposal states this will be decided prior to building permit submittal. 3) The exit stairways may need to be enclosed at the top and bottom. This could affect interior layouts to some extant depending on the unit configurations. Engineering Dept. – 1) Public Improvements - The curb and gutter will need to be replaced in current location, and must be granite per the 207 regulations for the core. Also a new permanent encroachment license will be required for planned snowmelt within the right-of-way. 2) Grading/Stormwater Drainage – Demolish the concrete pad up to the edge of the sidewalk on the southwest corner of the building. Also, demonstrate that the overflow will reach the City’s stormwater infrastructure after releasing into the alley. 3) MMLOS – Revisit measure No. 9 on the MMLOS Input Page as it currently does not meet compliance. Engineering suggests adding permanent bicycle parking, and would like to see a bulb-out on Cooper for the length of the loading zone. 4) Water – Fire hydrant relocation will need to be reviewed, and fire calculation are required with the expansion of the existing fire suppression system. 5) Electric – If an additional transformer is installed it will be required to be located on the property with 3’ of clearance on all sides as well as 10’ of clearance in front. An easement will be required with the proper clearance distances. Environmental Health Dept. – 1) The dimensions required for a commercial building and no food service is 200 square feet (20’l x 10’w with 10’ height clearance) for trash and recycling storage (Municipal Code 12.10.030 A. Please note the current building has the capacity to contain an establishment with a Retail Food Service License. The applicant has indicated the kitchen will not be part of the new development and will not be capable of housing a business with a Retail Food License. If the building retains or builds a commercial kitchen, then it will be required to provide 300 sq. ft. for trash and recycling storage (Municipal Code 12.10.030.A. b.). 2) The current submission indicates there is 218 sq. ft. provided for trash and recycling storage which slightly exceeds requirements. Applicant has been advised to consult with the Electric Department in regards to the placement of the utility meters within this space. 3) Environmental Health is aware that the Building Code may requires an exit passageway that might encroach upon the current dimensions. If the space is reduced due to other requirements, applicant will need to submit a revised plan to provide the required space for trash and recycling. Parks Dept. – Parks would like to see one tree on Hunter Street that could be in a tree well and two additional trees on Cooper St. that would require structural cells. The City Forester will be responsible for calling out specifics for locations and variety of trees. ____________________________________________________________________________ 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. ______________________________________________________________________________ P13 IV.A. 10 RECOMMENDATION: Staff recommends HPC continue the application with the following conditions:  Remove the roof overhang above the corner entry;  Maximize the public amenity space at the corner;  Resolve trash/utility/transformer issues;  Revisit item No. 9 on the MMLOS Input page and work with Engineering/Transportation to find a workable solution (per Engineering referral comments); and  Addition of trees as per Parks referral along both Hunter St and Cooper St; Exhibits: A. Design Guidelines B. Department Referrals C. Application P14 IV.A. 1 Exhibit A Design Standards Commercial Core Historic District Design Objectives and 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. Staff Response: This is a proposed building remodel rather than a demolition and replacement. The existing building maintains the established town grid. Hunter and Cooper Streets as well as the alley at the rear of the property will not be closed to public access and will remain open to the sky. 6.2 Public walkway s and through courts , when appropriate, should be designed to create acces s to additiona l commercial space and frontage, within the walkway and/or to the rear of the site.  See also: Public Amenit y Space design guidelines. Staff Response: The applicant is not proposing any new public walkways or through courts with this current application. Staff finds this criterion to be not applicable. 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. Staff Response: There are no changes to the alley façade with this application. However, given the scope of redevelopment and the existing trash/recycling/utility area at the rear alley façade, Staff does not expect the recreation of the alley façade. Staff finds this criterion to be not applicable. 6.4 Structure d parkin g shoul d b e place d within a 'wrap' of commercial and/or residential uses.  The exposure of auto entry areas should be minimized. Staff Response: There is no structured on-site parking proposed within this application. Staff finds this criterion to be not applicable. P15 IV.A. 2 6.5 Structure d parking acces s shoul d not have a negative impact on the character of the street. The access shall be:  Located on an alley or secondary street if necessary.  Designed with the same attention to detail and materials as the primar y building façade.  Integrated into the building design. Staff Response: There is no structured on-site parking proposed within this application. Staff finds this criterion to be not applicable. 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 Staff Response: The applicant is proposing 216 sq. ft. (3.4%) of on-site public amenity space in the form of a narrow strip of grass on the S. Hunter St. façade of the building. The public amenity is located between the sidewalk and S. Hunter St. and is level with the sidewalk, open to the sky, accessible to the public, and is currently only proposed to be landscaped with grass. Staff finds this criterion to be met. 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. Staff Response: The proposed public amenity space faces Hunter St. It is a narrow 215 sq. ft. green space area that may be found between the building and the sidewalk. This green space does not detract from the character of the streetscape. The building is not moving, but rather is improving by having the first story come closer to the street at this location where there is currently a recessed area with a cantilevered second story over this area. Staff finds this criterion to be met. 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 P16 IV.A. 3 Staff Response: The proposed public amenity space does not include any street furniture, public art, historical/interpretive markers, or any other feature intended to promote and enhance its use. Staff finds this criterion to not be met. 6.9 Mid-block walkways shall remain subordinate in scale to traditional lot widths.  Mid-block public walkways shall be between 8 ft. and 10 ft. in width. Staff Response: There are no mid-block walkways proposed as part of this application. Staff finds this criterion to be not-applicable. 6.10 A mid-block walkway should provide public access to the following:  Additional commercial space and frontage within the walkway  Uses located at the rear of the property Staff Response: There are no mid-block walkways proposed as part of this application. Staff finds this criterion to be not-applicable. 6.11 An alley side amenit y space shal l be designed to have these characteristics:  Direct public access to commercial space at street or second floor levels  Maximiz e solar access to the alley side amenity space  Enhance of the attractiveness and use of the rear alley  Minimize the adverse impacts of adjacent service and parking areas Staff Response: No alley side amenity space is associated with this application. Staff finds this criterion to be not-applicable. 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. Staff Response: There is no second level amenity space associated with this application. Staff finds this criterion to be not-applicable. 6.13 A second floor amenity space should meet all of the following criteria:  Ensure consistent public access  Be dedicated for public use  P rovid e a publi c overloo k and /o r a n interpretive marker  Be identified by a marker at street level Staff Response: There is no second level amenity space associated with this application. Staff finds this criterion to be not-applicable. 6.14 Second level space should be oriented to maximize solar access and mountain views, or views of historic landmarks. P17 IV.A. 4 Staff Response: There is no second level amenity space associated with this application. Staff finds this criterion to be not-applicable. 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. Staff Response: There is no second level amenity space associated with this application. Staff finds this criterion to be not-applicable. 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. Staff Response: There is no second level amenity space associated with this application. Staff finds this criterion to be not-applicable. 6.17 Front and side yard amenity space should be considered in the context of a historic one story residential type building. Staff Response: This is not a historic one story residential type building. Staff finds this criterion to be not applicable. 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. Staff Response: While the majority of the building is not being changed with regard to its placement on the site, the building at the Hunter St. façade is actually being improved. Currently on this side of the building the second story is cantilevered over the first, created a recessed space. The current proposal expands the first story to bring it in line with the second story, thereby moving the building closer to the property line. Staff finds this criterion to be met. 6.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Circulation Pattern and Public Amenity Space guidelines. Staff Response: The building is set back only two feet from its Hunter St. side lot line. In this space the applicant is proposing public amenity in the form of green space. Staff finds this criterion to be met. 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. P18 IV.A. 5 Staff Response: This is not a new building. Staff finds this criterion to be not applicable. 6.21 Orient a primary entranc e 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.  Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. Staff Response: The primary entrance to the building will remain at the intersection of Hunter and Cooper Streets in the form of a chamfered corner. A secondary building entrance is located along the Cooper St. façade and another along the Hunter St façade to serve additional tenants in that location. These are secondary entrances and do not detract from the primary entrance to the building. Staff finds this criterion to be met. 6.22 Rectangular forms should be dominant on Commercial Core façades.  Rectangular forms should be verticall y oriented.  The façade should appear as predominantly flat, with any decorative elements and p r ojectin g o r setbac k “articulations ” appearing to be subordinate to the dominant roof form. Staff Response: The façade of the building remains relatively rectangular in form. Staff finds this criterion to be met. 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. Staff Response: The roof will remain flat for the building with this new project. The building’s roof line steps down toward alley façade. Staff finds this criterion to be met. 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. Staff Response: The rear façade is along the alley. The utility/trash/recycling enclosure is located at this façade. While there are not building forms that step the structure down on this façade, Staff finds this criterion to be not applicable. 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk. P19 IV.A. 6  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. Staff Response: The adjacent building on Cooper St. is 3 stories in height, and the adjacent building on Hunter St. is also three-stories in height. Staff finds this criterion to be not- applicable. 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 adjacen t 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. Staff Response: This is not a new building, but rather a renovation of an existing building. The two-story building does reflect the range of height within the historic Commercial Core. Staff finds this criterion to be met. 6.28 Heigh t variatio n shoul d 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. Staff Response: The application achieves this standard in some ways – the parapet height is varied at the front of the building, moving up a couple of feet when coming to the corner entry module, and stepping down again. However the building modules are not varied across the traditional lot width of 30’, extending rather to approximately 40’ and then P20 IV.A. 7 beginning a new module for approximately 20’. Staff finds this to be out of context with the traditional lot widths, and finds this criterion to be only partially met. 6.29 O n site s comprisin g mor e tha n two traditional lot widths, the façade height shall be varied to reflect traditional lot width.  