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HomeMy WebLinkAboutagenda.hpc.20160824 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING August 24, 2016 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. SITE VISITS- NONE II. 4:30 INTRODUCTION A. Roll call B. Approval of minutes August 10, 2016 minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring 980 Gibson Avenue G. Staff comments- Resolution creating a policy for meeting adjournment and meeting extension H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. 5:00 OLD BUSINESS A. 533 W. Hallam Street- Conceptual Major Development, Relocation and Variations, PUBLIC HEARING CONTINUED FROM JULY 13TH IV. 5:45 NEW BUSINESS A. 305/307 S. Mill Street- Final Major Development, Final Commercial Design and Growth Management review, PUBLIC HEARING V. 7:00 ADJOURN Next Resolution Number: Resolution #26, 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. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 1 Chairperson, Willis Pember called the meeting to order at 5:00 p.m. Commissioners in attendance were Nora Berko, Gretchen Greenwood, Bob Blaich and Jeffrey Halferty. Absent were Michael Brown, and John Whipple. Jim DeFrancia was seated at 5:30. Staff present: Jim True, City Attorney Amy Simon, Historic Preservation Planner Kathy Strickland, Chief Deputy Clerk MOTION: Bob moved to approve the minutes of July 27th. Nora second and amended the minutes stating that she is philosophically opposed to setbacks but listened to the comments of the commission and will vote for 232 E. Main. All in favor, motion carried. Disclosure: 134 W. Hopkins, Gretchen will recuse herself. Willis said at the last meeting it was brought up to have a hard stopping point for the meeting and then make a motion to extend it similar to what P&Z does. Jim True suggested the board direct the attorney’s office to draft something for the next meeting. The board directed staff to draw up a resolution. 834 W. Hallam – Conceptual Historic Major Development, Growth Management, Residential Design Standard Review, Special Review, Variances, Establishment of Affordable Housing Credits, Public Hearing continued from June 22nd Amy said Jeffrey wasn’t a member of HPC for the previous hearing of this project but he was provided with drawings, minutes and staff memos for those hearings. Amy said Jeffrey reviewed them and would like to participate. Jeffrey said he is comfortable proceeding with this hearing and he reviewed the documents for 834 W. Hallam. He also stated that he read the staff memos and feels it is appropriate for him to participate and he understands the design reiterations. P1 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 2 Amy said this is a 6,000 square foot lot that is landmark designated. It has special conditions associated with it. It used to be zoned R-6 residential like the surrounding area. When Poppie’s Restaurant was in business that owner came forward and asked city council to rezone it to Mixed Use to make their use confirming. Council did so but placed a cap of 4,000 square feet as the maximum development for the property. This is a 100% affordable housing proposal to create affordable housing credits that can offset requirements of commercial development elsewhere. You have several steps to consider tonight; Major Development Conceptual Review, Demolition of non-historic additions to the home on the site, relocation of the home toward the front corner on Hallam and 8th Street. A setback variance on the east side facing the forest service property, five feet is required and three feet is proposed. You are asked to reduce the minimum distance between detached buildings on the lot, ten feet is required and 7 feet is proposed in some locations. You are also asked to look at residential design standard variances and you are asked to look at a parking reduction of one of the required spaces that is created by the affordable housing unit. Amy said at this time the proposal is for 7 units which would normally require 7 parking spaces and 6 are proposed. At the last meeting HPC continued the hearing after a debate about the parking reduction and some discussion about the roof forms on the development. Staff’s suggestion was that the new structures running down the east side of the property and the one at the north west corner have steeper roofs more in character of the Victorian style. That has been accomplished for tonight. Staff recommends approval of the project with conditions that the east side yard setback be approved and the reduction of the distance between buildings be approved. Staff recommends the approval of the one waiver of a parking space. This is consistent with other similar projects. There is on-street parking and other options available. There is a bus stop and We-cycle is available. Amy said with regard to the design we support the steeper roof pitch that has been presented. There are a few things that need to be focused on mostly about the Residential Design Standards. Each building on the property is required to have a street oriented entrance. That technically means toward Hallam. One of the new buildings on the north-west corner has its doorway facing 8th Street, which is the side street. That is something staff supports as it is how you would access the building, not walking through the middle of the property but it requires a RDS variance. Condition 3a is in the resolution. Condition 3b has to do with porches. All new buildings in this development P2 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 3 are required to have an entry porch. The RDS’s say the porch should be a minimum of 6 feet deep and 50 square feet. The porch on the historic structure is not that large and we don’t want that to be altered. The porches on the new structure are also not that large. Staff recommends a depth of 4’6” inches which is the same as the historic porch and a total square footage of 37 square feet. There is some language in the RDS’s that suggest the project only needs a total of two compliant porches. The new structures needs a street facing principle window and a variance is needed. On the back building that principle window is facing the side street instead of facing Hallam but we find that is appropriate because that is how you access the building. The two new structures are required to have a first story element. In this case there is an issue because they don’t have a qualifying one story element. In both of the new structures the porches are inset just as they are on the Victorian so they aren’t technically qualifying but they are relating to the historic structure so we feel that is acceptable but the overall size of the one story element is not as big as it should be. The first story element and the porch are somewhat tied together. Staff recommends that HPC grant a small reduction. There is a ditch running down the west side of the property and then clipping the northwest corner. The applicant is required to stay a certain distance away from that with all aspects of their development above and below grade. There has been a lot of discussion with the Water Dept. and other interested groups trying to make sure everyone is comfortable with the solution. At this point condition #4 should be worked out with council. Condition #5 is standard language about the historical home being lifted up and we would need appropriate financial assurance, which is a letter or check for $30,000. and that the applicant will ensure that the technique used is appropriate. Final development plan is required within one year. If approved the applicant will go onto city council to discuss their floor area. With the proposal in front of you they are over the 4,000 and are at 5,300 square feet. They need council to accept this in order to move forward with final. Questions Gretchen asked about the building separation. Amy said it is a zoning requirement under Mixed Use. They are under the old RDS’s. Nora asked for clarification on the square footage. Amy said 4,000 is specific to this property. Normally they would be allowed 2-1 or 12,000 square feet. R-6 would be 3, 240 square feet. P3 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 4 Nora asked what the compelling justification is for the 1,300 square feet. Amy said council wanted to provide some assurance that they weren’t opening the gates for something enormous on a landmark property. 4,000 square feet might be arbitrary and we believe it was specifically for the expansion of the restaurant which was on the table at that moment. Stan Clausen, Clausen and Associates Matt Brown, project owner Stephen May, Kate Fox, Forum Phi Architects Stan said the floor area proposed is 5,317 and there is a floor area restriction that relates to the Poppies expansion of the restaurant which never took place. The restriction would need to be removed by City Council. Mixed Use would allow 12,000 square feet. The proposed floor area is 1.13 to 1. Stan said the key issue from the last meeting was to change the roof lines of the new development into congruence to the roof line of the existing Victorian which is a 12x12 pitch. (power point presented). The shed dormer on the new building adjacent to the Victorian has been eliminated. Along the 8th Street façade it is also a 12 x 12 pitch. Parking was discussed and there is a request for a cash-in-lieu for one space which is permitted in the Mixed Use zone and is supported by staff. We have looked at this very closely and there is no way to put in an additional parking space. We need the 7 units to develop a viable project. We feel waiving one parking space at this location is appropriate. This location is very close to town and we feel it is quite possible that people will not have the need for a vehicle. Condition 3d is regarding the front porch that would be a minimum of 37 square feet and the minimum depth of 4’6” which will be covered in the final design. The proposed AH units include two units in the existing Victorian and 5 in the new 2 detached structures. They have also been endorsed by APCHA. All units comply with the APCHA guidelines of 2015 and the new 2016 guidelines. This project will generate 18.5 FTE’s Matt Brown said they were pleased to have staff’s support and restoring the site and providing 7 new homes for local residents. Regarding the parking waiver this site clearly has access to the bus, We-cycle, shuttles and walking. The waiver is a deal breaker. This is our 30th month of ownership of the site trying to put forth an 100% affordable housing application. We ask that you vote favorably and allow us to restore the resource and move forward with P4 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 5 the plan that bests sustain and supports the community which is affordable housing. Jeffrey asked if there was a consideration of swapping the storage subgrade and moving an AH unit upstairs. Stephen said they tried to do that but with the accessibility requirements and the need for an elevator it took up too much space. Nora asked about the pedestrian bike connector platform and is there enough room because you are moving the house forward. Stan said the house has a ten foot setback from the property line. The right- of-way has been determined by the Engineering Dept. to be sufficient enough to handle the changes they want to make. Matt said they are actually widening the sidewalk that runs along our property line along Hallam and the cottonwoods that are street facing will be removed and that is how it is getting wider. Gretchen pointed out that the We-cycle is a critical part of this project and critical for the site. Matt said he offered his property for the placement of a We-cycle site which was over ridden by Parks and problematic for them. We-cycle is now stationed on 8th Street as another location of theirs. We will also have bike racks on our property. Chairperson, Willis Pember opened the public hearing. Hausen Daggar: I moved back to Aspen a few months ago and found housing. I lived here between 2003 and 2007 and I lived at the corner of Hallam and 7th Street. It is a fantastic location and the buses are right there and you don’t need a car. I went back to school and became an MD am going to be looking