The façade height shall be varied to reflect traditional lot width.  Heigh t shoul d b e varied ever y 6 0 ft. minimum and preferably every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns.  No more than two consecutive 30 ft. façade modules may be three stories tall, within an individual building.  A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street façade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) Staff Response: According to a recent improvement survey the subject parcel measures 62.69’ sq. ft. in width, or just over two traditional City of Aspen lot widths. The façade along Cooper St. has not been designed to vary along these two lot widths, however the site is just slightly over the standard 60’ double lot width. The building does step down about a foot when from the corner façade which varies the height of the building on the site. Staff finds this criterion to be met. 6.30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. These methods shall be used:  Variation in height of building modules across the site  Variatio n i n massin g achieved through upper floor setbacks, the roofscape form and variation in upper floor heights  Variation in buildin g façade heights or cornice line Staff Response: The building does step down about a foot when from the corner façade which varies the height of the building on the site. Staff finds this criterion to be met. 6.31 A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. Staff Response: The historic Bowman building is located across the street to the south and measures two stories in height. The adjacent structures to both the Bowman building as well as the proposed project site are three stories in height. The proposed building is consistent with and reflects the height and scale of the Bowman building. Although this is not a brand new building, Staff finds this criterion to be met. 6.32 When adjacent to a one or two story historic building that was originally constructed for commercial use, a new building within the same block face should not exceed 28 in height within 30 ft. of the front façade.  In general, a proposed multi-story building must demonstrate that it has no negative impac t o n smalle r, his t ori c st ruct ure s nearby. P21 IV.A. 8  The height and proportions of all façade components must appear to be in scale with nearby historic buildings. Staff Response: This is not a new building, nor is this building adjacent to a one or two story historic building. Staff finds this criterion to not be not-applicable. 6.33 New development adjacent to a single story histori c buildin g that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure, within the same block face. Staff Response: This building is not adjacent to a single story historic building constructed for residential use. Staff finds this criterion to be not-applicable. 6.34 The setting of iconic historic structures sho uld b e pr ese rved and enhanced when feasible.  O n sit e s com p risin g mor e t han t w o traditional lot widths, the third floor of the adjacent lot width should be set back a minimum of 15 ft from the front facade.  Step a building down in height adjacent to an iconic structure.  Locate amenity space adjacent to an iconic structure. Staff Response: This lot is not the site of an iconic historic structure, nor is it adjacent to one. Staff finds this criterion to be not-applicable. Section 26.412.060.A. Public Amenity Space Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights -of- way or private property within commercial areas. On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Pl anning and Zoning Commission or the Historic Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. Staff Response: Given the scope of redevelopment associated with this project Staff acknowledges that there is limited ability to add significantly more public amenity space to this site. The applicant is proposing 216 sq. ft. of on-site public amenity space in the form of a green lawn at the property’s edge. The proposed green space is a long, narrow strip of grass between the sidewalk and S. Hunter St. Alth ough this does serve as a buffer between P22 IV.A. 9 the pedestrian walkway and the street, the space does not sufficiently allow for a variety of uses and activities to occur. Staff does not find this criterion to be met. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of-way are encouraged. Staff Response: Staff feels there is more that can be accomplished in the way of more usable on-site public amenity. What is currently proposed does little to contribute to an active street vitality in this location. Staff recommends the appl icant use the proposed space to provide bench seating or other amenities that encourage pedestrians to sit or linger in this area, enjoying views of Aspen Mountain. Staff finds this criterion to not be met. 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. Staff Response: The proposed public amenity does little to contribute to an inviting pedestrian environment. Staff suggests the applicant re-examine and enhance the current public amenity space planned on the site. Staff finds this criterion to not be met. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. Staff Response: The proposed public amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property. The area is mostly wide paved sidewalks with little green space. Staff finds this criterion to be met. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. Staff Response: The public amenity space proposed does meet the requirements of being open to view and open to the sky. There are no walks or enclosures around the proposed space, or grade changes. The space proposed will meet the basic design and operational standards for public amenity, as found in Subsection 26.575.030.F. Staff finds this criterion to be met. Section 26.412.060.B. Utility, delivery and trash service provision When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: P23 IV.A. 10 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. Staff Response: Currently the trash and recycling service area that is already accommodated on site meets the minimum size and location standards established by Title 12 of the Municipal Code. However, per Environmental Health, if restaurant spaces are proposed for the future in this building the trash and recycling area will need to be re-examined by Environmental Health and enlarged to 300 sq. ft. to ensure adequate capacity of these businesses. Staff finds this criterion to be met. 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. Staff Response: A utility area is accommodated on-site at the rear alley façade of the parcel. According to the City’s Engineering Dept, if any additional transformer is installed it will be required to be located on the property with three feet of clearance on all sides as well as ten foot clearance in the front. An access easement will be required for service to this additional transformer. Staff finds this criterion to be met. 3. All utility, trash and recycle service areas shall be co-located and combined to the greatest extent practical. Staff Response: The utility, trash and recycling areas are co-located at the rear of the parcel, along the alleyway. Staff finds this criterion to be met. 4. 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. Staff Response: The trash/recycling and utility area is located along the alleyway. There is also an internal access point at the rear alley façade of the building to this area. Staff finds this criterion to be met. 5. 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. Staff Response: The trash/recycling and utility area is entirely located on the alleyway, therefore fencing is not required. Staff finds this criterion to be met. 6. 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 P24 IV.A. 11 allowed by this Title, provided that the utility, trash and recycle area is located at grade and accessible to the alley. Staff Response: The building’s rear façade does extend to the rear property line with the utility, trash and recycling area located at grade. Staff finds this criterion to be met. 7. 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. Staff Response: The utility service pedestals are located on the subject property with no encroachment into the alley. The applicant will ensure an access easement exists for the service provider’s access. Staff finds this criterion to be met. 8. 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 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. Staff Response: Delivery to the building will remain along the alleyway at the building’s rear façade. Delivery will be accessible to all tenants of the building by way of elevator. Staff finds this criterion to be met. 9. 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. Staff Response: The applicant has indicated an uncertainty of the division of the tenant space on the ground floor. However, the applicant indicates that should the tenant space exceed 1,500 sq. ft. in size a vestibule will be developed that meets the requirements of the International Energy Conservation Code, and will be presented in plans at the time of building permit. Staff finds this criterion to be met. 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. P25 IV.A. 12 Staff Response: The applicant has provided a roof plan that indicates the building’s mechanical exhausts will be vented through the roof. The mechanical proposed will be set back from each street at least 15’. Staff finds this criterion to be met. 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. Staff Response: The applicant has provided a roof plan that indicates all mechanical equipment will be placed on the roof, setback by 15’ or more on both street-facing facades, and screened by a 5’ fence element. The mechanical equipment and screen will not be visible from the public right-of-way at the pedestrian level. Staff finds this criterion to be met. 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 applicant is not requesting any variation from the trash and recycling service areas. Staff finds this criterion to be not-applicable. P26 IV.A. 1 Exhibit B Department Referrals Building Department: Plan review comments for Boogies Building are: 1) The exit to the alley in the northeast corner of the building will need to be protected as an exit passageway to the property line. This will affect the area proposed for trash and recycling. We will need to see a revision that can show both provisions can be met. 2) The configuration of the spaces will need to provide an accessible route to all levels and tenants without travel through a separate tenant space. The proposal states this will be decided prior to building permit submittal. 3) The exit stairways may need to be enclosed at the top and bottom. This could affect interior layouts to some extant depending on the unit configurations. Environmental Health Department: 434 E. Cooper (Boogie’s) – Space Allotment for Trash and Recycling Storage (comments) 1) The dimensions required for a commercial building and no food service is 200 square feet (20’l x 10’w with 10’ height clearance) for trash and recycling storage (Municipal Code 12.10.030 A. a.). a. Please note the current building has the capacity to contain an establishment with a Retail Food Service License. Applicant has indicated the kitchen will not be part of the new development and will not be capable of housing a business with a Retail Food License. If the building retains or builds a commercial kitchen, then it will be required to provide 300 sq. ft. for trash and recycling storage (Municipal Code 12.10.030.A. b.). 2) The current submission indicates there is 218 sq. ft. provided for trash and recycling storage which slightly exceeds requirements. a. Applicant has been advised to consult with the Electric Department in regards to the placement of the utility meters within this space. 3) Environmental Health is aware that the Building Code may requires an exit passageway that might encroach upon the current dimensions. a. If the space is reduced due to other requirements, applicant will need to submit a revised plan to provide the required space for trash and recycling. 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. Public Improvements 1) The curb and gutter will need to be replaced where is currently exists. The replacement curb and gutter must be granite as the regulations will be requiring for the core in 2017. 2) A new permanent encroachment license for the snowmelt within the right-of-way will be required. P27 IV.A. 2 Grading/Stormwater Drainage 1) The 216 SF of concrete along the east side of the building, within the property, will be permitted to surface drain to the grass buffer along Hunter instead of supplying WQCV. 2) There is a small concrete pad on the southwest corner of the building. Instead of supplying WQCV to the impervious area, please demolish the concrete pad up to the edge of the existing sidewalk. 3) The overflow for the drywells is proposed to outlet into the alley on the north side of the building. The applicant will be required to demonstrate that the overflow will reach the City’s storm water infrastructure after releasing into the alley. MMLOS Comments 1) Measure number 9 on the MMLOS Input Page reads “Is new large scale landscaping proposed at improves the pedestrian experience? Properties within the Core do not have ample area to provide the level of landscaping required to receive credit in this category.” The property is located within the Core, therefore cannot take credit for this measure. As an alternative, the engineering department suggests adding permanent bicycle parking. Since the current loading zone is wide enough to accommodate two trucks, staff would like a sidewalk/bicycle parking bulb out on Cooper for the length of the loading zone. This would provide ample space for bike racks as well as enough width for a loading zone. Water Comments 1) Fire hydrant relocation will need to be reviewed in detail as the application moves forward. Hydrant constraint needs to be addressed, and design drawings are required for further review. 2) Fire calculations will need to be provided with the expansion of the existing fire suppression system. Electric Comments 1) The application mentions the possibility of installing an additional transformer. If this ends up being the case, the transformer will need to be located on the property in such a way that it has 3’ clearance on all sides as well as 10’ clearance in front. An easement will be required with the proper clearance distances (10’x13’). Aspen/Pitkin County Housing Authority (APCHA): ISSUE: The applicant is requesting approval for an expansion of an existing mixed-used commercial building. This includes a Growth Management Quota System (“GMQS”) allotment for the expanded building’s additional net leasable, and approval to remove an existing on-site affordable housing unit. P28 IV.A. 3 BACKGROUND: The Boogie’s Building has received several prior land use approvals. The last request was to expand the free-market residential unit on the third level and reconfigure the deed- restricted affordable unit. The applicant, Thor 534 East Cooper Avenue, LLC, purchased the building in May of 2015 and is requesting to vacate all prior approvals. The property is zoned CC (Commercial Core) and is located within the City’s Commercial Core Historic District. The existing building was constructed in 1987, after the demolition of the previously occupied Shaft Restaurant building. The property contains approximately 6,269 square feet of lot area. In 1995, a deed restriction was recorded for a one-bedroom unit as well as a fee-in-lieu payment made to mitigate the employee generation resulting from the conversion of an affordable housing bedroom into commercial use. The proposed development is to expand the existing building’s ground and second floors for commercial purposes only, while a third floor and the free-market residential unit are no longer proposed. The applicant is also requesting to eliminate the on-site affordable housing unit with any and all employee mitigation to be done via the use of the Affordable Housing Credit Certificates. DISCUSSION: APCHA will be addressing the employee mitigation for this major development. Pursuant to Section 26.470.050.B.5 of the Land Used Code, the expanded building’s additional commercial net leasable area will require the provision of affordable housing mitigation. The mitigation requirement is 60% of the employees generated by the additional commercial square footage. According to the calculations, the total net new employees are 12.68 FTE’s. See below for the breakdown: Existing Building Basement 3,620 sq. ft. x 3.5 employees/1,000 sq. ft. = 12.67 Ground Floor 4,266 sq. ft. x 4.7 employees/1,000 sq. ft. = 20.07 2nd Floor 2,009 sq. ft. x 3.5 employees/1,000 sq. ft. = 7.04 TOTAL 39.78 Proposed Building Basement 3,743 sq. ft. x 3.5 employees/1,000 sq. ft. = 13.09 Ground Floor 4,723 sq. ft. x 4.7 employees/1,000 sq. ft. = 22.18 2nd Floor 4,908 sq. ft. x 3.5 employees/1,000 sq. ft. = 17.19 TOTAL 52.46 Net new employees are 52.46 – 39.78 = 12.68. Based on the 12.68 additional FTE’s, the required mitigation is 7.61 (12.68 X 60%). This could be mitigated by providing two three-bedroom units and one one-bedroom unit based on Section 26.470.100.A.2: P29 IV.A. 4 Unit Type Employees Housed Studio 1.25 One-bedroom 1.75 Two-bedroom 2.25 Three-bedroom or larger 3.00, plus .5 per each additional bedroom Dormitory 1.00 employee per 150 square feet of net livable space The applicant is proposing to provide the required mitigation via the purchase and extinguishment of Certificates of Affordable Housing Credits in an amount to mitigate for the 7.61 FTE’s at Category 4 (Section 26.470.050.B.5). The request to remove the existing on-site unit is based on the provision that it was a voluntary unit and was not required for mitigation purposes. This is not the case, however. According to Resolution 95-10 and the Occupancy Deed Restriction and Agreement for an Employee Dwelling Unit, that was recorded on May 15, 1995 at Reception No. 381336, the on-site unit was provided for mitigation purposes, along with a fee-in-lieu payment. The Multi-Family Replacement Program requires the unit to remain as an on-site, Category 3 unit. Part III, Section 4, Affordable Housing Mitigation of Private Sector Property Development, of the Aspen/Pitkin Employee Housing Guidelines, has prioritized affordable housing mitigation options in the following order: 1. On-site deed-restricted housing units constructed or converted next to or attached to the proposed development. 2. Off-site deed-restricted housing units constructed or converted at a separate location within the Aspen core subject to approval by APCHA. A single off-site deed-restricted unit in an otherwise free-market housing complex shall not be approved. 3. Use of the Affordable Housing Credit Program. 4. APCHA approved buy-down units. 5. Payment-in-lieu to the city or payment of an Impact Fee to the county; or Land-in-lieu by conveyance of vacant property to the city or APCHA, permitted on a case-by-case basis. Based on the priorities stated above, APCHA would always prefer at least some of the required additional 7.61 FTE mitigation be provided on-site; however, we do understand the obstacles that on-site units can create within a mixed-use commercial development, including: 1. There are no conventional financing options allowing an owner to obtain a 30-year fixed loan under existing federal lending standards; and 2. Maintaining affordability is often an issue for homeowners in a mixed-used building with a significant amount of commercial space. RECOMMENDATION: Although the APCHA prefers on-site mitigation, deed-restricted housing in mixed-used commercial developments has its issues. Due to federal lending standards, on-site residential housing must equal at least 70 percent of the total space in mixed-use commercial projects (i.e., no more than 30 percent commercial) in order for those homes (units) to qualify for conventional financing. P30 IV.A. 5 Based on the real lending and affordability difficulties mentioned, staff would discourage on-site affordable housing ownership units, but would accept onsite affordable housing rentals as long as the deed restriction holds the owner accountable for abiding by the APCHA Guidelines, including the potential for paying fines for noncompliance. This would include the existing one-bedroom, Category 3. The APCHA recommends that the applicant provide mitigation via the use of the Affordable Housing Credit Program certificates at a Category 2 or Category 3 level. The Code allows for mitigation at Category 4; however, APCHA is recommending approval of the use of Certificates rather than on-site housing thereby requesting mitigation based on the majority of the employees for this development. P31 IV.A. P32 IV.A. P33 IV.A. P34 IV.A. P35 IV.A. P36 IV.A. P37 IV.A. P38 IV.A. P39 IV.A. P40 IV.A. P 4 1 I V . A . P42 IV.A. P43 IV.A. P44 IV.A. P45 IV.A. P 4 6 I V . A . P 4 7 I V . A . P 4 8 I V . A . P 4 9 I V . A . P 5 0 I V . A . P 5 1 I V . A . P 5 2 I V . A . P 5 3 I V . A . P 5 4 I V . A . P 5 5 I V . A . P 5 6 I V . A . P 5 7 I V . A . P58 I V . A . P59 I V . A . P60 I V . A . P61 I V . A . P62 I V . A . P63 I V . A . P64 I V . A . P65 I V . A . P66 I V . A . P67 IV.A. P68 IV.A. P69 IV.A. P 7 0 I V . A . P 7 1 I V . A . P72 IV.A. P73 IV.A. P74 IV.A. P75 IV.A. P76 IV.A. P77 IV.A. P78 IV.A. P79 IV.A. P80 IV.A. P81 IV.A. P82 IV.A. P83 IV.A. P84 IV.A. P85 IV.A. P86 IV.A. P 8 7 I V . A . P88 IV.A. P89 IV.A. P90 IV.A. P91 IV.A. P92 IV.A. P93 IV.A. P94 IV.A. P95 IV.A. P96 IV.A. P97 IV.A. P98 IV.A. P99 IV.A. P100 IV.A. P101 IV.A. P102 IV.A. P103 IV.A. P104 IV.A. P105 IV.A. P106 IV.A. P107 IV.A. P108 IV.A. P109 IV.A. P110 IV.A. P111 IV.A. P112 IV.A. P113 IV.A. P114 IV.A. P115 IV.A. P116 IV.A. P117 IV.A. P118 IV.A. P119 IV.A. P120 IV.A. P121 IV.A. P122 IV.A. P123 IV.A. P124 IV.A. P125 IV.A. P126 IV.A. P127 IV.A. P128 IV.A. P129 IV.A. P130 IV.A. P131 IV.A. P132 IV.A. P133 IV.A. P134 IV.A. P135 IV.A. P136 IV.A. P137 IV.A. P138 IV.A. P139 IV.A. P140 IV.A. P141 IV.A. P142 IV.A. P143 IV.A. P144 IV.A. P145 IV.A. P146 IV.A. P147 IV.A. P148 IV.A. P149 IV.A. P150 IV.A. P151 IV.A. P152 IV.A. P153 IV.A. P154 IV.A. P155 IV.A. P156 IV.A. P157 IV.A. P158 IV.A. P159 IV.A. P160 IV.A. P 1 6 1 I V . A . P162 IV.A. P163 IV.A. P164 IV.A. P165 IV.A. P166 IV.A. P167 IV.A. P168 IV.A. P169 IV.A. P170 IV.A. P171 IV.A. P172 IV.A. P173 IV.A. P174 IV.A. P175 IV.A. P176 IV.A. P177 IV.A. P178 IV.A. P 1 7 9 I V . A . P 1 8 0 I V . A . P 1 8 1 I V . A . P 1 8 2 I V . A . P 1 8 3 I V . A . P 1 8 4 I V . A . P 1 8 5 I V . A . P 1 8 6 I V . A . P 1 8 7 I V . A . P 1 8 8 I V . A . P 1 8 9 I V . A . P 1 9 0 I V . A . P 1 9 1 I V . A . P 1 9 2 I V . A . P193 IV.A. P194 IV.A. P195 IV.A. P196 IV.A. P197 IV.A. P198 IV.A. P199 IV.A. P200 IV.A. P201 IV.A. P202 IV.A. P203 IV.A. P204 IV.A. P205 IV.A. P206 IV.A. P207 IV.A. P208 IV.A. Pitkin County Courthouse Plaza – Staff Memo 4.13.16 Page 1 of 6 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Justin Barker, Senior Planner THRU: Amy Simon, Historic Preservation Officer RE: Pitkin County Courthouse Plaza, 530 E. Main St. – Major Public Project Review Resolution No. __, Series of 2016 – Public Hearing DATE: April 13, 2016 APPLICANT /OWNER: Pitkin County REPRESENTATIVE: Dave Detwiler & Jodi Smith LOCATION: 530 E. Main Street CURRENT ZONING Public (PUB) SUMMARY: The applicant requests HPC recommend approval to City Council for renovation of the Courthouse Plaza building and the development of an approximate 32,000 square foot addition. STAFF RECOMMENDATION: Staff recommends HPC recommend Major Public Project approval to City Council with conditions. Locator Map Current image of Plaza building & Veteran’s Park P209 IV.B. Pitkin County Courthouse Plaza – Staff Memo 4.13.16 Page 2 of 6 LAND USE REQUESTS AND REVIEW PROCEDURES: The Applicant is requesting the following land use approvals from the Historic Preservation Commission: • Major Public Project Review – (Chapter 26.500) for development proposed by a governmental entity. (See “Staff Evaluation” for full description of this review process) BACKGROUND: The proposed project is located on a 1.6 acre (~69,000 square feet) lot. The lot currently includes three Pitkin County facilities: the Courthouse, the jail, and the Plaza building. The property is zoned Public (PUB). The Plaza building is a three-story above grade structure (with full basement) that houses several Pitkin County departments, including the Board of Elections, Department of Motor Vehicles, and the Clerk and Recorder. The Plaza building was constructed in the 1970s, designed by AspenModern noted architect Sam Caudill. The purpose of this project is to consolidate the majority of Pitkin County staff in one location and provide enough space so that each department can serve the public more efficiently. This also includes relocating several County departments from other locations into this project. The scope of work for this project does not include the Courthouse or jail buildings. PROJECT SUMMARY: The applicant proposes remodel of the existing Plaza building and construction of a new 31,500 square foot addition. The remodel of the Plaza building is mostly interior with minor exterior changes. The proposed addition will be a new three-story structure located between the Plaza building and the jail, above a parking level accessed from Rio Grande Place. STAFF EVALUATION: Public Project (Exhibit A): The proposed project is subject to Major Public Project review. The Public Project review process was adopted by City Council in December 2015 to bring the Land Use Code into compliance with Colorado Revised Statute §31-23-209. The Statute requires the City to provide a decision within 60 days of application submission for a project submitted by governmental agencies or other quasi-municipal organizations. If the City fails to provide a decision within sixty days, the application shall be deemed approved. HPC or Council may establish conditions to be addressed within the sixty day period and then Council must decide to approve or deny the adjustments, if made. If the City denies the application, the applicant’s governing body (in this case the Pitkin County Board of County Commissioners) may overrule this decision by a recorded vote of two-thirds (2/3rd) the Board. Because of the limited timeframe for review to occur, HPC is asked to make a recommendation at this meeting, rather than asking the applicant to restudy and return to this board. HPC will not conduct a Final Design Review. The following sections of the