for affordable housing. We need more affordable housing. To have any kind of extra availability in town is going to open things up and give people like me an opportunity to find a spot long term. Peter Fornell: I just went through this at 518 W. Main where we put in 11 affordable housing units. The people that won those units absolutely love P5 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 6 them. There are only 8 parking spaces there. The plan was for 12 units and this board reduced me down to 11 over that one parking space and a family in Aspen lost the opportunity for a place to live because of that. We have no parking problems. There is plenty of room on the side of the streets. Not all the unit owners at 518 own vehicles. You are focusing heavily on this one parking space and I hope I can encourage you based on past performance that it is a lot more important for that extra unit to get put on this property than it is for that extra parking space. Any owner who wins an affordable housing is not going to change their level of excitement about winning their opportunity to have home ownership in Aspen. They don’t mind parking on the street once. I am positive after you grant approval tonight you will never see a parking issue over there. Next Generation Advisory Commission Christine Benedetti, Kimbobrown Schiratto, Matt Evans Christine said we represent the Next Gen advisory Commission and we are here to talk about allowing private developers to develop housing in Aspen using the housing credit program. We believe there is a need for affordable housing and private developers should be involved. Kimbobrown said Barry Crook made a statement that the city is reaching their limits on affordable housing capacity and what they are building and we really encourage proposals like the one Matt has brought forward. We are here to show our support for the project. Matt said our town lottery system shows that projects like this need to exist. We have had over 50 applicants apply when something comes up. Chairperson, Willis Pember closed the public comments. Stan said there is nothing to rebut and it is very clear that we all are in agreement that affordable housing is a need in our community. Commissioners Willis said the total FAR will be up to city council to decide. Issues are setbacks, a parking space waiver with cash-in-lieu, RDS’s and mass and scale. Jeffrey said the project is an excellent stride in the designs and iterations. I fully support the application as proposed and it meets our design standards. P6 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 7 Jeffrey said the variance is justified based on the existing vegetation. There is plenty of parking and the variance should be approved. On the 8th street side as far as the porch entry conforms to our guidelines. Maybe make the front porch comply a little better off Hallam Street for the residential design standards as far as the square footage and depth of the porch. The affordable housing is an essential need in this community. All of the requirements set forth in section 26.410 are fully complied with. With a restudy of the front porch entry I could support this application as presented with a few tweaks for final. Gretchen said she supported this project at the last meeting and the applicants have made a valiant effort to change the roof line and it is definitely an improvement. I like this project and it doesn’t have the density that you see with employee housing projects. This project is a win for the City and HPC having the Poppie’s building be a standalone building. The ultimate goal is to preserve historic buildings in their most primitive state. The massing is excellent and I support the east side yard setback. I also like the fact that you maintained the ten foot setback along the street as we have in the residential district. This project has residential quality and it is a bonus that it is employee housing. I also agree with the reduction of one parking space. I have a new generation daughter and they don’t have cars and they have different ways of getting around. Regarding the RDS’s I support varying everything that staff is recommending. I don’t see a problem with the porch on the Hallam side. I would support this project 100% per staff’s recommendations. The work that you have put into this project is commendable and the quality of the site planning in concept is excellent. Willis said we need affordable housing for a livable community where you can live and walk to your place of employment. Our goal and our mission is to look at architectural relationships between new and old. I commend the applicant for bringing in a fully AH project. The site is the gateway to downtown Aspen. Architecturally it really is an important corner. The 12 x 12 pitch is great. The windows on the new buildings are smaller and show no understanding of the scale of the Victorian and should be addressed for final. Also the northwest corner of the building with the front door on 8th street has no architectural conceptual explanation for skeletal expression of the porches and decks. The greatest feature of the historic resource is the recessed porch. That is what is coming back to life and it is great. Going with a wood skeletal feature needs restudied. The porch entries need P7 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 8 restudied. I would support the application with a restudy of the porches on the northwest unit. Bob said a lot has been said regarding this project. I was a long time fan of Poppies and I have been disturbed over the past few years about what was happening with this property. I am totally in favor of this project. Tweaking of the windows and porch should be addressed at final. I also support all the other variances and the expansion of the porch to 37 feet on Hallam Street. Nora said she is glad that life and vibrancy is coming back to this corner of the block and I can support it all. I am not a variance person but in this case I think it is an important one and the trees are a nice buffer. Regarding the parking since it is so close to the bus and bike access I am comfortable with that variance. The porches should all meet the Residential design standards and I am glad to have this project move forward. Willis said he would add condition e to eliminate skeletal expression on the northwest block. Gretchen said she is not sure she can agree with that if it is going to affect the livability. We could have them look at it but it shouldn’t be a condition. Willis also said at final separating new from old should be achieved through cladding or subtle miliputation of surfaces that depart from Victorian character. I am looking for a little more consistency in the new buildings. MOTION: Jeffrey made the motion to approve resolution #24, 2016 for 834 W. Hallam granting demolition, relocation, conceptual major development, RDS’s, as presented with the following conditions outlined in the resolution. Additional condition 3.e Restudy of the 8th street facing porches to be more similar to the Hallam Street porch. Amy said the resolution says both porches need to be a little bigger. The applicant would like to know if the approval from the Si Johnson ditch Co. has to be resolved before city council. Jim True said it is important for the Si Johnson ditch issues to be resolved before it goes to city council. Motion second by Bob. P8 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 9 Roll call vote: Nora, yes; Bob, yes; Gretchen, yes; Jeffrey, yes; Willis, yes Motion carried 5-0. 134 w. Hopkins – Final Major Development, Public Hearing Gretchen recued herself Jim DeFrancia was seated Affidavit of posting – Exhibit I Additional elevations Exhibit II Amy said this is a corner lot and HPC granted conceptual approval to demolish non-historic additions, pick the house up and move it toward the corner and build a new addition. The applicant hired Suzannah Reid to write an historic structure report researching the house over time which is well beyond what most applicants do. The same family owned the house for about 90 years. There was an addition that removed the back side of the house and altered a few features. Suzannah’s report suggests that there might be unusual conditions that would be exposed once they go under construction. It is possible that the clapboard siding could be on top of older siding. This terrific research helps us review this project. A few variances were granted at conceptual and are listed in the staff’s recommendation. The historic house is allowed to be 8 inches closer to the lot line. The HPC also granted an FAR bonus of 116.4 square feet. A few changes have been made since you saw the project the last time. A deck was proposed for on top of the connector between the new and the old building. The applicant has chosen to remove that deck. At the last meeting it was requested the design of the proposed fence be submitted at final. Some more information about a skylight and some clarification how one enters this building. You also requested more information about the proposed foundation. A wood picket fence proposed at the front of the property. The architect can talk about the at grade skylight which is located between the new and old on the street facing side of the project. Right now there is a nice red sandstone foundation under the house and that will be salvaged and applied as a veneer on the new structure. Staff recommends final be granted. Amy said regarding the skylight we asked that it be pulled slightly away from the north façade of the Victorian because it is such a contemporary feature and it will glow with light when the basement was being used. The application also includes skylights on the Victorian. HPC has been typically P9 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 10 conservative about allowing any skylights on a Victorian building. Typically you don’t allow them. Staff’s recommendation is that they be removed. The landscape plan includes path lights that are leading to the front door of the Victorian and HPC has typically steered away from approving them and they are out of character with the landscape. We recommend those be deleted. We also recommend a slight reduction in the number of shrubs that are around the street facing sides of the Victorian to not make it so dense like a hedge. Regarding the Suzannah Reid’s report there are certain features on the front porch that don’t appear to be historic and we would like to see that reflected in the drawings for the building permit. We also need more information on how the foundation store will be reused and more information on the gutters, flashing and snow clips. The permit drawings should reflect the detailing that is on the Victorian house right now. Regarding condition #7 the applicant would like to move the house off the site during basement construction and they have the opportunity to move it two blocks from the site. Amy said the new elevations showed the north elevation and how you enter the house. All of the connector and part of the back of the historic house have operable doors. Chris Touchette, CCY architects Jody Edwards, Attorney Chris said we have been working on the west elevation and the relationship of the siding material and choice of siding material, windows etc. It is the owner’s intent to entering off Hopkins. First Street is a very informal connection. We are using steeping stones with 8 inches of grass between them to make it less formal and casual entry point to the terrace. You enter the house from Hopkins go through and wind up on the terrace. The street trees are laid out per city standards. We are preserving the existing spruce trees. We are going to ask that the HPC allow us to finalize the landscape plan once the construction is underway. The connector deck was removed. The owner would like to have a patio door that connects from the living space to the terrace and have a skylight that allows lights to that space as well. On the north side of the resource there is nothing historical other than a 15 inch piece of siding that is on the corner which is being preserved. Jody said in 1986 the addition was put on the north side and since then it has been something completely