Land Use Code apply to the proposed project: Planned Development, Growth Management, and Commercial Design. Staff responses to each section are P210 IV.B. Pitkin County Courthouse Plaza – Staff Memo 4.13.16 Page 3 of 6 detailed in Exhibit A, with specific highlights noted below. The proposed dimensional requirements are provided in Table 1. Table 1: Dimensional Requirements Dimensions Proposed Minimum gross Lot Area No requirement Maximum height 55’, no façade facing Main Street shall exceed 40’ Minimum front yard setback No requirement Minimum side yard setback No requirement Minimum rear yard setback No requirement Minimum utility/trash/recycle area Pursuant to Chapter 12.06 Minimum floor-to-floor height No requirement Cumulative FAR 2:1, or 138,540 square feet Public Amenity No requirement Minimum parking spaces 10 Planned Development & Commercial Design: Staff’s main concerns relate to mass, scale and height. The height of the proposed development on the north side of the structure ranges from 31’-42’, plus a fourth floor set back from the lower levels and reaching a height of 43’-54’. These heights significantly exceed the maximum allowance for any of the nearby zone districts. Additionally, the FAR of the proposed addition is almost double any other structure on the property: Proposed Plaza building: 14,710 sf + 27,165 sf addition = 41,875 sf Courthouse: 16,580 sf Jail: 15,645 sf Figure A - North Façade A structure of this mass and height will have significant visual impacts, particularly regarding mountain views from Rio Grande Park and the relationship to the Courthouse (see Figure A). Staff recommends the applicant explore options to reduce the overall height, mass and width of the structure from the north side. Some suggestions include lower floor-to-floor heights, a further set back top floor, or potentially relocating some of the mass under Veteran’s Park. New addition P211 IV.B. Pitkin County Courthouse Plaza – Staff Memo 4.13.16 Page 4 of 6 The “Commercial, Lodging and Historic District Design Objectives and Guidelines” state that the setting of iconic historic structures should be preserved and enhanced when feasible, and to locate amenity space adjacent to an iconic structure. The Courthouse has historically had ample open space on all sides of the structure. The addition is set back from the street, preserving Veteran’s Park and providing some open space on the east side, but the proposed addition is located only ~11’ from the Courthouse (see Figure B). Staff recommends the addition be further separated from the Courthouse in order to better preserve the historic setting. Figure B – Site Plan In terms of architecture, the addition uses a style that is not part of Aspen’s architectural history and also includes a three-story glass curtain wall facing Main Street (see Figure C on next page). The addition is not strongly related to either the Plaza building or the historic Courthouse. Staff recommends the use of architectural elements and details that creates a stronger architectural relationship to the adjacent buildings. The west façade of the addition includes a stone corbel detail above the first floor (see Figure D on next page). This is the only area where this detail appears, and does not seem to be consistent with the style or details of the rest of the project or adjacent buildings. Staff recommends this should be removed from the design. P212 IV.B. Pitkin County Courthouse Plaza – Staff Memo 4.13.16 Page 5 of 6 Figure C – South Façade Figure D – West Façade Growth Management: The proposed project has been determined as an essential public facility. There are two unique features of essential public facilities in terms of Growth Management: 1. There is no annual allotment limit. 2. Employee generation is determined by P&Z or HPC. City Council may then assess, waive, or partially waive any mitigation requirement. Although employee generation is determined by HPC, the Land Use Code references an employee generation rate of 5.1 employees per 1,000 square feet of net leasable area for the Public zone district. This is considered typical for office type uses, which is the primary use of the proposed facility. Using this generation rate, the proposed addition would generate approximately 101.69 employees. To a great extent, the project will house existing employees who are currently working in locations which will be vacated. P213 IV.B. Pitkin County Courthouse Plaza – Staff Memo 4.13.16 Page 6 of 6 The APCHA Board is scheduled to review the application on April 20. APCHA staff has recommended to the Board that the applicant provide a current audit of employees and that a second audit would be required 2 years after issuance of a Certificate of Occupancy. If the second audit shows additional employees that the applicant would have to provide mitigation. This recommendation is subject to change depending on the APCHA Board. Staff supports the proposed APCHA recommendation. REFERRAL DEPARTMENTS: The application was reviewed by Transportation, Utilities, Sanitation District, Zoning, Environmental Health, Fire District, Building, APCHA, and Parks. All received comments are included in Exhibit B, with applicable comments included in the draft resolution. STAFF RECOMMENDATION: Staff recommends that HPC recommend approval to City Council with the following conditions: 1. Reduce the mass and scale of the north side of the building. 2. Locate the addition further from the Courthouse building. 3. Create a stronger architectural relationship to the adjacent buildings. 4. Eliminate the corbel detail on the west façade. PROPOSED MOTION: “I move to recommend approval to City Council of Major Public Project Review for 530 E. Main Street, with conditions.” EXHIBITS: A. Review Criteria – Public Project B. DRC Comments C. Application P214 IV.B. Courthouse Plaza 530 E. Main Street Resolution No._, Series 2016 Page 1 of 4 RESOLUTION NO. __ (SERIES OF 2016) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECOMMENDING CITY COUNCIL GRANT MAJOR PUBLIC PROJECT REVIEW APPROVAL FOR THE COURTHOUSE PLAZA LOCATED AT 530 E MAIN STREET, LEGALLY DESCRIBED AS LOT 1, PITKIN COUNTY CENTER SUBDIVISION, CITY OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 2737-073-47-851 WHEREAS, the Community Development Department received an application for the Courthouse Plaza (the Application) from Pitkin County (Applicant) for Major Public Project Review; and, WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect on the day of initial application – March 18, 2016, as applicable to this Project; and, WHEREAS, this property is located in the Public (PUB) zone district and is partially located within the Commercial Core Historic District; and, WHEREAS, the Community Development Department referred the application to Aspen Consolidated Sanitation District, City Engineering, Building Department, Fire Protection District, Environmental Health Department, Parks Department, Aspen/Pitkin County Housing Authority, Public Works Department, and the Transportation Department, and received comments 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 conditions; and, WHEREAS, all required public noticing was provided as evidenced by an affidavit of public noticing submitted to the record, a summary of public outreach was provided by the applicant to meet the requirements of Land Use Code Section 26.304.035, and the public was provided full access to review the proposed development; and, WHEREAS, the Historic Preservation Commission reviewed the Application at a duly noticed public hearing on April 13, 2016, during which the recommendations of the Community Development Director and comments from the public were heard by the Historic Preservation Commission, and recommended approval with conditions by a vote of ____ to ____ (_ – _). 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 recommends City Council grant the Pitkin County Center Subdivision Major Public Project review approval, subject to the recommended conditions of approval as listed herein. The recommended dimensions are attached as Exhibit I. P215 IV.B. Courthouse Plaza 530 E. Main Street Resolution No._, Series 2016 Page 2 of 4 The Applicant shall complete the following, prior to City Council review: 1. Reduce the mass and scale of the north side of the building. 2. Locate the addition further from the Courthouse building. 3. Create a stronger architectural relationship to the adjacent buildings. 4. Eliminate the corbel detail on the west façade. Section 2: Employee Generation An employee audit shall be conducted by an outside entity shall be completed to determine the baseline number of existing employees (full- and part-time). Two years after CO, an additional employee audit shall be conducted by an outside entity, based on the same type of data received for the baseline number. Any additional employees above the determined baseline shall be subject to future mitigation requirements. The Housing Authority shall request the audit from Pitkin County. Failure to request the audit shall not render any of the approvals invalid. Pitkin County shall provide the Housing Authority and the Community Development Department with the audit report. The Housing Authority and Community Development shall forward the audit to the Housing Board, HPC and/or City Council for review, as applicable. Any costs for the audit shall be paid by the applicant. Section 3: Engineering Department Drainage- If greater than 25% of the site is disturbed, WQCV will be required for the whole site. At a minimum, WQCV will be required for the disturbed area. Include a report in the Traffic Impact Analysis (TIA) that summarizes traffic impact mitigation. Section 4: Parks Department There is a large cottonwood tree in the city ROW that must be protected. Typical tree protection includes the entire area under the tree canopy. Minimal excavation will be required under the triangular walking path to protect the critical root zone of this cottonwood tree. Utilities that will be required will also need to stay outside the dripline of this tree. The applicant must submit a tree removal permit. There are a number of large diameter cottonwood trees that will be permitted for removal and mitigation will be charged for those trees. The possibility of a re-design of the Veterans Park may come about as a result of ongoing discussions with Pitkin County. Any trees that may be impacted by this will require another review by the Parks Department. Section 5: Environmental Health Department The current submission does not specify the "service yard" as space being dedicated to the storage for trash, recycling and compost. The space shall be labeled for this specific use in order to comply with Municipal Code 12.10. P216 IV.B. Courthouse Plaza 530 E. Main Street Resolution No._, Series 2016 Page 3 of 4 The proposed "service yard" space is slightly below size requirements, but will be considered acceptable if the applicant fully encloses the space from wildlife. The space shall be enclosed in such a way as to prevent wildlife access and shield the waste containers from public view. 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, the Historic Preservation Commission, or the Aspen City Council 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 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 13th day of April, 2016. Approved as to form: Approved as to content: _______________________________ ___________________________________ Deborah Quinn, Assistant City Attorney Willis Pember, Chair Attest: _______________________________ Kathy Strickland, Deputy City Clerk Attachments: Exhibit I: Recommended Dimensional Requirements P217 IV.B. Courthouse Plaza 530 E. Main Street Resolution No._, Series 2016 Page 4 of 4 Exhibit I – Recommended Dimensional Requirements Dimensions Proposed Minimum gross Lot Area No requirement Maximum height 55’, no façade facing Main Street shall exceed 40’ Minimum front yard setback No requirement Minimum side yard setback No requirement Minimum rear yard setback No requirement Minimum utility/trash/recycle area Pursuant to Chapter 12.06 Minimum floor-to-floor height No requirement Cumulative FAR 2:1, or 138,540 square feet Public Amenity No requirement Minimum parking spaces 10 P218 IV.B. Exhibit A – Public Projects Page 1 of 5 EXHIBIT A PUBLIC PROJECTS 26.500.070 General review standards The following review standards shall be used in review of any application for Public Projects: 1. The proposed project complies with the zone district limitations, or is otherwise compatible with neighborhood context; and Staff Findings: The subject property is located within the Public (PUB) zone district. Essential government uses are a permitted use in this zone district. The structures on this property include the Pitkin County Courthouse, jail, and government offices. These are all essential government uses. The dimensional requirements for the Public zone district are set through a Planned Development approval. The proposed dimensional requirements are listed in the table below: Dimensions Proposed Minimum gross Lot Area No requirement Maximum height 55’, no façade facing Main Street shall exceed 40’ Minimum front yard setback No requirement Minimum side yard setback No requirement Minimum rear yard setback No requirement Minimum utility/trash/recycle area Pursuant to Chapter 12.06 Minimum floor-to-floor height No requirement Cumulative FAR 2:1, or 138,540 square feet Public Amenity No requirement Minimum parking spaces 10 The proposed dimensional requirements are somewhat similar to those of the Commercial Core (CC) zone district, with modifications to maximum height, minimum floor-to-floor height, public amenity and FAR. Specific discussion on these are outlined below. FAR: The proposed FAR is 2:1, which is what would be permitted for commercial uses in CC. This is lower than the 2.75:1 permitted for civic uses in CC, and the 2.5:1 permitted in the Commercial (C-1) zone district. The proposed addition’s FAR is approximately 27,165 sf. Including the existing development on site (46,935 sf), the total FAR would be 74,100 sf. This is significantly less than 2:1, however, additional development on the property requires a Planned Development Amendment and is subject to review. Staff is supportive of the proposed maximum allowable FAR. Heights: The surrounding development includes: West: Pitkin County Courthouse – ~42’ tall (excluding tower) facing Main Street East: proposed City of Aspen Police Department - ~30’ tall (currently several single-story buildings) P219 IV.B. Exhibit A – Public Projects Page 2 of 5 North: Pitkin County Jail - ~33’ tall facing Rio Grande Place South: St. Mary’s church - ~42’ tall (excluding tower) facing Main Street Courthouse Plaza - ~35’ tall facing Main Street The proposed addition is approximately 38.5’ tall facing Main Street, which is similar to the current and proposed surrounding development (30’-42’). The façade facing Rio Grande Place is approximately 42’ tall with a set back fourth floor at almost 55’ tall, which is significantly taller than the Pitkin County Jail building (~33’). Staff is concerned that the proposed development will appear massive from Rio Grande Place. One suggestion to reduce this height is include lower floor-to-floor heights. In order to reduce the overall height, staff is supportive of no minimum floor-to-floor height requirement. Staff is not supportive of the 55’ maximum height, and recommends that the applicant explore options to reduce the overall height to be more consistent with surrounding development. Public Amenity: This property is located in the Public zone district, which is not required to provide public amenity. However, Veteran’s Park is approximately 10% of the square footage of the property, which is the minimum requirement for public amenity in Section 26.575.030. There are no plans to eliminate Veteran’s Park, which adequately serves as public amenity for the site. Staff is supportive of the proposed public amenity requirement. 2. The proposed project supports stated community goals; and Staff Findings: Pitkin County is responsible for the space needs of the 21st Judicial District, which is mandated by State Statute. Several offices located within the Courthouse need to be relocated in order to accommodate an additional court room. The offices would be relocated to the proposed project. The Civic Master Plan identifies that reduced office sizes and scattered locations for departments creates inefficiencies both internally and with regard to customer service. The 2006 Civic Master Plan Core Principle #1 speaks to the importance of locating civic uses in the heart of town. The relocation of offices from the Courthouse to the proposed project remains on the same parcel, which has been identified as an appropriate location for civic uses. The 2006 Civic Master Plan1 recommends that “as part of the collaboration between the City of Aspen and Pitkin County, regarding civic space needs, the City and County should identify an appropriate downtown space and design a shared-use Meeting Hall”. The City of Aspen is also currently in the planning process for a new City facility. This provides a perfect opportunity to explore the shared-use Meeting Hall that the Civic Master Plan recommends. Staff recommends Pitkin County coordinate with the City of Aspen to develop a shared-use meeting Hall to avoid duplication of costs and reduce overall new development. 1 The 2006 Civic Master Plan is a regulatory document that requires land use applications to demonstrate “consistency with the Civic Master Plan or Core Principles and relevant portions of the AACP cited in the Civic Master Plan. P220 IV.B. Exhibit A – Public Projects Page 3 of 5 3. The proposed project complies with all other applicable requirements of the Land Use Code; and Staff Findings: The following sections of the Land Use Code apply to the proposed project: Planned Development, Growth Management, and Commercial Design. Responses to each section are detailed below. Planned Development: The property is zoned Public, which requires adoption of a Final Planned Development approval to establish the dimensional requirements. The approval of both Project Review and Detailed Review together constitute a Final Planned Development approval. For the purposes of meeting the State Statute timing requirement, Project Review and Detailed Review are combined in this review. The purpose of Planned Development review is to encourage flexibility and innovation in the development of land which: A. Promotes the purposes, goals and objectives of applicable adopted regulatory plans. B. Achieves a more desirable development pattern, a higher quality design and site planning, a greater variety in the type and character of development and a greater compatibility with existing and future surrounding land uses than would be possible through the strict application of the zone district provisions. C. Preserves natural and man-made site features of historic, cultural or scenic value. D. Promotes more efficient use of land, public facilities and governmental services. E. Incorporates an appropriate level of public input to the planning process to ensure sensitivity to neighborhood and community goals and objectives. F. Promotes safe and convenient transit, pedestrian, bicycle and vehicular access and circulation. G. Allows the development of mixed land uses through the encouragement of innovative design practices that warrant variations from the standard permitted zone district land uses and dimensional requirements. Staff finds that the project does not meet the following standards: 26.445.050.D. Dimensions – The criteria states that the project should be compatible with or enhances the cohesiveness or distinctive identity of the neighborhood and surrounding development patterns, including the scale and massing of nearby historical or cultural resources. The proposed addition’s FAR is approximately 27,165 sf. This makes the Plaza Building more than double any other structure on the property and represents increase of almost 60% in total FAR. P221 IV.B. Exhibit A – Public Projects Page 4 of 5 The proposed project will be a significant additional mass on the property that will appear almost two full stories taller than the jail building (see River Approach below) and is proposed very close to the Pitkin County Courthouse (see Commercial Core below). Staff recommends that the overall height and width of the building is reduced to minimize the visual impacts from Rio Grande Park and that there be more separation between the addition and the Courthouse. 26.445.050.E. Design Standards – The proposed location for the project is located partially within both the River Approach and Commercial Core Character Areas, as identified in the “Commercial, Lodging and Historic District Design Objectives and Guidelines”. For this application, staff has used the River Approach Character Area in evaluating the north portion of the development and the Commercial Core Character Area in evaluating the Main Street façade. River Approach: The River Approach area states that buildings should respect the natural contours, features and scenic vistas that exist. Guideline 3.7 states that a building on a sloping site shall be designed to reduce its perceived mass and scale and reflect the natural slope of the site. The proposed development is four stories tall facing Rio Grande Place, and is almost double the square footage of the existing Plaza building. This will be a significant additional mass on the property, and will have a large visual impact from Rio Grande Park. The proposed structure will appear almost two full stories taller than the jail building located directly north. Staff appreciates that the proposed design sets back the fourth floor to reduce the impact and reflect the slope of the site. Staff recommends that the overall height and width of the structure be reduced. Commercial Core: The Commercial Core area states to maintain the traditional scale of buildings, and it is important that future growth acknowledges, complements and enhances the existing scale and character of this area. The Guidelines also focus on the relationship to historic structures. The Pitkin County Courthouse (built in 1890 and on the National Register of Historic Places) is located next to the proposed addition, and is identified as one of Aspen’s iconic historic structures within the Guidelines. The addition is shorter than the Courthouse, and is set back from the street which further reduces the perceived height of the building, which are both in line with the guidelines. However, the distance between the addition and the Courthouse is only ~11’. Guideline 6.34 states that the setting of iconic historic structures should be preserved and enhanced when feasible, and to locate amenity space adjacent to an iconic structure. The Courthouse has historically had ample open space on all sides of the structure. Staff recommends the addition be further separated from the Courthouse in order to better preserve the historic setting. Growth Management: The proposed project has been determined as an essential public facility, which means that the employee generation is determined by HPC. City Council may then assess, waive, or partially waive the mitigation requirement. Section 26.470.100.A(1) of the Land Use Code states an employee generation rate of 5.1 employees per 1,000 square feet of net leasable area for the Public zone district. This is P222 IV.B. Exhibit A – Public Projects Page 5 of 5 considered typical for office type uses, which is the primary use of the proposed facility. Using this generation rate, the estimated employee generation would be calculated as follows: Basement: no net leasable Ground Floor: 8,876 / 1,000 = 8.876 x 5.1 = 45.27 FTEs 2nd & 3rd Floor: 14,751 / 1,000 = 14.751 x 3.825 = 56.42 FTEs Total Employee Generation: 45.27 + 56.42 = 101.69 FTEs Mitigation requirement: 101.69 x 0.6 = 61.02 FTEs The APCHA Board is scheduled to review the application on April 20. APCHA staff has recommended to the Board that the applicant provide a current audit of employees and that a second audit would be required 2 years after issuance of a Certificate of Occupancy. If the second audit shows additional employees that the applicant would have to provide mitigation. This recommendation is subject to change depending on the APCHA Board. Staff supports the proposed APCHA recommendation. Commercial Design: See responses to “Design Standards” in Planned Development above. 4. The proposed project receives all development allotments required by Chapter 26.470, Growth Management Quota System. Staff Findings: The proposed project will add approximately 32,000 square feet of essential public facility. There is no annual limit on allotments for essential public facilities, and therefore there is no requirement to obtain allotments. Staff finds this criterion to be met. P223 IV.B. Exhibit B – DRC Comments Page 1 of 3 EXHIBIT B DRC COMMENTS ACSD 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 Sand separators are required for parking garages and vehicle maintenance establishments. Driveway entrance drains must drain to drywells. Elevator shafts drains must flow thru o/s interceptor Oil and Grease interceptors (NOT traps) are required for all food processing establishment. Locations of food processing shall be identified prior to building permit Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements and prior to soil stabilization measures. Soil nails are not allowed in ROW. Below grade development may require installation of a pumping system. Above grade development shall flow by gravity. A “Shared Service Line Agreement” will be required to serve the COA Police Department building and the PitCO courthouse annex and addition on one sanitary sewer 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). P224 IV.B. Exhibit B – DRC Comments Page 2 of 3 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. Sopris Engineering will furnish average and peak flows as well as service size prior to final design. The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. APCHA What has been recommended is for the applicant to provide a current number of existing employees (full- and part-time). The hours would be added and then divided by 2,080 to get the FTE count. Two years after a certificate of occupancy has been issued, a second employee audit would be completed. If the audit shows that no additional employees were hired, no mitigation would be required. If the audit shows additional employees, then the applicant would have to provide mitigation at that time in a manner recommended by APCHA. Environmental Health 1. The proposal submitted shows a "service yard" space of 16' x 8' x (open to sky) that the applicant stated will be the trash and recycling storage area. The dimensions required for a commercial building and no food service is 200 square feet (20’l x 10’w with 10’ height clearance) for trash and recycling storage (Municipal Code 12.10.030 A. a.). a. The space is slightly below requirements, but would be approved for a commercial building if the applicant were to fully enclose the space from wildlife. It is recommended this space be enclosed in such a way as to prevent wildlife access and shield the waste containers from public view. b. Since the Pitkin County Jail has a successful waste diversion program with recycling and compost, Environmental Health recommends an enclosure to create the best conditions for continued success of this program. 