different. The spruce trees along the northern P10 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 11 part of First Street are enormous. The only angle you can look at the north side of the house from on First Street is from the end of it and you won’t see it any time of the year. There are skylights on the flat part of the mansard roof which are not visible from anyplace. Chris went over the recommended conditions from staff. Chris said on condition #1 we are proposing a 30 inch separation between the courtyard glass floor and the resource. We would like to keep the skylights on the Victorian. Regarding the pathway lights we have safety concerns with the pathway being quite icy in the winter time partially because its south facing. The snow melts then it freezes and creates a very slick surface. Pathway lights would be helpful and allow people to have a better visual of what is going on. The lights would also help to reinforce the entrance. We are open to discussion on the lights themselves. With the landscape plan #4 we can address that during construction. We also accept condition #5. In Suzannah Reid’s report there is a shed dormer on the east side of the resource that is not indicated on the drawings but it should be included in the project and be an element on the building. The dormer is not shown on the roof plan but would be on the south east corner of the resource and it will be rebuilt. Regarding conditions #6 and #7 they are consistent with what was approved at conceptual. Jody addressed condition #8 and stated that there are no plats or agreements and the sentence should be pulled. Amy said #8 is new language used for vested rights. Jim True said if specified herein can be added to #8 condition. Willis said we need a presentation on the materials. Chris said the new addition is largely clad and wood siding, four inch course and 8 inch course. The stair tower is a contemporary glass façade system with a matt finish to it. In the course of reconstructing the Victorian we will put a new shingled roof on. Jim DeFrancia said condition #2 is the removal of the skylights on the Victorian. P11 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 12 Chris said we would like to keep them on the Victorian as it is in an obscure location and you wouldn’t see the skylight given the configuration of the existing mature trees. Willis said there are two skylights one facing north and one is flat on the Victorian. Jim DeFrancia said the shrubs will be dealt with when the project is under construction. Willis said they are proposing two ballards in the front walkway. Jeffrey asked about the glass panel non-reflective mat and if is transparent or translucent. Chris said it will be translucent in the sense that it is etched. You may get some spill light bleeding out through the sides. Conventional windows will bring in clear glass in some spaces indicated. Chairperson, Willis Pember opened the public hearing. There were no public comments. The public comment was closed. Willis said he is in favor of the landscape plan being addressed during construction. Willis said he doesn’t know how he feels about the path lights and will wait till other commissioners speak. The flat skylight on the Victorian is ok but the one facing north should be removed. Willis commented that this is a lovely project. Jim DeFrancis said the applicants have done a good project. I could support the flat skylight but not the one facing north on the Victorian. I also support the path lights and they can be done tastefully and can be low light and effective. They would also enhance the main entrance. On the landscaping and shrubs we are looking at staff and monitor to review the plan during construction. Nora thanked the applicant for taking off the connector deck. Nora said she cannot support skylights on the historic resource. At one point we had a long discussion on an application about path lights and in that case it was a crooked path with trees and an exception was made but in this case it is right P12 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 13 in the middle of town and I would support staff’s recommendation to eliminate them. Bob said living in an historic house with a skylight and having path lights with the same kind of conditions that the applicant is concerned with I have no problems with the path lights and they should be a simple as possible. There needs to be some kind of recognition of that condition for safety purposes. I am in favor of this project and cannot object to the skylights. Jeffrey said he can support staff’s recommendations. The path lights can be small and screened with landscaping. The skylights on the Victorian roof typically we don’t allow them. The applicant made a good point of not being able to see it. I ‘m convinced a little more by the screened vegetation that I could approve the skylights. I appreciate the restoration of the historic dormer. Willis commented that there is plenty of light and the skylight facing north on the Victorian isn’t needed. MOTION: Willis made the motion to approve resolution #25 with the following conditions: Condition #1 can be eliminated. Condition #2, remove the north skylight on the Victorian roof. Eliminate condition #3 and allow them to do two path lights as presented. Condition #4 should be reworded to add staff and monitor Condition #8 change as to if Condition #5 historic east dormer is to be reconstructed Condition #7 a backup plan for the offsite relocation, the building cannot be moved out of town. Motion second by Jim. Roll call vote: Jeffrey, yes; Bob, yes; Nora, yes; Jim, yes; Willis, yes. Motion carried 5-0. Jody Edwards asked for a reconsideration of the north skylight. MOTION: Willis made the motion to reconsider condition #2; second by Jim. Jeffrey, no; Willis, no, Jim, no Nora, no. P13 II.B. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF AUGUST 10, 2016 14 MOTION: Willis moved to adjourn second by Jim. All in favor, motion carried. Meeting adjourned at 7:00 p.m. Kathleen J. Strickland, Chief Deputy Clerk P14 II.B. C:\Program Files (x86)\Neevia.Com\Document Converter\temp\9810.doc 8/19/2016 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 332 W. Main 1102 Waters 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 209 E. Bleeker 212 Lake ________________________________________________________________________________________________ Jim DeFrancia 435 W. Main, AJCC 420 E. Cooper 420 E. Hyman 407 E. Hyman 540 E. Main ________________________________________________________________________________________________ Gretchen Greenwood 28 Smuggler Grove 135 E. Cooper 1280 Ute 211 E. Hallam ________________________________________________________________________________________________ Willis Pember Aspen Core 101 E. Hallam 229 W. Smuggler 407 E. Hyman John Whipple Aspen Core 201 E. Hyman 549 Race 420 E. Cooper 602 E. Hyman Hotel Aspen 610 E. Hyman 301 Lake Michael Brown 223 E. Hallam 1102 Waters Avenue Jeff Halferty 540 E. Main and Holden Marolt Need: 530 W. Hallam, 333 W. Bleeker, 980 Gibson P15 II.F. MEMORANDIUM To: Amy Simon From: Eric Westerman Date: August 4, 2016 Project: 980 Gibson Sent Via: Electronic Delivery Attached: Renderings Amy, The team for 980 Gibson would like to submit the attached renderings to HPC for review as we try to resolve the last condition of the Final Major Development approval. At the Final Major Development review we received approval with three design conditions. They are as follows: 1. Restudy the historic house windows, doors, and roof for historic character 2. Restudy the new house windows for shape, size, and proportion 3. Study the possibility of reducing materials on the new house We have successfully been able to gain approval for the first two of the three conditions from Amy and a staff member. The third condition asked that we study the possibility of reducing the number of exterior materials which we have done which are stone and wood. The only issue with this condition is the amount of stone of the north facing entry element. It was suggested that we come to the full HPC board to review our proposed design because the design did not get unanimous approval. By meeting the requirement for reducing the total number of materials our choices for this element are stone, wood, or both. We studied the simple solution of a stone wainscot on this element to match the rest of the house but by creating an all stone element we avoid the entire north elevation in wood. We feel that by creating a wainscot that is 2’-4’ tall the elevation would appear unproportioned. We have also cut down the scale of this elevation by breaking up the façade by having the middle element in a different material. In our opinion, by cutting down the scale of this elevation it does not overwhelm the adjacent house which is more than 20’ away. We also have proposed plantings between the two houses. Since our historic Victorian only has wood as the primary material we are proposing a stone that has characteristics and installation methods of other local historic stones but we are using a different color. Please consider the proposed redesigned north entry element with the material selections. Kind Regards, Eric Westerman ewesterman@zone4architects.com P16 II.F. 980 GIBSON 8 . 0 4 . 2 0 1 6 V I E W F R O M G I B S O N P 1 7 I I . F . 980 GIBSON 8 . 0 4 . 2 0 1 6 V I E W F R O M M A T C H L E S S P 1 8 I I . F . 98 0 G I B S O N 8 . 0 4 . 2 0 1 6 S T O N E I M A G E R Y P19 II.F. RE V I E W E D A T H P C F I N A L P20 II.F. A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION CREATING A POLICY FOR MEETING ADJOURNMENT AND MEETING EXTENSION RESOLUTION #__, SERIES OF 2016 WHEREAS, Section 8.4 of the Home Rule Charter of the City of Aspen provides in part that “Each board and commission shall operate in accordance with its own rules of procedure except as otherwise directed by the council;” and WHEREAS, Section 26.304.060C.6. of the Aspen Municipal Code, General Hearing Procedures; Other rules to govern, allows the decision-making body to have “adopted rules of procedure, so long as the same are not in conflict with this Title;” and WHEREAS, at their regular meeting of August 24, 2016, the Aspen Historic Preservation Commission agreed by a __ to __ vote, to set a time at which regular and special meetings shall adjourn, unless extended by a motion which is approved by a majority vote of the voting members present. NOW, THEREFORE, BE IT RESOLVED: That the Aspen Historic Preservation Commission hereby has the following policy: All regular and special meetings that begin at 4:30 p.m. shall adjourn at 7:00 p.m. unless the majority of the voting members present approve a motion to extend. Failure to make such a motion to extend the meeting shall not be considered a procedural error. APPROVED BY THE COMMISSION at its regular meeting on the 24th day of August, 2016. ______________________ Willis Pember, Chair Approved as to Form: ___________________________________ Debbie Quinn, Assistant City Attorney ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk P21 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. P22 II.K. HPC Review 8.24.2016 533 W. Hallam Page 1 of 11 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Suzannah Reid, Historic Preservation Planner RE: 533 W. Hallam Street, Conceptual Major Development, Demolition, Relocation, and Variations review, PUBLIC HEARING CONTINUED FROM JULY 13TH DATE: August 24, 2016 ________________________________________________________________________ SUMMARY: This is the continuation of the hearing for 533 W. Hallam, a Victorian era home, built in approximately 1886. On July 13, 2016, the Aspen HPC reviewed the application for conceptual approval for the demolition of an existing addition and the construction of a new addition, including on-site relocation and variances. This application falls under the old historic preservation guidelines and Residential Design Standards. The revised proposal primarily addresses the addition massing, based on comments made at the initial review. The plate heights have been reduced, the west facing gable ridge has been lowered and a new shadow line has been created across the west facing façade. The revision also includes a new option for a two car garage located off the alley, in addition to the single car garage design originally submitted. The total floor proposed remains below the allowable FAR on the site. The revised proposal does not change the on–site relocation of the historic house, the demolition of the existing non-historic addition and non-historic alterations to the historic house. The variance request for the project remains the same for the single car garage option; the five foot rear yard setback variance for the basement and deck above and below the garage. The optional two car garage plan increases that variance by about 10’ to the west, also to accommodate the basement, and upper deck. No floor area bonus is requested in either option. The first step is Conceptual design (scale, massing and site plan), Demolition, Relocation and Variation review by HPC. Following Conceptual, staff will inform City Council of the HPC decision, allowing them the opportunity to “Call-Up” any aspects of the approval that they find require additional review. This is a standard practice for all significant projects. The last review step before applying for building permit is Final design (landscape, lighting and materials.) APPLICANT: 533 WEST HALLAM, LLC, REPRESENTED BY PATRICK LEEDS, STUDIO LEEDS ARCHITECTURE PARCEL ID: 273512432001 ADDRESS: 533 W. HALLAM ST., LOTS A & B, BLOCK 29, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO P23 III.A. HPC Review 8.24.2016 533 W. Hallam Page 2 of 11 CONCEPTUAL MAJOR DEVELOPMENT ZONING: R-6. Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. A list of the relevant HPC design guidelines is attached as “Exhibit A.” The first action in this project will be to demolish the non-historic additions. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or, d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and, Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and, b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and, c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. The areas proposed for demolition are unchanged from the original proposal. They are located on the south side (back) of the historic house and the east side of the historic house. These additions currently completely envelop the back and east side of the historic house. The removal of these additions will restore the southwest and southeast corners of the historic house and restore part of the original footprint on the south side which is shown on the Sanborne map. P24 III.A. Evidence of the historic back part of the house is presumably gone in the current configuration, the new footprint generally follows part of the footprint shown on the Sanborne map. A porch enclosure on the northeast corner of the historic house is also to be removed historic entrance restored. demolition are not part of the historic structure. The current additions confuse the history of the historic house and should be removed. Care should be demolition proceeds to uncover currently hidden aspects of the historic house for restoration. demolition as proposed. The resource will be lifted for a new basement repositioned approximately current location. An existing suspected historic shed will also be relocated on site. The shed is not indicated on the Sanborne map; it is historic but Relocation of a historic building any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of t on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architec aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. The relocation of the historic house is an acceptable preservation method which will allow the significant proposed addition to be located as far from the historic house as is practical. A one story connector is included i HPC Review Evidence of the historic back part of the house is presumably gone in the current configuration, the new footprint generally follows part of the footprint shown on A porch enclosure on the northeast the historic house is also to be removed and the The proposed areas of demolition are not part of the historic structure. The current additions confuse the history of the historic house and should be removed. Care should be taken as demolition proceeds to uncover currently hidden aspects of the historic house for restoration. Staff supports the The resource will be lifted for a new basement and 7 feet to the north of the An existing suspected historic shed will The shed is not indicated on the it is historic but its origin is unknown. building will be approved if it is determined that it meets any one of the following standards: It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or The owner has obtained a certificate of economic hardship; or The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: It has been determined that the building, structure or object is capable of physical impacts of relocation; An appropriate receiving site has been identified; and An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the e necessary financial security. The relocation of the historic house is an acceptable preservation method which will allow the significant proposed addition to be located as far from the historic house as is A one story connector is included in the proposal. The connector is Sanborne map showing two open porches. Red line is approximate new outline of the ‘historic HPC Review 8.24.2016 533 W. Hallam Page 3 of 11 ed that it meets It is considered a noncontributing element of a historic district and its he historic district or parcel on which it is located and its relocation will not have an adverse impact on be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in tural or Additionally, for approval to relocate all of the following criteria must be met: It has been determined that the building, structure or object is capable of An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the The relocation of the historic house is an acceptable preservation method which will allow the significant proposed addition to be located as far from the historic house as is n the proposal. The connector is Sanborne map showing two open porches. Red line is approximate new historic’ footprint P25 III.A. HPC Review 8.24.2016 533 W. Hallam Page 4 of 11 approximately 10’ on the west side (side street view) and 19’ on the east side. This connector allows the bulk of the addition to be separated from the historic house, the move forward creates that separation and preserves the general relationship of the house to the site and the street. There is no consistent front yard setback among the existing buildings along this block of Hallam, so no historic pattern is being disrupted by this move. Under the revised plan, the shed is located along the alley, near the 5th street side. The shed was presumably moved on to the site at an unknown time since it does not appear on the Sanborne map. The current location has no historic value, so the relocation of the shed to the alley side of the lot is appropriate. As part of a building permit review, the applicant will be required to submit the standard assurances that relocation will proceed with care, including a $30,000 deposit with the City during the construction process. Staff supports the relocation of the historic house and shed. The proposed addition meets setback requirements, except for one below grade and one above grade condition. The basement under the one car garage, and the deck above it are required to be 10’ from the rear property line, but have a 5’ setback. The two car garage alternate scheme increases this variance toward the west for subgrade and upper deck space. The small garden shed is proposed to be located on the 5th street/alley corner of the lot. In order to grant a variance, the HPC must make a finding that such a variance: a. Is similar to the pattern, features and character of the historic property or district; and/or b. Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. The current addition footprint extends into the 10’ rear yard setback. The proposed addition reduces that encroachment by about half of its length. Like the relocation of the historic house forward on the site, the rear yard variance allows maximum separation of the addition from the historic house. Staff supports the applicant’s request for the rear yard setback for either garage configuration. Staff also supports the variances required for the revised shed location on the southwest corner of the site with a 2’ rear yard setback reduction and a 6’ reduction of the west side yard. The proposal includes the replacement of the existing addition with a new addition that addresses several of the design guidelines. The new addition restores the southeast and southwest corners of the historic house and creates a one story linking element between the historic house and the new addition. The proposal represents an overall increase of approximately 711 sq. ft. on the site, including the historic house. The area of the P26 III.A. footprint is similar to the existing, however the bulk of the addition i of the site, appropriately creating more open space between the addition and the historic house along the side street. The majority of the increased floor area appears to be located on the second level of the addition. The majority of the revisions to the design address the original concerns about the bulk of the addition. Drawing A210.5 dated 25 July compares the original design with the revised design been reduced by 3” on the main level. The plate heights on the upper level have been reduced from 7’-6” to 7’-3” on the bulk of t wing of 9” drops the west facing gable plate a total of 12”. This in turn drops the on that section down 1”-3”. The design has also added a projection of 18” to the upper level of the west façade, which creates a shadow line across that elevation, reducing the impact of the tall west wall of the initial submission. The trellis ele reinforce that line, creating a low shadow across the west façade that will serve to visually separate the historic house from the bulk of the addition. Staff feels that these reductions in heights and the new break in the west façade serve of the addition on the 5th street side. As to the garage options, there seems to be little overall impact to the massing with the addition of the second car bay. Plans below and Drawing A220, dated 25 July shows the wall plane moved to the west to accommodate the second bay. The garage wall moves to HPC Review footprint is similar to the existing, however the bulk of the addition is moved to the back creating more open space between the addition and the historic house along the side street. The majority of the increased floor area appears to be located on the second level of the addition. ty of the revisions to the design address the original concerns about the bulk of the addition. Drawing A210.5 dated 25 July, above, describes the revisions compares the original design with the revised design. The floor to floor elevation has reduced by 3” on the main level. The plate heights on the upper level have been 3” on the bulk of the addition, and a reduction on the the west facing gable plate a total of 12”. This in turn drops the 3”. The design has also added a projection of 18” to the upper level of the west façade, which creates a shadow line across that elevation, reducing the impact of the tall west wall of the initial submission. The trellis element serves to reinforce that line, creating a low shadow across the west façade that will serve to visually separate the historic house from the bulk of the addition. Staff feels that these reductions in heights and the new break in the west façade serve to minimize the impacts street side. As to the garage options, there seems to be little overall impact to the massing with the addition of the second car bay. Plans below and Drawing A220, dated 25 July shows the oved to the west to accommodate the second bay. The garage wall moves to HPC Review 8.24.2016 533 W. Hallam Page 5 of 11 s moved to the back creating more open space between the addition and the historic house along the side street. The majority of the increased floor area appears to be located ty of the revisions to the design address the original concerns about the bulk of describes the revisions and floor to floor elevation has reduced by 3” on the main level. The plate heights on the upper level have been reduction on the west side the west facing gable plate a total of 12”. This in turn drops the ridge 3”. The design has also added a projection of 18” to the upper level of the west façade, which creates a shadow line across that elevation, reducing the ment serves to reinforce that line, creating a low shadow across the west façade that will serve to visually separate the historic house from the bulk of the addition. Staff feels that these to minimize the impacts As to the garage options, there seems to be little overall impact to the massing with the addition of the second car bay. Plans below and Drawing A220, dated 25 July shows the oved to the west to accommodate the second bay. The garage wall moves to P27 III.A. the west, but it is still set back from the majority of the west façade and remains at one story. The majority of the impact of the second car bay is to the interior space and actually results in an overall reduction of floor area used by the design. Overall the addition design complies with a majority of the guidelines. The and window patterns compliment the historic house the decorative elements of the historic house. The location of the addition and the one story connection are both appropriate. the west elevation. Staff recommends approval. ________________________________________________________________________ _______________________________________________________________________ STAFF RECOMMENDATION: the following conditions: One car scheme HPC Review the west, but it is still set back from the majority of the west façade and remains at one story. The majority of the impact of the second car bay is to the interior space and ly results in an overall reduction of floor area used by the design. complies with a majority of the guidelines. The compliment the historic house and the detailing is simple the decorative elements of the historic house. The location of the addition and the one story connection are both appropriate. The revised design addresses the staff concerns on st elevation. Staff recommends approval. ________________________________________________________________________ _______________________________________________________________________ STAFF RECOMMENDATION: Staff recommends HPC approve the application w One car scheme Two car scheme HPC Review 8.24.2016 533 W. Hallam Page 6 of 11 the west, but it is still set back from the majority of the west façade and remains at one story. The majority of the impact of the second car bay is to the interior space and complies with a majority of the guidelines. The roof forms detailing is simple, offsetting the decorative elements of the historic house. The location of the addition and the one he revised design addresses the staff concerns on ________________________________________________________________________ _______________________________________________________________________ the application with P28 III.A. HPC Review 8.24.2016 533 W. Hallam Page 7 of 11 1. As part of a building permit review, the applicant will be required to submit a report from a licensed engineer, architect or housemover demonstrating that the structure can be moved, and the method for moving and protecting the structure, must be submitted with the building permit application. In addition the applicant must provide a bond, letter of credit or cashier’s check in the amount of $30,000 to be held by the City during the duration of the relocation process. 2. HPC hereby grants Conceptual Approval for the revised design as submitted on July 25, 2016. Approval includes either the single car garage or the optional two car garage plan. A single plan with the selected option should submitted for Final Review. 3. HPC hereby grants a variation to allow the basement and the roof deck to be 5’ from the rear lot line. HPC further grants a variation to allow the garden shed to be 2’ from the rear yard and 6’ from the west side yard. 4. Prior to Final review, contact the Zoning Officer to confirm that all decks and green roofs have properly designed and accounted for in floor area. 5. A development application for a Final Development Plan shall be submitted within one (1) year of August 24, 2016, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. EXHIBITS: Exhibit A: Design Guidelines Exhibit B: June 13th minutes Exhibit C: Existing conditions drawings Exhibit D: Revised drawings P29 III.A. HPC Review 8.24.2016 533 W. Hallam Page 8 of 11 Exhibit A: Relevant HPC Design Guidelines for 533 W. Hallam, Conceptual review 2.1 Preserve original building materials. Do not remove siding that is in good condition or that can be repaired in place. Only remove siding which is deteriorated and must be replaced. Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. Avoid rebuilding a major portion of an exterior wall that could be repaired. Reconstruction may result in a building which no longer retains its historic integrity. 5.3 Avoid enclosing a historic front porch. Reopening an enclosed porch is appropriate. 5.5 If porch replacement is necessary, reconstruct it to match the original in form and detail. Use materials that appear similar to the original. While matching original materials is preferred, when detailed correctly and painted appropriately, alternative materials may be considered. Where no evidence of the appearance of the historic porch exists, a new porch may be considered that is similar in character to those found on comparable buildings. Keep the style and form simple. Also, avoid applying decorative elements that are not known to have been used on the house or others like it. When constructing a new porch, its depth should be in scale with the building. The scale of porch columns also should be similar to that of the trimwork. The height of the railing and the spacing of balusters should appear similar to those used historically as well. 6.1 Preserve significant architectural features. Repair only those features that are deteriorated. Patch, piece-in, splice, consolidate or otherwise upgrade the existing material, using recognized preservation methods whenever possible. Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins may be considered for wood repair and special masonry repair components also may be used. Removing a damaged feature when it can be repaired is inappropriate. 6.4 Repair or replacement of missing or deteriorated features should be based on original designs. The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 7.1 Preserve the original form of a roof. P30 III.A. HPC Review 8.24.2016 533 W. Hallam Page 9 of 11 Do not alter the angle of a historic roof. Instead, maintain the perceived line and orientation of the roof as seen from the street. Retain and repair roof detailing. 7.2 Preserve the original eave depth. The shadows created by traditional overhangs contribute to one's perception of the building's historic scale and therefore, these overhangs should be preserved. 8.5 Avoid moving a historic secondary structure from its original location. A secondary structure may only be repositioned on its original site to preserve its historic integrity. 8.1 If an existing secondary structure is historically significant, then it must be preserved. When treating a historic secondary building, respect its character-defining features. These include its primary and roof materials, roof form, windows, doors and architectural details. If a secondary structure is not historically significant, then its preservation is optional. 9.1 Proposals to relocate a building will be considered on a case-by-case basis. In general, relocation has less of an impact on individual landmark structures than those in a historic district. It must be demonstrated that relocation is the best preservation alternative. Rehabilitation of a historic building must occur as a first phase of any improvements. A relocated building must be carefully rehabilitated to retain original architectural details and materials. Before a building is moved, a plan must be in place to secure the structure and provide a new foundation, utilities, and to restore the house. The design of a new structure on the site should be in accordance with the guidelines for new construction. In general, moving a building to an entirely different site or neighborhood is not approved. 9.4 Site the structure in a position similar to its historic orientation. It should face the same direction and have a relatively similar setback. It may not, for example, be moved to the rear of the parcel to accommodate a new building in front of it. 9.5 A new foundation should appear similar in design and materials to the historic foundation. On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a modest miner's cottage is discouraged because it would be out of character. Where a stone foundation was used historically, and is to be replaced, the replacement should be similar in the cut of the stone and design of the mortar joints. P31 III.A. HPC Review 8.24.2016 533 W. Hallam Page 10 of 11 9.6 When rebuilding a foundation, locate the structure at its approximate historic elevation above grade. Raising the building slightly above its original elevation is acceptable. However, lifting it substantially above the ground level is inappropriate. Changing the historic elevation is discouraged, unless it can be demonstrated that it enhances the resource. 9.7 A lightwell may be used to permit light into below-grade living space. In general, a lightwell is prohibited on a wall that faces a street (per the Residential Design Standards). The size of a lightwell should be minimized. A lightwell that is used as a walkout space may be used only in limited situations and will be considered on a case-by-case basis. If a walkout space is feasible, it should be surrounded by a simple fence or rail. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.6 Design an addition to be compatible in size and scale with the main building. An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. A 1-story connector is preferred. The connector should be a minimum of 10 feet long between the addition and the primary building. P32 III.A. HPC Review 8.24.2016 533 W. Hallam Page 11 of 11 The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. Locating an addition at the front of a structure is inappropriate. Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 10.14 The roof form and slope of a new addition should be in character with the historic building. If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. Eave lines on the addition should be similar to those of the historic building or structure. P33 III.A. HPC Resolution #__, Series of 2016 Page 1 of 2 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT, DEMOLITION, RELOCATION, AND VARIATIONS FOR THE PROPERTY LOCATED AT 533 WEST HALLAM STREET, LOTS A & B, BLOCK 29, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #__, SERIES OF 2016 PARCEL ID: 273512432001 WHEREAS, the applicant, 533 West Hallam, LLC, represented by Patrick Leeds, Studio Leeds Architecture, has requested HPC approval for Conceptual Major Development, Demolition, Relocation, and Variations for the property located at 533 West Hallam Street, Lots A & B, Block 29, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Demolition, the application shall meet the requirements of Aspen Municipal Code Section 26.415.080.A, Demolition of a Designated Property; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, the HPC may approve setback variations according to Section 26.415.110.C.1.a, Variances; and WHEREAS, HPC reviewed the project on July 13, 2016 and August 24, 2016. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Conceptual Major Development, Demolition, Relocation, and Variation review for 533 W. Hallam Street with the following conditions: P34 III.A. HPC Resolution #__, Series of 2016 Page 2 of 2 1. As part of a building permit review, the applicant will be required to submit a report from a licensed engineer, architect or housemover demonstrating that the structure can be moved, and the method for moving and protecting the structure, must be submitted with the building permit application. In addition the applicant must provide a bond, letter of credit or cashier’s check in the amount of $30,000 to be held by the City during the duration of the relocation process. 