2. The current submission does not specify the "service yard" as space being dedicated to the storage for trash, recycling and compost. Labeling the space for this specific use is usually required as part of complying with Municipal Code 12.10 to prevent confusion and ensure this space is committed solely to the storage of waste containers. 3. Environmental Health recommends placing the trash and recycling area ("service yard") closer to, or within, the building to provide the most convenient and safe access for staff. a. There are logistical constraints of this property due to law enforcement considerations, The applicant is encouraged to work with City and County staff to ensure the waste diversion potential is maximized in this new building, despite those constraints. P225 IV.B. Exhibit B – DRC Comments Page 3 of 3 Parks There is a large cottonwood tree in the city ROW that must be protected. Typical tree protection includes the entire area under the tree canopy. Minimal excavation will be required under the triangular walking path to protect the critical root zone of this cottonwood tree. Utilities that will be required will also need to stay outside the dripline of this tree. The applicant must submit a tree removal permit. There are a number of large diameter cottonwood trees that will be permitted for removal and mitigation will be charged for those trees. The possibility of a re-design of the Veterans Park may come about as a result of ongoing discussions with Pitkin County. Any trees that may be impacted by this will require another review by the Parks Department. Engineering Drainage- If greater than 25% of the site is disturbed, WQCV will be required for the whole site. At a minimum, WQCV will be required for the disturbed area. Traffic Impact Analysis- Include a report that summarizes traffic impact mitigation. The following comments are also shown in the attachments. • No credit can be taken for conditions that currently exist. • To get credit for work on adjacent block, the proposed work needs to be shown. • Explain new landscaping. • Explain minor pedestrian improvements being proposed. • What bus stop is being improved? P226 IV.B. ATTACHMENT 2 –LAND USE APPLICATION PROJECT: TYPE OF APPLICATION: (please check all that apply): Name: Location: (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # (REQUIRED) APPLICANT: Name: Address: Phone #: REPRESENTATIVE: Name: Address: Phone #: GMQS Exemption Conceptual PUD Temporary Use GMQS Allotment Final PUD (& PUD Amendment) Text/Map Amendment Special Review Subdivision Conceptual SPA ESA – 8040 Greenline, Stream Margin, Hallam Lake Bluff, Mountain View Plane Subdivision Exemption (includes condominiumization) Final SPA (& SPA Amendment) Commercial Design Review Lot Split Small Lodge Conversion/ Expansion Residential Design Variance Lot Line Adjustment Other: Conditional Use EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Have you attached the following? FEES DUE: $_________ Pre-Application Conference Summary Attachment #1, Signed Fee Agreement Response to Attachment #3, Dimensional Requirements Form Response to Attachment #4, Submittal Requirements- Including Written Responses to Review Standards 3-D Model for large project All plans that are larger than 8.5” X 11” must be folded. A disk with an electric copy of all written text (Microsoft Word Format) must be submitted as part of the application. Large scale projects should include an electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model. P227 IV.B. P228 IV.B. P229 IV.B. P230 IV.B. P 2 3 1 I V . B . P 2 3 2 I V . B . P 2 3 3 I V . B . P234 IV.B. = input = calculation DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: Richard de Campo Poss Architecture + Planning 605 E. Main St.; Ste. #1 Trip Generation 3/17/2016 530 E. Main Street Pitkin County Sheriff/Administration Building Instructions: IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File" and then click "Excel Options." In the "Trust Center" category, click "Trust Center Settings", and then click the "Macro Settings" category. Beneath "Macro Settings" select "Enable all Macros." Sheet 1. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The numbers should reflect the net change in land use between existing and proposed conditions. If a landuse is to be reduced put a negative number of units or square feet. Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections. Points are only awarded for proposed (not existing) and confirmed aspects of the project. Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project. Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative which explains the measures selected for the project. Click on "Generate Narrative" and individually explain each measure that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure make sense Helpful Hints: 1. Refer to the Transportation Impact Analysis Guidelines for information on the use of this tool. 2. Refer to TIA Frequently Asked Questions for a quick overview. 2. Hover over red corner tags for additional information on individual measures. 3. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of project location and future use. Transportation Impact Analysis TIA Frequently Asked Questions INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL minor Entering Exiting Total Entering Exiting Total Commercial (sf)10560.0 sf 16.54 7.43 23.97 17.49 26.23 43.72 Free-Market Housing (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Affordable Housing (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Lodging (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Essential Public Facility (sf)5510.0 sf 2.94 1.80 4.74 3.66 5.49 9.15 19.48 9.23 27.56 21.15 31.72 45.46 Land Use Trip Rate %Entering %Exiting Trip Rate %Entering %Exiting Commercial 2.27 0.69 0.31 4.14 0.4 0.6 Free-Market Housing 0.67 0.29 0.71 0.82 0.56 0.44 Affordable Housing 0.75 0.48 0.52 0.89 0.55 0.45 Lodging 0.25 0.57 0.43 0.31 0.52 0.48 Essential Public Facility 0.86 0.62 0.38 1.66 0.4 0.6 605 E. Main St.; Ste. #1 (970) 925-4755 rdecampo@billposs.com AM Peak Average PM Peak Average Trips Generated AM Peak-Hour PM Peak-Hour TOTAL NEW TRIPS ASSUMPTIONS ASPEN TRIP GENERATION Is this a major or minor project? Net New Units/Square Feet of the Proposed ProjectProposed Land Use *For mixed-use (at least two of the established land uses) sites, a 4% reduction for AM Peak-Hour and a 14% reduction for PM Peak-Hour is applied to the trip generation. Minor Development - Inside the Roundabout Major Development - Outside the Roundabout P235 IV.B. = input = calculation 45 Category Sub.Measure Number Question Answer Points 1 Does the project propose a detached sidewalk where an attached sidewalk currently exists? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 2 Is the proposed effective sidewalk width greater than the standard minimum width? No 0 3 Does the project propose a landscape buffer greater than the standard minimum width? Yes 5 5 4 Does the project propose a detached sidewalk on an adjacent block? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 5 Is the proposed effective sidewalk width on an adjacent block greater than the standard minimum width? No 0 6 Is the proposed landscape buffer on an adjacent block greater than the standard minimum width? Yes 5 5 7 Are slopes between back of curb and sidewalk equal to or less than 5%? Yes 0 8 Are curbs equal to (or less than) 6 inches?Yes 0 9 Is new large-scale landscaping proposed that improves the pedestrian experience? Properties within the Core do not have ample area to provide the level of landscaping required to receive credit in this category. Yes 5 10 Does the project propose an improved crosswalk? This measure must get City approval before receiving credit. No 0 5 MMLOS Input Page Subtotal Si d e w a l k C o n d i t i o n on A d j a c e n t B l o c k s Si d e w a l k C o n d i t i o n on P r o j e c t F r o n t a g e Subtotal Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections. Subtotal Pe d e s t r i a n s TOTAL NUMBER OF TRIPS MITIGATED: Pe d e s t r i a n R o u t e s 5 11 Are existing driveways removed from the street?NA 0 12 Is pedestrian and/or vehicle visibility unchanged by new structure or column? Yes 0 13 Is the grade (where pedestrians cross) on cross-slope of driveway 2% or less? Yes 0 14 Does the project propose enhanced pedestrian access points from the ROW? This includes improvements to ADA ramps or creating new access points which prevent pedestrians from crossing a street. No 0 15 Does the project propose enhanced pedestrian or bicyclist interaction with vehicles at driveway areas? No 0 0 16 Is the project's pedestrian directness factor less than 1.5?Yes 0 17 Does the project propose new improvements which reduce the pedestrian directness factor to less than 1.2? A site which has an existing pedestrian directness factor less than 1.2 cannot receive credit in this category. No 0 18 Is the project proposing an off site improvement that results in a pedestrian directness factor below 1.2?* No 0 19 Are traffic calming features proposed that are part of an approved plan (speed humps, rapid flash)?* No 0 0 20 Are additional minor improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? Yes 3 21 Are additional major improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? No 0 3 18Pedestrian Total* Subtotal Subtotal Subtotal Pe d e s t r i a n s Subtotal Ad d i t i o n a l Pr o p o s e d Im p r o v e m e n t s Tr a f f i c C a l m i n g a n d Pe d e s t r i a n N e t w o r k Dr i v e w a y s , P a r k i n g , a n d A c c e s s Co n s i d e r a t i o n s P236 IV.B. Category Sub.Measure Number Question Answer Points 22 Is a new bicycle path being implemented with City approved design? No 0 23 Do new bike paths allow access without crossing a street or driveway? No 0 24 Is there proposed landscaping, striping, or signage improvements to an existing bicycle path? NA 0 25 Does the project propose additional minor bicycle improvements which have been agreed upon with City of Aspen staff?No 0 26 Does the project propose additional major bicycle improvements which have been agreed upon with City of Aspen staff?No 0 0 Bi c y c l e Pa r k i n g 27 Is the project providing bicycle parking?Yes 5 5 5 Category Sub.Measure Number Question Answer Points 28 Is seating/bench proposed?Yes 3 29 Is a trash receptacle proposed?Yes 3 30 Is transit system information (signage) proposed?Yes 3 31 Is shelter/shade proposed?Yes 4 32 Is enhanced pedestrian-scale lighting proposed?Yes 4 33 Is real-time transit information proposed?No 0 34 Is bicycle parking/storage proposed specifically for bus stop use? No 0 35 Are ADA improvements proposed?Yes 5 Bicycles Total* Bi c y c l e s Mo d i f i c a t i o n s t o E x i s t i n g B i c y c l e P at h s Tr a n s i t Ba s i c A m e n i t i e s Subtotal Subtotal 35 Are ADA improvements proposed?Yes 5 22 36 Is a bus pull-out proposed at an existing stop?NA 0 37 Is relocation of a bus stop to improve transit accessibility or roadway operations proposed? No 0 38 Is a new bus stop proposed (with minimum of two basic amenities)? No 0 0 22Transit Total* Subtotal Subtotal En h a n c e d Am e n i t i e s P237 IV.B. Category Measure Number Sub. Question Answer Strategy VMT Reductions Will an onsite ammenities strategy be implemented?Yes Which onsite ammenities will be implemented?Retail Servicing Will a shared shuttle service strategy be implemented?yes What is the degree of implementation?Low What is the company size?Small What percentage of customers are eligible?0% 3 Nonmotorized Zones Will a nonmotorized zones strategy be implemented?NA 0.00% 3.00% Category Measure Number Sub. Question Answer Strategy VMT Reductions Will a network expansion stragtegy be implemented?No What is the percentage increase of transit network coverage?0% What is the existing transit mode share as a % of total daily trips?0% Will a service frequency/speed strategy be implemented?NA What is the percentage reduction in headways (increase in frequency)? 0% What is the existing transit mode share as a % of total daily trips?0% What is the level of implementation? Will a transit access improvement strategy be implemented?No What is the extent of access improvements? Tr a n s i t S y s t e m I m p r o v e m e n t s St r a t e g i e s 1 2 4 5 6 0.00% 0.00% 0.00% Maximum Reduction Allowed in Category TDM Input Page Onsite Servicing Shared Shuttle Service Ne i g h b o r h o o d / S i t e En h a n c e m e n t s S t r a t e g i e s 3.00% 0.00% Network Expansion Service Frequency/Speed Transit Access Improvement Instructions TDM: Choose the mitigation measures that are appropriate for your project. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of project location and future use. What is the extent of access improvements? 7 Intercept Lot Will an intercept lot strategy be implemented?NA 0.00% 0.00% Category Measure Number Sub. Question Answer Strategy VMT Reductions Will there be participation in TOP?Yes What percentage of employees are eligible?100% Is a transit fare subsidy strategy implemented?Yes What percentage of employees are eligible?100% What is the amount of transit subsidy per passenger (daily equivalent)?100% Is an employee parking cash-out strategy being implemented?No What percentage of employees are eligible? Is a workplace parking pricing strategy implemented?No What is the daily parking charge? What percentage of employees are subject to priced parking? Is a compressed work weeks strategy implemented?No What percentage of employees are participating? What is the workweek schedule? Is an employer sponsered shuttle program implemented?Yes What is the employer size?Small What percentage of employees are eligible?100% Is a carpool matching strategy implemented?No What percentage of employees are eligble? Is carshare participation being implemented?No How many employee memberships have been purchased? What percentage of employees are eligble? Is participation in the bikeshare program WE-cycle being implemented?No How many memberships have been purchased? What percentage of employees/guests are eligble? Is an end of trip facilities strategy being implemented?No What is the degree of implementation? What is the employer size? Is a self-funded emergency ride home strategy being implemented?No What percentage of employees are eligible? Is a carpool/vanpool priority parking strategy being implemented?No What is the employer size? What number of parking spots are available for the program? Is a private employer shuttle strategy being implemented?No What is the employer size? What percentage of employees are eligible? Is a trip reduction marketing/incentive program implemented?No What percentage of employees/guests are eligible? 4.01% 3.00% 6.89% 1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail. Maximum Reduction Allowed in CategoryTr a n s i t S y s t e m I m p r o v e m e n t s St r a t e g i e s 8 9 10 0.00% 0.00% 4.00% Maximum Reduction Allowed in Category 13.80% 0.00% 0.00% 0.00% 1.38% 0.00% 0.00% Bikeshare Program 0.00% 0.00% 0.00% 0.00% Co m m u t e T r i p R e d u c t i o n P r o g r a m s S t r a t e g i e s Participation in TOP Transit Fare Subsidy Employee Parking Cash-Out Workplace Parking Pricing Compressed Work Weeks Employer Sponsored Vanpool Carpool Matching Carshare Program Self-funded Emergency Ride Home Carpool/Vanpool Priority Parking Private Employer Shuttle Trip Reduction Marketing/Incentive Program End of Trip Facilities Cross Category Maximum Reduction, Neighborhood and Transit Global Maximum VMT Reductions 11 12 13 14 15 21 16 17 18 19 20 1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail.P238 IV.B. DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 45.5 45 3.13 48.13 0.00 Richard de Campo Poss Architecture + Planning 605 E. Main St.; Ste. #1 (970) 925-4755 rdecampo@billposs.com Summary and Narrative: Narrative: 3/17/2016 Pitkin County Sheriff/Administration Building 530 E. Main Street Trip Generation SUMMARY Trip Mitigation NET TRIPS TO BE MITIGATED Click on the "Generate Narrative" Button to the right. Respond to each of the prompts in the space provided. Each response should cover the following: 1. Explain the selected measure. 2. Call out where the measure is located. 3. Demonstrate how the selected measure is appropriate to enhance the project site and reduce traffic impacts. 4. Explain the Enforcement and Financing Plan for the selected measure. 5. Explain the scheduling and implementation responsibility of the mitigation measure. 6. Attach any additional information and a site map to the narrative report. P239 IV.B. P 2 4 0 I V . B . P 2 4 1 I V . B . P 2 4 2 I V . B . P 2 4 3 I V . B . P 2 4 4 I V . B . ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: Applicant: Location: Zone District: Lot Size: Lot Area: (for the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:___________________ Number of residential units: Existing:__________Proposed:___________________ Number of bedrooms: Existing:__________Proposed:___________________ Proposed % of demolition (Historic properties only):__________ DIMENSIONS: Floor Area: Existing:_________Allowable:__________Proposed:________ Principal bldg. height: Existing:_________Allowable:__________Proposed:________ Access. bldg. height: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined F/R: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance Between Buildings Existing ________Required:__________Proposed:_____ Existing non-conformities or encroachments:___________________________________ _______________________________________________________________________ Variations requested: ______________________________________________________ ________________________________________________________________________ P245 IV.B. 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SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.c 2014PROJECT NO:Issue:SCALE: 3 / 1 7 / 2 0 1 6 1 0 : 0 4 : 4 5 A M 1/16" = 1'-0"P PP PI II IT TT TK KK KI II IN NN N C CC CO OO OU UU UN NN NT TT TY YY Y S SS SH HH HE EE ER RR RI II IF FF FF FF F &&&& A AA AD DD DM MM MI II IN NN NI II IS SS ST TT TR RR RA AA AT TT TI II IO OO ON NN N FACILITY FACILITYFACILITY FACILITY A001 A001A001 A001AAAARRRRCCCCHHHHIIIITTTTEEEECCCCTTTTUUUURRRRAAAALLLL S SS SI II IT TT TE EE E P PP PL LL LA AA AN NN N21511.00 P249 IV.B. UP UP DN PE PA PL PM P2 P3 P4 P5 P6 P6 P7 P7 P9 P8 P1 0 P1 0 P1 1 P1 1 P1 2 P1 2 PD N 7 7 8 8 5 5 2 2 F F BB L AA 9 GG 1 1 XX G1 D H 4 4 Z P1 J K C C E E 6 6 96 ' - 0 " 9 8 ' - 4 " 9 9 ' - 0 1 / 2 " 51 ' - 6 7 / 8 " 3 GA R A G E GA R A G E G A R A G E GA R A G E SH E R I F F SH E R I F F S H E R I F F SH E R I F F CL E R K CL E R K C L E R K CL E R K ConsultantARCHITECTUREARCHITECTUREARCHITECTUREARCHITECTURE P PP PL LL LA AA AN NN NN NN NI II IN NN NG GG G ++++(((( T TT T )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 5 55 5 4 44 4 7 77 7 5 55 5 5 55 5 (((( F FF F )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 0 00 0 2 22 2 9 99 9 5 55 5 0 00 06666 0 00 0 5 55 5 E EE E A AA A S SS S T TT T M MM M A AA A I II I N NN N S SS S T TT T R RR R E EE E E EE E T TT T A AA A S SS S P PP P E EE E N NN N,,,, C CC C O OO O L LL L O OO O R RR R A AA A D DD D O OO O 8 88 8 1 11 1 6 66 6 1 11 1 1 11 1 SHEET TITLE BILL POSS AND ASSOCIATES,ARCHITECTURE AND PLANNING, P.C.THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.c 2014PROJECT NO:Issue:SCALE: 3 / 1 7 / 2 0 1 6 1 0 : 0 4 : 4 6 A M 1" = 10'-0"P PP PI II IT TT TK KK KI II IN NN N C CC CO OO OU UU UN NN NT TT TY YY Y S SS SH HH HE EE ER RR RI II IF FF FF FF F &&&& A AA AD DD DM MM MI II IN NN NI II IS SS ST TT TR RR RA AA AT TT TI II IO OO ON NN N FACILITY FACILITYFACILITY FACILITY A101 A101A101 A101BBBBAAAASSSSEEEEMMMMEEEENNNNTTTT L LL LE EE EV VV VE EE EL LL L F FF FL LL LO OO OO OO OR RR R PLAN PLANPLAN PLAN21511.00NORTHSOUTH P250 IV.B. UP UP UP PE PA PL PM P2 P3 P4 P5 P6 P6 P7 P7 P9 P8 P1 0 P1 0 P1 1 P1 1 P1 2 P1 2 PD N 7 7 8 8 5 5 2 2 F BB L AA 9 G 1 1 XX G1 D H 4 4 Z P1 J K C C E E 6 6 3 96 ' - 0 " 9 8 ' - 4 " 51 ' - 6 7 / 8 " 9 9 ' - 0 1 / 2 " BO C C M E E T I N G BO C C M E E T I N G BO C C M E E T I N G BO C C M E E T I N G RO O M RO O M R O O M RO O M MU L T I - P U R P O S E MU L T I - P U R P O S E MU L T I - P U R P O S E MU L T I - P U R P O S E LO B B Y LO B B Y L O B B Y LO B B Y SH E R I F F SH E R I F F S H E R I F F SH E R I F F CL E R K CL E R K C L E R K CL E R K WO M E N ME N ConsultantARCHITECTUREARCHITECTUREARCHITECTUREARCHITECTURE P PP PL LL LA AA AN NN NN NN NI II IN NN NG GG G ++++(((( T TT T )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 5 55 5 4 44 4 7 77 7 5 55 5 5 55 5 (((( F FF F )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 0 00 0 2 22 2 9 99 9 5 55 5 0 00 06666 0 00 0 5 55 5 E EE E A AA A S SS S T TT T M MM M A AA A I II I N NN N S SS S T TT T R RR R E EE E E EE E T TT T A AA A S SS S P PP P E EE E N NN N,,,, C CC C O OO O L LL L O OO O R RR R A AA A D DD D O OO O 8 88 8 1 11 1 6 66 6 1 11 1 1 11 1 SHEET TITLE BILL POSS AND ASSOCIATES,ARCHITECTURE AND PLANNING, P.C.THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.c 2014PROJECT NO:Issue:SCALE: 3 / 1 7 / 2 0 1 6 1 0 : 0 4 : 4 8 A M 1" = 10'-0"P PP PI II IT TT TK KK KI II IN NN N C CC CO OO OU UU UN NN NT TT TY YY Y S SS SH HH HE EE ER RR RI II IF FF FF FF F &&&& A AA AD DD DM MM MI II IN NN NI II IS SS ST TT TR RR RA AA AT TT TI II IO OO ON NN N FACILITY FACILITYFACILITY FACILITY A102 A102A102 A102MMMMAAAAIIIINNNN L LL LE EE EV VV VE EE EL LL L F FF FL LL LO OO OO OO OR RR R P PP PL LL LA AA AN NN N21511.00NORTHSOUTH P251 IV.B. DN UP UP DN UP PE PA PL PM P2 P3 P3 P4 P5 P6 P6 P7 P7 P9 P8 P1 0 P1 0 P1 1 P1 1 P1 2 P1 2 PD N 7 7 8 8 5 5 2 2 F F BB L AA 9 GG 1 1 XX G1 D H 4 4 Z P1 J K C C E E 6 6 3 96 ' - 0 " 9 8 ' - 4 " 9 9 ' - 0 1 / 2 " 51 ' - 6 7 / 8 " BT S / G I S BT S / G I S B T S / G I S BT S / G I S TR E A S U R E R TR E A S U R E R TR E A S U R E R TR E A S U R E R AS S E S S O R AS S E S S O R A S S E S S O R AS S E S S O R OP E N S P A C E OP E N S P A C E OP E N S P A C E OP E N S P A C E & T R A I L S & T R A I L S & T R A I L S & T R A I L S CO M M U N I T Y CO M M U N I T Y CO M M U N I T Y CO M M U N I T Y DE V E L O P M E N T DE V E L O P M E N T DE V E L O P M E N T DE V E L O P M E N T WO M E N ME N GI S M A P R O O M GI S M A P R O O M GI S M A P R O O M GI S M A P R O O M ConsultantARCHITECTUREARCHITECTUREARCHITECTUREARCHITECTURE P PP PL LL LA AA AN NN NN NN NI II IN NN NG GG G ++++(((( T TT T )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 5 55 5 4 44 4 7 77 7 5 55 5 5 55 5 (((( F FF F )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 0 00 0 2 22 2 9 99 9 5 55 5 0 00 06666 0 00 0 5 55 5 E EE E A AA A S SS S T TT T M MM M A AA A I II I N NN N S SS S T TT T R RR R E EE E E EE E T TT T A AA A S SS S P PP P E EE E N NN N,,,, C CC C O OO O L LL L O OO O R RR R A AA A D DD D O OO O 8 88 8 1 11 1 6 66 6 1 11 1 1 11 1 SHEET TITLE BILL POSS AND ASSOCIATES,ARCHITECTURE AND PLANNING, P.C.THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.c 2014PROJECT NO:Issue:SCALE: 3 / 1 7 / 2 0 1 6 1 0 : 0 4 : 4 9 A M 1" = 10'-0"P PP PI II IT TT TK KK KI II IN NN N C CC CO OO OU UU UN NN NT TT TY YY Y S SS SH HH HE EE ER RR RI II IF FF FF FF F &&&& A AA AD DD DM MM MI II IN NN NI II IS SS ST TT TR RR RA AA AT TT TI II IO OO ON NN N FACILITY FACILITYFACILITY FACILITY A103 A103A103 A1032222NNNNDDDD L LL LE EE EV VV VE EE EL LL L F FF FL LL LO OO OO OO OR RR R P PP PL LL LA AA AN NN N21511.00NORTHSOUTH P252 IV.B. DN DN DN DN PE PA PL PM P2 P3 P3 P4 P5 P6 P6 P7 P7 P8 P1 0 P1 0 P1 1 P1 1 P1 2 P1 2 PD N 7 7 8 8 5 5 2 2 F F BB L AA 9 GG 1 1 XX G1 D H 4 4 Z P1 J K C C E E 6 6 96 ' - 0 " 9 8 ' - 4 " 1 9 5 ' - 2 7 / 8 " 3 CO U N T Y A D M I N I S T R A T I O N CO U N T Y A D M I N I S T R A T I O N CO U N T Y A D M I N I S T R A T I O N CO U N T Y A D M I N I S T R A T I O N CO U N T Y A T T O R N E Y CO U N T Y A T T O R N E Y CO U N T Y A T T O R N E Y CO U N T Y A T T O R N E Y CO N F E R E N C E CO N F E R E N C E CO N F E R E N C E CO N F E R E N C E CO N F E R E N C E CO N F E R E N C E CO N F E R E N C E CO N F E R E N C E HR HRHR HR FI N A N C E FI N A N C E F I N A N C E FI N A N C E WO M E N ME N ST A F F ST A F F S T A F F ST A F F ConsultantARCHITECTUREARCHITECTUREARCHITECTUREARCHITECTURE P PP PL LL LA AA AN NN NN NN NI II IN NN NG GG G ++++(((( T TT T )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 5 55 5 4 44 4 7 77 7 5 55 5 5 55 5 (((( F FF F )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 0 00 0 2 22 2 9 99 9 5 55 5 0 00 06666 0 00 0 5 55 5 E EE E A AA A S SS S T TT T M MM M A AA A I II I N NN N S SS S T TT T R RR R E EE E E EE E T TT T A AA A S SS S P PP P E EE E N NN N,,,, C CC C O OO O L LL L O OO O R RR R A AA A D DD D O OO O 8 88 8 1 11 1 6 66 6 1 11 1 1 11 1 SHEET TITLE BILL POSS AND ASSOCIATES,ARCHITECTURE AND PLANNING, P.C.THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.c 2014PROJECT NO:Issue:SCALE: 3 / 1 7 / 2 0 1 6 1 0 : 0 4 : 5 2 A M 1" = 10'-0"P PP PI II IT TT TK KK KI II IN NN N C CC CO OO OU UU UN NN NT TT TY YY Y S SS SH HH HE EE ER RR RI II IF FF FF FF F &&&& A AA AD DD DM MM MI II IN NN NI II IS SS ST TT TR RR RA AA AT TT TI II IO OO ON NN N FACILITY FACILITYFACILITY FACILITY A104 A104A104 A1043333RRRRDDDD L LL LE EE EV VV VE EE EL LL L F FF FL LL LO OO OO OO OR RR R P PP PL LL LA AA AN NN N21511.00NORTHSOUTH P253 IV.B. PM P2 P3 P4 P5 P6 P6 P7 P7 P9 P8 P1 0 P1 0 P1 1 P1 1 P1 2 P1 2 PD N 7 7 8 8 5 5 2 2 F BB L AA 9 9 G 1 1 XX R G1 D H 4 4 Z P1 J K C C E 6 6 3 EL E V A T O R OV E R R U N 2N D F L O O R RO O F CO N D E N S I N G UN I T O.A . U N I T O. A . U N I T CO N D E N S I N G UN I T RO O F H A T C H ConsultantARCHITECTUREARCHITECTUREARCHITECTUREARCHITECTURE P PP PL LL LA AA AN NN NN NN NI II IN NN NG GG G ++++(((( T TT T )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 5 55 5 4 44 4 7 77 7 5 55 5 5 55 5 (((( F FF F )))) 9 99 9 7 77 7 0 00 0 //// 9 99 