2. HPC hereby grants Conceptual Approval for the revised design as submitted on July 25, 2016. Approval includes either the single car garage or the optional two car garage plan. A single plan with the selected option should submitted for Final Review. 3. HPC hereby grants a variation to allow the basement and the roof deck to be 5’ from the rear lot line. HPC further grants a variation to allow the garden shed to be 2’ from the rear yard and 6’ from the west side yard. 4. Prior to Final review, contact the Zoning Officer to confirm that all decks and green roofs have properly designed and accounted for in floor area. 5. A development application for a Final Development Plan shall be submitted within one (1) year of August 24, 2016, the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. APPROVED BY THE COMMISSION at its regular meeting on the 24th day of August, 2016. Approved as to Form: Approved as to Content: ___________________________________ _____________________________ Debbie Quinn, Assistant City Attorney Willis Pember, Chair ATTEST: ___________________________ Kathy Strickland, Chief Deputy Clerk P35 III.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 1 533 W. Hallam Street – Conceptual Major Development, Relocation and Variations, Public Hearing Michael recused himself. Debbie said the public notice has been appropriately provided – Exhibit I Suzannah Reid presented Suzannah said conceptual is height, scale and massing. This is a small historic house with a lot of rambling piece meal additions on the back. The applicant is proposing to remove all of those and leaving a T shape of the historic house plus a gable that extends off the back that is presumable part of the original house. The removal of the additions will greatly improve the distinction of the historic house. During demolition any evidence that shows what was historic on the south side of the house that those areas be respected during demolition. The relocation is moving the historic resource forward 7 feet on the lot. On that block there isn’t a specific development pattern so moving the house forward doesn’t affect anything else that is happening on the block historically and will improve the ability to separate the historic house from the proposed new addition. They are including a one-story connector that complies with the 10 foot requirement of the guidelines. The variances requested are related to the rear yard on the alley. The garage is allowed to be at the five foot setback but the basement under the garage and the space above the garage would require a variance to occupy that space. This encroachment reduces on the setback on the rear yard from what is currently existing. Suzannah said the new addition is separated from the historic house by a one story linking element and there is a two story addition proposed with an increase of 711 square feet including the historic house. The area of the footprint is similar to what exists. The bulk of the addition is being moved to the back of the site creating more open space between the addition and the historic house that would be visible along the side, 5th Street. The main concern with the addition is the overall height and the wall that faces the 5th Street side. It appears to be an 8 foot plate height on the second floor and a 10.6 floor to floor on the main level. Overall the proposal complies with the majority of the design guidelines. The concern is the height and the tall vertical wall on the 5th Street side. They propose to reopen the porch on the north east corner of the historic house which is totally appropriate. There is a small garden shed that is currently on the side yard of the 5th Street side P36 III.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 2 and the applicant is proposing to move it to the east side. Staff is recommend that it would be more appropriately located on the alley which would require a setback variance. Suzannah pointed out that the application is under the old guidelines and it is on a corner lot. Patrick Leeds, architect presented Patrick said the minor cottage has two front porches. Our plan is to extract the additions and move it to the north which will bring it into better view on the street. We will take the pitched porch roofs off and restore them to flat roofs which is visible in the historic photograph. We will relocate the entrance that is currently on the west side to face Hallam. There is a lot of vegetation and it is difficult to see the front of the house. The historic asset will move forward with a one story linking element to link the two story structure at the back. The bulk of the two story structure is to the south east. Pulling the historic asset forward reveals it on the street. There are matching proportions in the gable ends and the fenestration matches. Volumetrically it is sympathetic to the Victorian cottage and others found in the West End. Materials will differentiate the different volumes. Gretchen is the lot is 60 x 100 and the historic house is 640 square feet. Patrick said in the design the second floor plate height is 7’6” and the ground floor is 10’6”. Patrick agreed that the shed is better on the alley. The verticality is well under the height limit by two to three feet. The connector has a 9 foot plate height and it tucks under the eave. Chairperson, Willis Pember opened the public hearing. Kristin Henry said she lives at 525 W. Hallam Street, the adjoining property owner. This project greatly impacts my property. Visually the height has an impact. The addition is much higher than my two story garage. In the staff memorandum my concerns are the same as staff’s. The north south ridge line is 4 feet higher than the existing ridge of the historic house. The east façade is a concern as it creates a very tall vertical wall. The addition dwarfs the historic structure. Maybe the scale and mass needs reduced to be more compatible with the neighborhood. The addition is very imposing and will impact my property. The out building is better on the alley. Kristin asked if there were plans for the fence line between my property and this property. P37 III.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 3 Kristin said she would support the project if a few changes could occur. Kristin also mentioned that her house is a landmark. Willis pointed out the fences and landscaping will be addressed at final. Patrick said a one story addition is not the programmatic interest of the client. The proposal fits pretty well on the site. Jim said staff is recommending an overall height reduction which is commensory with the neighbor’s comments. Willis identified the issues: variance request; location of the shed. Gretchen said she agrees with staff’s recommendation about the overall height. The whole building needs restudied as it doesn’t meet guideline 10.8. The roof forms need restudied to bring the building height down because it competes entirely with the historic resource. I do commend you on the restoration of the Victorian and the link is very important. It is nice to see that old building emerge in the plans. The height of the building with the narrow forms overwhelms the historic structure. I also feel we should not be giving variances when it is the new part of the building. This addition doesn’t have any kind of hardship and we should be scrutinizing variances that we give. I would not support the variance on the deck or the basement. The shed should be moved to the back of the property or removed altogether. Nora said the staff memo was very thorough and helpful. You look at the house coming down from Hallam to 5th Street. The addition is massive and I understand it fits within what is allowed but I am not sure that is the best solution for all the restoration work that is going into the house. The entire block is “low”. The design needs to feel more compatible and it is totally imposing as you move down Hallam Street toward the east. I concur with staff’s recommendations and am glad the porches are coming back. Jeffrey said this was an excellent presentation. The restoration effort on the Victorian is extremely well thought out. The link is extremely effective. The materials are a good selection. The shed seems like it just blocks the area and the better location would be in the rear. Because of the landscape the height doesn’t bother me that much. Maybe you could get six inches out of the plate height on the lower level. There is a great separation and the P38 III.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF JULY 13, 2016 4 forms are small and thin. It is commendable that the applicant has asked for any addition FAR bonuses. The decks are screened from the vegetation. Moving it closer to the street will only help the historic resource. The variance over the deck with the garage should be an accessible use. The architecture is very well defined. Maybe on the west there could be a material change. I could support this project with a couple minor tweaks. Bob said he agrees with Jeffrey’s analysis of the project. Bob said when you talk about scale immediately across the street to the west is a pretty big house. We aren’t imposing anything in the neighborhood. I do not have that big of a problem with the context. Jim concurred with Bob’s statements. Willis said he would prefer the outbuilding in the south west corner off the alley. The dialogue is based on the width of the bays and volume. With the decrease in height the relationship of the width to the historic structure wouldn’t be lost. How much reduction is up to the applicant. With the reduction in height you wouldn’t lose the handling of the volumes. Jim said he feels the height should be pulled down a little. Nora suggested stepping the height down. Gretchen said there needs a tweak of the breakdown of scale. Bob said he supports staff’s recommendation. MOTION: Gretchen moved to continue 533 W. Hallam Street to August 24th based on staff’s recommendations one and two. Jim second the motion. Willis added that the outbuilding should go to the south west corner. Amended motion: Gretchen accepted the amendment, second by Jim. Roll call vote: Jeffrey, no; Gretchen, yes; Jim, yes; Bob, yes; Nora, yes; Willis, no. Motion carried 4-2. MOTION: Jim moved to adjourn, second by Jeffrey. Adjourn 8:00 , Kathy Strickland, Chief Deputy Clerk P39 III.A. A 000 Application for Historic Preservation Commision / Conceptual date: Scale = 1/16" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 hi g h w a y 8 2 hig h w a y 8 2 Ajax (Aspen) Ski Area downt o w n A s p e n c a s t l e c r e e k r o a d maroon creek road hu n t e r c r e e k roarin g f o r k r i v e r roa r i n g f o r k r i v e r W. Hal l a m S t . N. 5 t h S t . A000 Application for Historic Preservation Commission / Conceptual A001 HPC Supplied Information A002 Site Improvement Survey A100 Existing Site Plan A101 Existing Main Level Plan A102 Existing Upper Level Plan A103 Existing Roof Plan A104 Existing Elevations A105 Existing Elevations A106 Existing Perspectives A107 Existing Perspective A108 Existing Google Street View North A109 Existing Google Street View West & South A200 Proposed Comparative Plan A201 Proposed North Perspective A202 Proposed Site & Key Plan A203 Proposed Lower Level Plan A204 Proposed Main Level Plan A205 Proposed Upper Level Plan A206 Proposed Roof Plan A207 Proposed Elevations A208 Proposed Elevations A209 Proposed North Perspective A210 Proposed North Perspectives A211 Proposed West and South Perspectives A300 Existing Main Level Plan Areas A301 Existing Upper Level Plan Areas A302 Existing Elevation Areas (Demolition) A303 Existing Elevation Areas (Demolition) A304 Existing Roof Areas (Demolition) DRAWING INDEXVICINITY MAP [ revised: 02.June.2016 ] A001 Application for Historic Preservation Commission / Conceptual A002 Site Improvement Survey A100 Existing _ Site Plan A101 Existing _ Main Level Plan A102 Existing _ Upper Level Plan A103 Existing _ Roof Plan A104 Existing _ Elevations A105 Existing _ Elevations A106 Existing _ Perspectives A107 Existing _ Perspectives A108 Existing _ Google Street View - North A109 Existing _ Google Street View - West & South . A200 Proposed _ Comparative Plan [ revised: 02.June.2016 ] . A202 Proposed _ Site & Key Plan [ revised: 02.June.2016 ] A203 Proposed _ Lower Level Plan [ revised: 02.June.2016 ] A203 Proposed _ Lower Level Plan [ revised: 02.June.2016 ] A204 Proposed _ Main Level Plan [ revised: 02.June.2016 ] A205 Proposed _ Upper Level Plan [ revised: 02.June.2016 ] A206 Proposed _ Roof Plan [ revised: 02.June.2016 ] A207 Proposed _ Elevations [ revised: 02.June.2016 ] A208 Proposed _ Elevations [ revised: 02.June.2016 ] . A210 Proposed _ North Perspectives [ revised: 02.June.2016 ] A211 Proposed _ West and South Perspectives [ revised: 02.June.2016 ] A212 Proposed _ North Perspectives w/trees [ revised: 02.June.2016 ] A213 Proposed _ West and South Perspectives w/trees [ revised: 02.June.2016 ] . A300 Existing _ Main Level Plan Areas A301 Existing _ Upper Level Plan Areas A302 Existing _ Elevation Areas ( Demolition ) A303 Existing _ Elevation Areas ( Demolition ) A304 Existing _ Roof Areas ( Demolition ) P 4 0 I I I . A . A 001 HPC supplied information date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 ll ri lt il ilt : @ ::::::: .c -.