9 2 22 2 0 00 0 2 22 2 9 99 9 5 55 5 0 00 06666 0 00 0 5 55 5 E EE E A AA A S SS S T TT T M MM M A AA A I II I N NN N S SS S T TT T R RR R E EE E E EE E T TT T A AA A S SS S P PP P E EE E N NN N,,,, C CC C O OO O L LL L O OO O R RR R A AA A D DD D O OO O 8 88 8 1 11 1 6 66 6 1 11 1 1 11 1 SHEET TITLE BILL POSS AND ASSOCIATES,ARCHITECTURE AND PLANNING, P.C.THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIOR WRITTEN PERMISSION OF BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C.BILL POSS AND ASSOCIATES, ARCHITECTURE AND PLANNING, P.C. SHALL RETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO.c 2014PROJECT NO:Issue:SCALE: 3 / 1 7 / 2 0 1 6 1 0 : 1 5 : 3 8 A M 1" = 10'-0"P PP PI II IT TT TK KK KI II IN NN N C CC CO OO OU UU UN NN NT TT TY YY Y S SS SH HH HE EE ER RR RI II IF FF FF FF F &&&& A AA AD DD DM MM MI II IN NN NI II IS SS ST TT TR RR RA AA AT TT TI II IO OO ON NN N FACILITY FACILITYFACILITY FACILITY A111 A111A111 A111ROOF PLAN ROOF PLANROOF PLAN ROOF PLAN21511.00 P254 IV.B. T. O . F I N F L R @ M A I N L E V E L 79 1 3 ' - 1 1 " T. O . F I N F L R @ 2 N D L E V E L 79 2 5 ' - 1 1 " T. O . F I N F L R @ ( E ) 3 R D F L O O R 79 3 5 ' - 1 1 " T. O . M A I N F L R J A I L 79 0 9 ' - 6 " T. O . F L A T R O O F J A I L 79 2 1 ' - 2 5 / 3 2 " T. O . F L O O R @ G A R A G E 78 9 8 ' - 1 1 " T. O . N E W P A R A P E T 79 5 2 ' - 5 " T. O . C O N C @ ( N ) R O O F 79 4 9 ' - 1 1 " 1 A3 0 2 F B L A G X D H T. O . ( N ) F I N F L R @ ( N ) 3 R D F L O O R 79 3 7 ' - 1 1 " J K C E T. O . E L E V A T O R O V E R R U N 79 5 6 ' - 2 " T.O. FIN FLR @ MAIN LEVEL 7913' - 11"T.O. FIN FLR @ 2ND LEVEL 7925' - 11"T.O.CONC @ LOWER LEVEL 7903' - 11"T.O. FIN FLR @ (E) 3RD FLOOR 7935' - 11"T.O. STEEL @ (E) ROOF 7945' - 11" 1 A3 0 4 T.O. PARAPET 7948' - 11 1/2" P2 P3 P5 P6 P7 P8 P1 0 P1 1 P1 2 T.O. BASEMENT @ COURTHOUSE 7907' - 0"T.O. NEW PARAPET 7952' - 5"T.O. CONC @ (N) ROOF 7949' - 11" 7 8 5 2 9 1 4 1 A3 1 1 T.O. (N) FIN FLR @ (N) 3RD FLOOR 7937' - 11" P1 6 3 T.O. FIN FLR @ (N) 3RD FLOOR DECK 7937' - 1"T.O. ELEVATOR OVERRUN 7956' - 2"BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.c cc c 2014 20142014 2014 ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N , C O L O R A D O 8 1 6 1 1 3/ 1 7 / 2 0 1 6 1 0 : 0 5 : 1 3 A M 1/8" = 1'-0" PI T K I N C O U N T Y S H E R I F F & A D M I N I S T R A T I O N F A C I L I T Y SC H E M A T I C : A R C H I T E C T U R A L E L E V A T I O N S - B U I L D I N G A201A A201AA201A A201A SC A L E 1 / 8 " = 1 ' - 0 " A2 0 1 A 1 N O RT H E L E V A T I O N SC A L E 1 / 8 " = 1 ' - 0 " A2 0 1 A 2 EA ST E L E V A T I O N P255 IV.B. P256 IV.B. T. O . F I N F L R @ M A I N L E V E L 79 1 3 ' - 1 1 " T. O . F I N F L R @ 2 N D L E V E L 79 2 5 ' - 1 1 " T. O . C O N C @ L O W E R L E V E L 79 0 3 ' - 1 1 " T. O . F I N F L R @ ( E ) 3 R D F L O O R 79 3 5 ' - 1 1 " T. O . S T E E L @ ( E ) R O O F 79 4 5 ' - 1 1 " T. O . P A R A P E T 79 4 8 ' - 1 1 1 / 2 " PE PC PA PM PD T. O . N E W P A R A P E T 79 5 2 ' - 5 " 1 A3 0 2 F B A G X T. O . ( N ) F I N F L R @ ( N ) 3 R D F L O O R 79 3 7 ' - 1 1 " K C E T. O . F I N F L R @ ( N ) 3 R D F L O O R D E C K 79 3 7 ' - 1 " 3 8 ' - 6 " T. O . E L E V A T O R O V E R R U N 79 5 6 ' - 2 " T.O. FIN FLR @ MAIN LEVEL 7913' - 11"T.O. FIN FLR @ 2ND LEVEL 7925' - 11"T.O.CONC @ LOWER LEVEL 7903' - 11"T.O. FIN FLR @ (E) 3RD FLOOR 7935' - 11"T.O. STEEL @ (E) ROOF 7945' - 11"T.O. PARAPET 7948' - 11 1/2" P2 P3 P4 P6 P7 P9 P1 0 P11 T.O. FLOOR @ GARAGE 7898' - 11"T.O. NEW PARAPET 7952' - 5" 7 8 5 2 9 1 4 T.O. (N) FIN FLR @ (N) 3RD FLOOR 7937' - 11" P1 6 3 T.O. FIN FLR @ (N) 3RD FLOOR DECK 7937' - 1"T.O. ELEVATOR OVERRUN 7956' - 2"BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.c cc c 2014 20142014 2014 ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N , C O L O R A D O 8 1 6 1 1 3/ 1 7 / 2 0 1 6 1 0 : 0 5 : 3 7 A M 1/8" = 1'-0" PI T K I N C O U N T Y S H E R I F F & A D M I N I S T R A T I O N F A C I L I T Y SC H E M A T I C : A R C H I T E C T U R A L E L E V A T I O N S - B U I L D I N G A202C A202CA202C A202C SC A L E 1 / 8 " = 1 ' - 0 " A2 0 2 C 1 SO UT H E L E V A T I O N SC A L E 1 / 8 " = 1 ' - 0 " A2 0 2 C 2 W E ST E L E V A T I O N P257 IV.B. P258 IV.B. T. O . F I N F L R @ M A I N L E V E L 79 1 3 ' - 1 1 " T.O. FIN FLR @ MAIN LEVEL 7913' - 11"T.O. FIN FLR @ 2ND LEVEL 7925' - 11" T. O . F I N F L R @ 2 N D L E V E L 79 2 5 ' - 1 1 " T.O.CONC @ LOWER LEVEL 7903' - 11"T.O. FIN FLR @ (E) 3RD FLOOR 7935' - 11"T.O. STEEL @ (E) ROOF 7945' - 11"T.O. PARAPET 7948' - 11 1/2" P2 P3 P4 P5 P6 P7 P9 P8 P1 0 P1 1 P12 T. O . F L O O R @ G A R A G E 78 9 8 ' - 1 1 " T. O . N E W P A R A P E T 79 5 2 ' - 5 " T. O . C O N C @ ( N ) R O O F 79 4 9 ' - 1 1 " 7 8 5 2 9 1 4 5 3 ' - 6 " T. O . ( N ) F I N F L R @ ( N ) 3 R D F L O O R 79 3 7 ' - 1 1 " P1 6 3 T. O . F I N F L R @ ( N ) 3 R D F L O O R D E C K 79 3 7 ' - 1 " 1 5 ' - 0 " 1 2 ' - 0 " 1 2 ' - 0 " 1 2 ' - 0 " 2 ' - 6 " 3 ' - 9 " 45' - 0 1/2"3' - 0 1/2"10' - 0"10' - 0"12' - 0"10' - 0" T. O . E L E V A T O R O V E R R U N 79 5 6 ' - 2 " 2 ' - 6 " 3 ' - 0 " 9 ' - 0 " 3 ' - 0 " 9 ' - 0 " 3 ' - 0 " 9 ' - 0 " 2 ' - 1 0 " 1 2 ' - 2 " 3 ' - 6 " 8 ' - 0 " 1 ' - 6 " 8 ' - 6 " 2 ' - 6 " 9 ' - 6 " 2 ' - 1 " 7 ' - 1 1 " PO S S I B L E F U T U R E EX P A N S I O N EX I S T I N G G R A D E BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,BILL POSS AND ASSOCIATES,ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.ARCHITECTURE AND PLANNING, P.C.c cc c 2014 20142014 2014 ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N , C O L O R A D O 8 1 6 1 1 3/ 1 7 / 2 0 1 6 1 0 : 0 5 : 3 7 A M 1" = 10'-0" PI T K I N C O U N T Y S H E R I F F & A D M I N I S T R A T I O N F A C I L I T Y SCHEMATIC : SECTION A302 A302A302 A302 SC A L E 1 " = 1 0 ' - 0 " A3 0 2 1 S E CT I O N N / S T H R O U G H G A R A G E P259 IV.B. P260 IV.B. P 2 6 1 I V . B . Pi t k i n S h e r i f f a n d A d m i n s i t r a t i o n B u i l d i n g - P u b l i c F e e d b a c k Ar c h i t e c t u r a l C o n s i d e r a t i o n s Ca r r y f o r w a r d A r c h i t e c t u r e f r o m o l d c o u r t h o u s e 8. 3 % Br i d g e d e s i g n s t y l e s b e t w e e n o l d c o u r t h o u s e a n d c o u r t h o u s e p l a z a b u i l d i n g 81 . 3 % Ma k e a n e w c i v i c s t a t e m e n t w i t h u n i q u e a r c h i t e c t u r a l s t y l e t h a t d i s t i g u i s h e s t h e ne w b u i l d i n g f r o m t h e c o u r h o u s e a n d c o u r t h o u s e p l a z a 10 . 4 % 10 0 % P262 IV.B. Pi t k i n S h e r i f f a n d A d m i n i s t r a t i o n B u i l d i n g - C o n c e p t D e s i g n O p t i o n s To t a l S c o r i n g b y R a n k Op t i o n 1 Op t i o n 2 Op t i o n 3 Option 4 Pr o j e c t e d F i n a l C o s t - b a s e d o n p r e l i m i n a r y d e s i g n s 1 4 2. 5 2.5 Pr o j e c t e d E n e r g y E f f i c i e n c y 2. 5 4 2. 5 1 To t a l V o t e 2 3 4 1 To t a l R a n k i n g - L o w e s t i s B e s t 5. 5 11 9 4.5 Sc o r e d 1 - 4 w i t h 1 b e i n g t h e b e s t ( l o w e s t c o s t , h i g h e s t e n e r g y e f f i c i e n c y , h i g h e s t v o t e ) P263 IV.B. VISIONPITKIN COUNTY SHERIFF & ADMINISTRATION FACILITY Facility Vision & Public Feedback 12 . 09 . 15 The Pitkin County Strategic Plan is visibly and experientially manifested in quality facilities and landscapes that emphasize sustainability, health/wellness and a commitment to fiscal responsibility. County facilities encourage and facilitate civic interaction with a clear sequence of interior and exterior public and semi-public spaces that are safe, open and inviting. County facilities provide an entry experience that is inviting, social, clearly navigable, safe, sheltered and visually appealing. The reception experience is welcoming, and provides clear wayfinding for public and staff alike. Public and private collaboration zones (meeting rooms, etc) are designed to be easily accessible, quiet, functional, and amply sized/arranged to minimize disturbance to adjacent uses. County employee work environments are developed around functional and adaptable task-oriented spaces that, where appropriate, are naturally well-lit and ventilated providing a friendly professional experience for all. Departments are spatially situated to encourage effective workflow efficiency. The overall experience of any facility evokes a sense of community and employee pride, honors the historical context, and encourages preparedness in the context of a safe and friendly environment. Energy Conservation Meet minimum building code requirements 5.4% Include energy saving measusres projected to pay for themselves over the useful life of the building 83.8% Be a model to the community and try for net zero or net positive regardless of cost 10.8% 100% Architectural Considerations Carry forward Architecture from old courthouse 8.3% Bridge design styles between old courthouse and courthouse plaza building 81.3% Make a new civic statement with unique architectural style that distiguishes the new building from the courhouse and courthouse plaza 10.4% 100% Priorities Law enforcment needs - interview rooms, evidence storage 33.8% Courts - hearing rooms, additional offices, jury rooms, security 24.3% Better customer service space - Clerk, Assessor, Treasurer, etc 20.3% Public Meeting Room 16.2% Reception area/lobby - Entrace to Pitkin Co Govt.5.4% 100.0% FACILITY VISION PUBLIC FEEDBACK P264 IV.B. PLANSPITKIN COUNTY SHERIFF & ADMINISTRATION FACILITY Schematic Design 12 . 09 . 15 THIRD LEVEL SECOND LEVEL FIRST LEVELFIRST LEVEL GARAGE LEVEL P265 IV.B. OPTION1PITKIN COUNTY SHERIFF & ADMINISTRATION FACILITY Schematic Design 12 . 09 . 15 SOUTH ELEVATION WEST ELEVATION MATERIAL DETAIL VOTE HERE Option 1 takes cues from the adjacent Courthouse Plaza building with the rhythm of brick and sandstone piers, and window openings. The new building is more dynamic with added window openings and textured color concrete material, setting it apart in a more modern way. Window shading overhangs create added detail, while green panels between the window openings form a tie to the historic courthouse. An architectural concrete wall comes out from the entry to the street and provides a buffer to the adjacent office spaces. A metal canopy forms an inviting gateway announcing the entry. The Courthouse Plaza building design renovation closely relates the two buildings. P266 IV.B. OPTION2PITKIN COUNTY SHERIFF & ADMINISTRATION FACILITY Schematic Design 12 . 09 . 15 SOUTH ELEVATION WEST ELEVATION MATERIAL DETAIL VOTE HERE Option 2 utilizes various sun shading devices allowing a great deal of light into the interior spaces and ample glass material. Solar panels on the roof double as light scoops bringing in additional light. Sandstone panel cladding grounds the building to its context, while metal panel cladding and accents set it apart in a more modern way. A steel and glass canopy structure comes out to the street to invite the public in and announce the entry. The canopy correlates to the brick pier rhythm on the Courthouse Plaza building. Design revisions are proposed for the Courthouse Plaza building. Option 2 allows the Historic Courthouse, Courthouse Plaza building and the new building to have distinct architectural style variations that allow each to stand out with their own place in time. P267 IV.B. OPTION3PITKIN COUNTY SHERIFF & ADMINISTRATION FACILITY Schematic Design 12 . 09 . 15 SOUTH ELEVATION WEST ELEVATION MATERIAL DETAIL VOTE HERE The brick and sandstone exterior grounds the building to its context and the perforated metal screens are incorporated for a more modern palette of materials. The offices have plentiful glass giving much light to the interior spaces. The metal screens are added to the façade over glass areas with clear openings to give the impression of smaller scale windows that better fit the surrounding context. The metal screens filter light to the interior spaces, provide sun shading, and are a similar hue to the surrounding brick and sandstone. This helps to blend the materials together in a unified way. A sandstone clad wall with perforated metal screens comes out to the street along the Courthouse Plaza building providing a buffer to office spaces. A perforated metal canopy forms an inviting gateway announcing the entry. The proposed design renovation for the Courthouse Plaza building has sandstone accents and detailing that help tie it to the new building. P268 IV.B. OPTION4PITKIN COUNTY SHERIFF & ADMINISTRATION FACILITY Schematic Design 12 . 09 . 15 SOUTH ELEVATION WEST ELEVATION MATERIAL DETAIL VOTE HERE Option 4 more literally relates to the context of the historic Courthouse building. Similar materials of sandstone base, brick, accent banding and roof shape relate, but are distinctly different to not replicate. A finely detailed glass wall at the entry creates a visual void the separates the roofed portion of the new building from the Courthouse Plaza building. This allows the building to read as a singular proportional statement. A similar strategy at the west Galena Plaza side is employed with a change to flat roof, glass window voids, and metal wall cladding. This again creates a singular presence of the roofed portion of the building that relates proportionally to the Courthouse and helps to break down the scale of the building. A design renovation is proposed for Courthouse Plaza building and retains its own distinct character. P269 IV.B.