-- \ R UV ;.)aN Ir M '"','i' ;: I L--l----lI - - 'lr:';-"i^'rnsMnFoypYeg# ^';'''trffirt K,1 1,1 N.0. a b $I.BLEEKER : @ 0.tt j 1 circa 1980 photo2circa 1904 map P 4 1 I I I . A . A 002 A 002 Site Improvement Survey P 4 2 I I I . A . H A L L A M S T R E E T 7 4 . 3 8 ' R I G H T - O F - W A Y A S P H A L T S U R F A C E F O U N D O R I G I N A L C I T Y B L O C K C O R N E R 1 " P I P E W / U N M A R K E D M E T A L C A P B L O C K 2 9 x x F O U N D N O . 5 R E B A R W / P L A S T I C C A P P . L . S . 1 4 1 1 1 F O U N D N O . 5 R E B A R W / P L A S T I C C A P P . L . S . 1 4 1 1 1 F O U N D N O . 5 R E B A R W / A L U M I N U M C A P P . L . S . 2 3 7 6 5 T H S T R E E T 7 6 . 2 4 ' R I G H T - O F - W A Y A S P H A L T S U R F A C E B L O C K 2 9 A L L E Y 2 0 . 6 9 ' R I G H T - O F - W A Y G R A V E L S U R F A C E S 7 4 °   1 9 '   2 6 " E       6 0 . 0 0 ' S15°  40'  34"W      100.00' N 7 4 °   1 9 '   2 6 " W       6 0 . 0 0 ' N15°  40'  34"E      100.00' 6 . 0 ' 2.7' 3 . 1 ' 1 1 . 3 ' 4.5'3.1' 2 . 8 ' 6.4' 3 . 2 ' 45.8'14.2' 2 4 . 2 ' 14.4' 5 . 9 ' 3.4' 6 . 5 ' 10.5' 8 . 8 ' 2 . 7 ' 15.3' 1 9 . 0 ' 27.1' 1 2 . 1 ' 5.0'3 . 1 ' 2.7' 0 . 1 ' 0 . 6 ' 0 . 5 ' 1 . 1 ' S 1 5 °   1 7 '   1 6 " E S I T E B A S I S O F B E A R I N G L O T S A & B , B L O C K 2 9 6 , 0 0 0 S Q F T 0 . 1 3 8 A C R E S W O O D F R A M E M U L T I - S T O R Y H O U S E 2 0 . 3 9 5 . 3 6 4 . 8 7 5 . 6 1 1 2 . 3 1 C I T Y O F A S P E N C O N T R O L M O N U M E N T N O . 9 6 T H & F R A N C I S L O T B L O T A L O T C L O T D L O T K L O T L F O U N D N O . 5 R E B A R W / A L U M I N U M C A P I L L E G I B L E CURB LINE (TYP.) L A N D S C A P E T I M B E R LANDSCAPE TIMBER LANDSCAPE TIMBER L A N D S C A P E T I M B E R L A N D S C A P E T I M B E R BUILDING LINE L A N D S C A P E T I M B E R 7 ' X 3 ' S H E D 5. 3 ' X 6 . 3 ' OU T B U I L D I N G D U M P S T E R O N S K I D S N     7 4 ° 1 3 ' 3 7 "   W   B A S I S O F B E A R I N G C I T Y O F A S P E N C O N T R O L M O N U M E N T N O . 2 0 7 T H & F R A N C I S P R O P E R T Y D E S C R I P T I O N L O T S A A N D B , B L O C K 2 9 C I T Y A N D T O W N S I T E O F A S P E N C O U N T Y O F P I T K I N , S T A T E O F C O L O R A D O I M P R O V E M E N T S U R V E Y P L A T O F : S H E E T 1 O F 1 5 3 3 W . H A L L A M L O T S C & D , B L O C K 8 9 , C I T Y A N D T O W N S I T E O F A S P E N , C O U N T Y O F P I T K I N , S T A T E O F C O L O R A D O N O T E S 1 ) D A T E O F F I E L D W O R K : J U N E 2 A N D 3 , 2 0 1 5 . 2 ) D A T E O F P R E P A R A T I O N : J U N E , 2 0 1 5 . 3 ) B A S I S O F B E A R I N G : A   B E A R I N G   O F   N   7 4 ° 1 3 ' 3 7 "   W   B E T W E E N   T H E   C I T Y   O F   A S P E N   M O N U M E N T   N O S .   9   A N D   2 0 ,   A S   S H O W N   O N   T H E   C I T Y O F A S P E N - G P S C O N T R O L M O N U M E N T A T I O N 2 0 0 9 M A P ( S E E N O T E N O . 4 , B E L O W ) . T H I S C R E A T E D A S I T E B A S I S O F B E A R I N G O F S   1 5 ° 1 7 ' 1 6 "   E B E T W E E N T H E N O R T H W E S T C O R N E R O F B L O C K 2 9 ( M O N U M E N T E D B Y A 1 " P I P E W I T H A N U N M A R K E D M E T A L C A P ) A N D T H E S O U T H E A S T C O R N E R O F L O T B ( M O N U M E N T E D W I T H A N O . 5 R E B A R W / P L A S T I C C A P , P . L . S . 1 4 1 1 1 ) . 4 ) B A S I S O F S U R V E Y ( D O C U M E N T S P E R C O U N T Y R E C O R D S ) : T H E O F F I C I A L M A P O F T H E C I T Y O F A S P E N , P R E P A R E D B Y G . E . B U C H A N A N , D A T E D D E C E M B E R 1 5 , 1 9 5 9 ; C I T Y O F A S P E N G P S C O N T R O L M O N U M E N T A T I O N M A P P R E P A R E D B Y M A R C I N E N G I N E E R I N G L L C , D A T E D D E C E M B E R 2 , 2 0 0 9 ; V A R I O U S D O C U M E N T S O F R E C O R D A N D T H E F O U N D M O N U M E N T S , A S S H O W N . 5 ) T H I S S U R V E Y D O E S N O T C O N S T I T U T E A T I T L E S E A R C H B Y S O P R I S E N G I N E E R I N G , L L C ( S E ) T O D E T E R M I N E O W N E R S H I P O R E A S E M E N T S O F R E C O R D . F O R A L L I N F O R M A T I O N R E G A R D I N G E A S E M E N T S , R I G H T S O F W A Y A N D / O R T I T L E O F R E C O R D , S E R E L I E D U P O N T H E A B O V E S A I D P L A T S D E S C R I B E D I N N O T E 4 A N D T H E T I T L E C O M M I T M E N T P R E P A R E D B Y P I T K I N C O U N T Y T I T L E , I N C . , C A S E N O . P C T 2 4 4 3 3 P , W I T H A N E F F E C T I V E D A T E O F J U N E 5 , 2 0 1 5 . 6 ) T H E L I N E A R U N I T U S E D I N T H E P R E P A R A T I O N O F T H I S P L A T I S T H E U . S . S U R V E Y F O O T A S D E F I N E D B Y T H E U N I T E D S T A T E S D E P A R T M E N T O F C O M M E R C E , N A T I O N A L I N S T I T U T E O F S T A N D A R D S A N D T E C H N O L O G Y . N O T I C E : A C C O R D I N G T O C O L O R A D O L A W Y O U M U S T C O M M E N C E A N Y L E G A L A C T I O N B A S E D U P O N A N Y D E F E C T I N T H I S S U R V E Y W I T H I N T H R E E Y E A R S A F T E R Y O U F I R S T D I S C O V E R S U C H D E F E C T . I N N O E V E N T M A Y A N Y A C T I O N B A S E D U P O N A N Y D E F E C T I N T H I S S U R V E Y B E C O M M E N C E D M O R E T H A N T E N Y E A R S F R O M T H E D A T E O F C E R T I F I C A T I O N S H O W N H E R E O N . S O P R I S E N G I N E E R I N G - L L C C I V I L C O N S U L T A N T S 5 0 2 M A I N S T R E E T , S U I T E A 3 C A R B O N D A L E , C O L O R A D O 8 1 6 2 3 ( 9 7 0 ) 7 0 4 - 0 3 1 1 S O P R I S E N G @ S O P R I S E N G . C O M G R K 6 / 1 1 / 2 0 1 5 - 1 5 1 2 6 . 0 1 - G : \ 2 0 1 5 \ 1 5 1 2 6 \ S U R V E Y \ S u r v e y D W G s \ 1 5 1 2 6 I S P . d w g V I C I N I T Y M A P S C A L E : 1 " = 2 0 0 0 ' S I G N L I G H T P O L E W I R E F E N C E W O O D E N F E N C E I R O N D E C O R A T I V E F E N C E G A S M E T E R E L E C T R I C M E T E R T E L E P H O N E P E D E S T A L C A T V P E D E S T A L E X I S T I N G C O N D I T I O N S L E G E N D 1 i n c h = f t . ( I N F E E T ) G R A P H I C S C A L E 0 1 0 1 0 2 0 1 0 4 0 5 I M P R O V E M E N T S U R V E Y P L A T I , M A R K S . B E C K L E R , H E R E B Y C E R T I F Y T O J O H N F . S W E E N E Y M A R I T A L T R U S T A N D P I T K I N C O U N T Y T I T L E , I N C . , T H A T T H I S I S A N “ I M P R O V E M E N T   S U R V E Y   P L A T ”   A S   D E F I N E D   B Y   C . R . S .   §   3 8 - ­ ‐ 5 1 - ­ ‐ 1 0 2 ( 9 ) ,   A N D   T H A T   I T   I S   A   M O N U M E N T E D   L A N D   S U R V E Y   S H O W I N G T H E C U R R E N T L O C A T I O N O F A L L S T R U C T U R E S , W A T E R C O U R S E S , W A T E R F E A T U R E S A N D / O R B O D I E S O F W A T E R , R O A D S , V I S I B L E U T I L I T I E S , F E N C E S , O R W A L L S S I T U A T E D O N T H E D E S C R I B E D P A R C E L A N D W I T H I N F I V E F E E T O F A L L B O U N D A R I E S O F S U C H P A R C E L , A N Y C O N F L I C T I N G B O U N D A R Y E V I D E N C E O R V I S I B L E E N C R O A C H M E N T S , A N D A L L E A S E M E N T S A N D R I G H T S O F W A Y O F A P U B L I C O R P R I V A T E N A T U R E T H A T A R E V I S I B L E , O R A P P A R E N T , O R O F R E C O R D A N D U N D E R G R O U N D U T I L I T I E S D E S C R I B E D I N P I T K I N C O U N T Y T I T L E , I N C . ' S T I T L E I N S U R A N C E C A S E N O . P C T 2 4 4 3 3 P , O R O T H E R S O U R C E S A S S P E C I F I E D O N T H E I M P R O V E M E N T S U R V E Y P L A T . _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ M A R K S . B E C K L E R L . S . # 2 8 6 4 3 F L A G S T O N E P A V E R S D E C K C O N C R E T E S I T E G R A V E L A 100 existing site plan date: Scale = 1/16" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 RE F 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 0 8'16'32'4' P 4 3 I I I . A . H A L L A M S T R E E T 7 4 . 3 8 ' R I G H T - O F - W A Y A S P H A L T S U R F A C E F O U N D O R I G I N A L C I T Y B L O C K C O R N E R 1 " P I P E W / U N M A R K E D M E T A L C A P B L O C K 2 9 x x F O U N D N O . 5 R E B A R W / P L A S T I C C A P P . L . S . 1 4 1 1 1 F O U N D N O . 5 R E B A R W / P L A S T I C C A P P . L . S . 1 4 1 1 1 F O U N D N O . 5 R E B A R W / A L U M I N U M C A P P . L . S . 2 3 7 6 5TH STREET76.24' RIGHT-OF-WAYASPHALT SURFACE B L O C K 2 9 A L L E Y 2 0 . 6 9 ' R I G H T - O F - W A Y G R A V E L S U R F A C E S 7 4 °   1 9 '   2 6 " E       6 0 . 0 0 ' S15°  40'  34"W      100.00' N 7 4 °   1 9 '   2 6 " W       6 0 . 0 0 ' N15°  40'  34"E      100.00' 6 . 0 ' 2.7' 3 . 1 ' 1 1 . 3 ' 4.5'3.1' 2 . 8 ' 6.4' 3 . 2 ' 45.8'14.2' 2 4 . 2 ' 14.4' 5 . 9 ' 3.4' 6 . 5 ' 10.5' 8 . 8 ' 2 . 7 ' 15.3' 1 9 . 0 ' 27.1' 1 2 . 1 ' 5.0'3 . 1 ' 2.7' 0 . 1 ' 0 . 6 ' 0 . 5 ' 1 . 1 ' S 1 5 °   1 7 '   1 6 " E S I T E B A S I S O F B E A R I N G L O T S A & B , B L O C K 2 9 6 , 0 0 0 S Q F T 0 . 1 3 8 A C R E S W O O D F R A M E M U L T I - S T O R Y H O U S E 2 0 . 3 9 5 . 3 6 4 . 8 7 5 . 6 1 1 2 . 3 1 C I T Y O F A S P E N C O N T R O L M O N U M E N T N O . 9 6 T H & F R A N C I S L O T B L O T A L O T C L O T D L O T K L O T L F O U N D N O . 5 R E B A R W / A L U M I N U M C A P I L L E G I B L E CURB LINE (TYP.)LANDSCAPE TIMBE R LANDSCAPE TIMBER LANDSCAPE TIMBER L A N D S C A P E T I M B E R L A N D S C A P E T I M B E R BUILDING LINE L A N D S C A P E T I M B E R 7 ' X 3 ' S H E D 5. 3 ' X 6 . 3 ' O U T B U I L D I N G D U M P S T E R O N S K I D S N    74°13'37"  W  BASIS OF BEARING CITY OF ASPEN CONTROL MONUMENT NO. 207TH & FRANCIS P R O P E R T Y D E S C R I P T I O N L O T S A A N D B , B L O C K 2 9 C I T Y A N D T O W N S I T E O F A S P E N C O U N T Y O F P I T K I N , S T A T E O F C O L O R A D O I M P R O V E M E N T S U R V E Y P L A T O F : S H E E T 1 O F 1 5 3 3 W . H A L L A M L O T S C & D , B L O C K 8 9 , C I T Y A N D T O W N S I T E O F A S P E N , C O U N T Y O F P I T K I N , S T A T E O F C O L O R A D O N O T E S 1 ) D A T E O F F I E L D W O R K : J U N E 2 A N D 3 , 2 0 1 5 . 2 ) D A T E O F P R E P A R A T I O N : J U N E , 2 0 1 5 . 3 ) B A S I S O F B E A R I N G : A   B E A R I N G   O F   N   7 4 ° 1 3 ' 3 7 "   W   B E T W E E N   T H E   C I T Y   O F   A S P E N   M O N U M E N T   N O S .   9   A N D   2 0 ,   A S   S H O W N   O N   T H E   C I T Y O F A S P E N - G P S C O N T R O L M O N U M E N T A T I O N 2 0 0 9 M A P ( S E E N O T E N O . 4 , B E L O W ) . T H I S C R E A T E D A S I T E B A S I S O F B E A R I N G O F S   1 5 ° 1 7 ' 1 6 "   E B E T W E E N T H E N O R T H W E S T C O R N E R O F B L O C K 2 9 ( M O N U M E N T E D B Y A 1 " P I P E W I T H A N U N M A R K E D M E T A L C A P ) A N D T H E S O U T H E A S T C O R N E R O F L O T B ( M O N U M E N T E D W I T H A N O . 5 R E B A R W / P L A S T I C C A P , P . L . S . 1 4 1 1 1 ) . 4 ) B A S I S O F S U R V E Y ( D O C U M E N T S P E R C O U N T Y R E C O R D S ) : T H E O F F I C I A L M A P O F T H E C I T Y O F A S P E N , P R E P A R E D B Y G . E . B U C H A N A N , D A T E D D E C E M B E R 1 5 , 1 9 5 9 ; C I T Y O F A S P E N G P S C O N T R O L M O N U M E N T A T I O N M A P P R E P A R E D B Y M A R C I N E N G I N E E R I N G L L C , D A T E D D E C E M B E R 2 , 2 0 0 9 ; V A R I O U S D O C U M E N T S O F R E C O R D A N D T H E F O U N D M O N U M E N T S , A S S H O W N . 5 ) T H I S S U R V E Y D O E S N O T C O N S T I T U T E A T I T L E S E A R C H B Y S O P R I S E N G I N E E R I N G , L L C ( S E ) T O D E T E R M I N E O W N E R S H I P O R E A S E M E N T S O F R E C O R D . F O R A L L I N F O R M A T I O N R E G A R D I N G E A S E M E N T S , R I G H T S O F W A Y A N D / O R T I T L E O F R E C O R D , S E R E L I E D U P O N T H E A B O V E S A I D P L A T S D E S C R I B E D I N N O T E 4 A N D T H E T I T L E C O M M I T M E N T P R E P A R E D B Y P I T K I N C O U N T Y T I T L E , I N C . , C A S E N O . P C T 2 4 4 3 3 P , W I T H A N E F F E C T I V E D A T E O F J U N E 5 , 2 0 1 5 . 6 ) T H E L I N E A R U N I T U S E D I N T H E P R E P A R A T I O N O F T H I S P L A T I S T H E U . S . S U R V E Y F O O T A S D E F I N E D B Y T H E U N I T E D S T A T E S D E P A R T M E N T O F C O M M E R C E , N A T I O N A L I N S T I T U T E O F S T A N D A R D S A N D T E C H N O L O G Y . NOTICE: ACCORDING TO COLORADO LA W Y O U M U S T C O M M E N C E A N Y L E G A L ACTION BASED UPON ANY DEFECT IN TH I S S U R V E Y W I T H I N T H R E E Y E A R S AFTER YOU FIRST DISCOVER SUCH DEFE C T . I N N O E V E N T M A Y A N Y A C T I O N BASED UPON ANY DEFECT IN THIS SUR V E Y B E C O M M E N C E D M O R E T H A N T E N YEARS FROM THE DATE OF CERTIFICA T I O N S H O W N H E R E O N . S O P R I S E N G I N E E R I N G - L L C C I V I L C O N S U L T A N T S 5 0 2 M A I N S T R E E T , S U I T E A 3 C A R B O N D A L E , C O L O R A D O 8 1 6 2 3 ( 9 7 0 ) 7 0 4 - 0 3 1 1 S O P R I S E N G @ S O P R I S E N G . C O M G R K 6 / 1 1 / 2 0 1 5 - 1 5 1 2 6 . 0 1 - G : \ 2 0 1 5 \ 1 5 1 2 6 \ S U R V E Y \ S u r v e y D W G s \ 1 5 1 2 6 I S P . d w g V I C I N I T Y M A P S C A L E : 1 " = 2 0 0 0 ' S I G N L I G H T P O L E W I R E F E N C E W O O D E N F E N C E I R O N D E C O R A T I V E F E N C E G A S M E T E R E L E C T R I C M E T E R T E L E P H O N E P E D E S T A L C A T V P E D E S T A L E X I S T I N G C O N D I T I O N S L E G E N D 1 i n c h = f t . ( I N F E E T ) G R A P H I C S C A L E 0 1 0 1 0 2 0 1 0 4 0 5 I M P R O V E M E N T S U R V E Y P L A T I , M A R K S . B E C K L E R , H E R E B Y C E R T I F Y T O J O H N F . S W E E N E Y M A R I T A L T R U S T A N D P I T K I N C O U N T Y T I T L E , I N C . , T H A T T H I S I S A N “ I M P R O V E M E N T   S U R V E Y   P L A T ”   A S   D E F I N E D   B Y   C . R . S .   §   3 8 - ­ ‐ 5 1 - ­ ‐ 1 0 2 ( 9 ) ,   A N D   T H A T   I T   I S   A   M O N U M E N T E D   L A N D   S U R V E Y   S H O W I N G T H E C U R R E N T L O C A T I O N O F A L L S T R U C T U R E S , W A T E R C O U R S E S , W A T E R F E A T U R E S A N D / O R B O D I E S O F W A T E R , R O A D S , V I S I B L E U T I L I T I E S , F E N C E S , O R W A L L S S I T U A T E D O N T H E D E S C R I B E D P A R C E L A N D W I T H I N F I V E F E E T O F A L L B O U N D A R I E S O F S U C H P A R C E L , A N Y C O N F L I C T I N G B O U N D A R Y E V I D E N C E O R V I S I B L E E N C R O A C H M E N T S , A N D A L L E A S E M E N T S A N D R I G H T S O F W A Y O F A P U B L I C O R P R I V A T E N A T U R E T H A T A R E V I S I B L E , O R A P P A R E N T , O R O F R E C O R D A N D U N D E R G R O U N D U T I L I T I E S D E S C R I B E D I N P I T K I N C O U N T Y T I T L E , I N C . ' S T I T L E I N S U R A N C E C A S E N O . P C T 2 4 4 3 3 P , O R O T H E R S O U R C E S A S S P E C I F I E D O N T H E I M P R O V E M E N T S U R V E Y P L A T . _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ M A R K S . B E C K L E R L . S . # 2 8 6 4 3 F L A G S T O N E P A V E R S D E C K C O N C R E T E S I T E G R A V E L A 101 existing main level plan date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 RE F 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 0 4'8'16'2' P 4 4 I I I . A . A 102 existing upper level date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 RE F 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 0 4'8'16'2' P 4 5 I I I . A . H A L L A M S T R E E T 7 4 . 3 8 ' R I G H T - O F - W A Y A S P H A L T S U R F A C E F O U N D O R I G I N A L C I T Y B L O C K C O R N E R 1 " P I P E W / U N M A R K E D M E T A L C A P B L O C K 2 9 x x F O U N D N O . 5 R E B A R W / P L A S T I C C A P P . L . S . 1 4 1 1 1 F O U N D N O . 5 R E B A R W / P L A S T I C C A P P . L . S . 1 4 1 1 1 F O U N D N O . 5 R E B A R W / A L U M I N U M C A P P . L . S . 2 3 7 6 5TH STREET76.24' RIGHT-OF-WAYASPHALT SURFACE B L O C K 2 9 A L L E Y 2 0 . 6 9 ' R I G H T - O F - W A Y G R A V E L S U R F A C E S 7 4 °   1 9 '   2 6 " E       6 0 . 0 0 ' S15°  40'  34"W      100.00' N 7 4 °   1 9 '   2 6 " W       6 0 . 0 0 ' N15°  40'  34"E      100.00' 6 . 0 ' 2.7' 3 . 1 ' 1 1 . 3 ' 4.5'3.1' 2 . 8 ' 6.4' 3 . 2 ' 45.8'14.2' 2 4 . 2 ' 14.4' 5 . 9 ' 3.4' 6 . 5 ' 10.5' 8 . 8 ' 2 . 7 ' 15.3' 1 9 . 0 ' 27.1' 1 2 . 1 ' 5.0'3 . 1 ' 2.7' 0 . 1 ' 0 . 6 ' 0 . 5 ' 1 . 1 ' S 1 5 °   1 7 '   1 6 " E S I T E B A S I S O F B E A R I N G L O T S A & B , B L O C K 2 9 6 , 0 0 0 S Q F T 0 . 1 3 8 A C R E S W O O D F R A M E M U L T I - S T O R Y H O U S E 2 0 . 3 9 5 . 3 6 4 . 8 7 5 . 6 1 1 2 . 3 1 C I T Y O F A S P E N C O N T R O L M O N U M E N T N O . 9 6 T H & F R A N C I S L O T B L O T A L O T C L O T D L O T K L O T L F O U N D N O . 5 R E B A R W / A L U M I N U M C A P I L L E G I B L E CURB LINE (TYP.)LANDSCAPE TIMBE R LANDSCAPE TIMBER LANDSCAPE TIMBER L A N D S C A P E T I M B E R L A N D S C A P E T I M B E R BUILDING LINE L A N D S C A P E T I M B E R 7 ' X 3 ' S H E D 5. 3 ' X 6 . 3 ' O U T B U I L D I N G D U M P S T E R O N S K I D S N    74°13'37"  W  BASIS OF BEARING CITY OF ASPEN CONTROL MONUMENT NO. 207TH & FRANCIS P R O P E R T Y D E S C R I P T I O N L O T S A A N D B , B L O C K 2 9 C I T Y A N D T O W N S I T E O F A S P E N C O U N T Y O F P I T K I N , S T A T E O F C O L O R A D O I M P R O V E M E N T S U R V E Y P L A T O F : S H E E T 1 O F 1 5 3 3 W . H A L L A M L O T S C & D , B L O C K 8 9 , C I T Y A N D T O W N S I T E O F A S P E N , C O U N T Y O F P I T K I N , S T A T E O F C O L O R A D O N O T E S 1 ) D A T E O F F I E L D W O R K : J U N E 2 A N D 3 , 2 0 1 5 . 2 ) D A T E O F P R E P A R A T I O N : J U N E , 2 0 1 5 . 3 ) B A S I S O F B E A R I N G : A   B E A R I N G   O F   N   7 4 ° 1 3 ' 3 7 "   W   B E T W E E N   T H E   C I T Y   O F   A S P E N   M O N U M E N T   N O S .   9   A N D   2 0 ,   A S   S H O W N   O N   T H E   C I T Y O F A S P E N - G P S C O N T R O L M O N U M E N T A T I O N 2 0 0 9 M A P ( S E E N O T E N O . 4 , B E L O W ) . T H I S C R E A T E D A S I T E B A S I S O F B E A R I N G O F S   1 5 ° 1 7 ' 1 6 "   E B E T W E E N T H E N O R T H W E S T C O R N E R O F B L O C K 2 9 ( M O N U M E N T E D B Y A 1 " P I P E W I T H A N U N M A R K E D M E T A L C A P ) A N D T H E S O U T H E A S T C O R N E R O F L O T B ( M O N U M E N T E D W I T H A N O . 5 R E B A R W / P L A S T I C C A P , P . L . S . 1 4 1 1 1 ) . 4 ) B A S I S O F S U R V E Y ( D O C U M E N T S P E R C O U N T Y R E C O R D S ) : T H E O F F I C I A L M A P O F T H E C I T Y O F A S P E N , P R E P A R E D B Y G . E . B U C H A N A N , D A T E D D E C E M B E R 1 5 , 1 9 5 9 ; C I T Y O F A S P E N G P S C O N T R O L M O N U M E N T A T I O N M A P P R E P A R E D B Y M A R C I N E N G I N E E R I N G L L C , D A T E D D E C E M B E R 2 , 2 0 0 9 ; V A R I O U S D O C U M E N T S O F R E C O R D A N D T H E F O U N D M O N U M E N T S , A S S H O W N . 5 ) T H I S S U R V E Y D O E S N O T C O N S T I T U T E A T I T L E S E A R C H B Y S O P R I S E N G I N E E R I N G , L L C ( S E ) T O D E T E R M I N E O W N E R S H I P O R E A S E M E N T S O F R E C O R D . F O R A L L I N F O R M A T I O N R E G A R D I N G E A S E M E N T S , R I G H T S O F W A Y A N D / O R T I T L E O F R E C O R D , S E R E L I E D U P O N T H E A B O V E S A I D P L A T S D E S C R I B E D I N N O T E 4 A N D T H E T I T L E C O M M I T M E N T P R E P A R E D B Y P I T K I N C O U N T Y T I T L E , I N C . , C A S E N O . P C T 2 4 4 3 3 P , W I T H A N E F F E C T I V E D A T E O F J U N E 5 , 2 0 1 5 . 6 ) T H E L I N E A R U N I T U S E D I N T H E P R E P A R A T I O N O F T H I S P L A T I S T H E U . S . S U R V E Y F O O T A S D E F I N E D B Y T H E U N I T E D S T A T E S D E P A R T M E N T O F C O M M E R C E , N A T I O N A L I N S T I T U T E O F S T A N D A R D S A N D T E C H N O L O G Y . NOTICE: ACCORDING TO COLORADO LA W Y O U M U S T C O M M E N C E A N Y L E G A L ACTION BASED UPON ANY DEFECT IN TH I S S U R V E Y W I T H I N T H R E E Y E A R S AFTER YOU FIRST DISCOVER SUCH DEFE C T . I N N O E V E N T M A Y A N Y A C T I O N BASED UPON ANY DEFECT IN THIS SUR V E Y B E C O M M E N C E D M O R E T H A N T E N YEARS FROM THE DATE OF CERTIFICA T I O N S H O W N H E R E O N . S O P R I S E N G I N E E R I N G - L L C C I V I L C O N S U L T A N T S 5 0 2 M A I N S T R E E T , S U I T E A 3 C A R B O N D A L E , C O L O R A D O 8 1 6 2 3 ( 9 7 0 ) 7 0 4 - 0 3 1 1 S O P R I S E N G @ S O P R I S E N G . C O M G R K 6 / 1 1 / 2 0 1 5 - 1 5 1 2 6 . 0 1 - G : \ 2 0 1 5 \ 1 5 1 2 6 \ S U R V E Y \ S u r v e y D W G s \ 1 5 1 2 6 I S P . d w g V I C I N I T Y M A P S C A L E : 1 " = 2 0 0 0 ' S I G N L I G H T P O L E W I R E F E N C E W O O D E N F E N C E I R O N D E C O R A T I V E F E N C E G A S M E T E R E L E C T R I C M E T E R T E L E P H O N E P E D E S T A L C A T V P E D E S T A L E X I S T I N G C O N D I T I O N S L E G E N D 1 i n c h = f t . ( I N F E E T ) G R A P H I C S C A L E 0 1 0 1 0 2 0 1 0 4 0 5 I M P R O V E M E N T S U R V E Y P L A T I , M A R K S . B E C K L E R , H E R E B Y C E R T I F Y T O J O H N F . S W E E N E Y M A R I T A L T R U S T A N D P I T K I N C O U N T Y T I T L E , I N C . , T H A T T H I S I S A N “ I M P R O V E M E N T   S U R V E Y   P L A T ”   A S   D E F I N E D   B Y   C . R . S .   §   3 8 - ­ ‐ 5 1 - ­ ‐ 1 0 2 ( 9 ) ,   A N D   T H A T   I T   I S   A   M O N U M E N T E D   L A N D   S U R V E Y   S H O W I N G T H E C U R R E N T L O C A T I O N O F A L L S T R U C T U R E S , W A T E R C O U R S E S , W A T E R F E A T U R E S A N D / O R B O D I E S O F W A T E R , R O A D S , V I S I B L E U T I L I T I E S , F E N C E S , O R W A L L S S I T U A T E D O N T H E D E S C R I B E D P A R C E L A N D W I T H I N F I V E F E E T O F A L L B O U N D A R I E S O F S U C H P A R C E L , A N Y C O N F L I C T I N G B O U N D A R Y E V I D E N C E O R V I S I B L E E N C R O A C H M E N T S , A N D A L L E A S E M E N T S A N D R I G H T S O F W A Y O F A P U B L I C O R P R I V A T E N A T U R E T H A T A R E V I S I B L E , O R A P P A R E N T , O R O F R E C O R D A N D U N D E R G R O U N D U T I L I T I E S D E S C R I B E D I N P I T K I N C O U N T Y T I T L E , I N C . ' S T I T L E I N S U R A N C E C A S E N O . P C T 2 4 4 3 3 P , O R O T H E R S O U R C E S A S S P E C I F I E D O N T H E I M P R O V E M E N T S U R V E Y P L A T . _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ M A R K S . B E C K L E R L . S . # 2 8 6 4 3 F L A G S T O N E P A V E R S D E C K C O N C R E T E S I T E G R A V E L A 103 existing roof plan date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 12 : 12 12 : 12 1 2 : 1 2 12 : 1 2 7 : 12 7 : 1212 : 12 12 : 12 1 2 : 1 2 12 : 1 2 8.5 : 12 1 : 12 2.5 : 12 1 : 1 2 6 : 1 2 12 : 12 12 : 12 7 : 1 2 1 4 : 1 2 6 : 1 2 14 : 12 14 : 12 1 4 : 1 2 12 : 12 12 : 12 14 : 1 2 6 : 12 6 : 1 2 FL A T FLAT 12 : 1 2 12 : 1 2 0 4'8'16'2' P 4 6 I I I . A . A 104 existing elevations date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 SCALE: 1/8" = 1'-0"1 north elevation SCALE: 1/8" = 1'-0"2 east elevation 0 4'8'16'2' P 4 7 I I I . A . A 105 existing elevations date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 SCALE: 1/8" = 1'-0"1 south elevation SCALE: 1/8" = 1'-0"2 west elevation 0 4'8'16'2' P 4 8 I I I . A . A 106 existing perspectives date: Scale = 1:195.97 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 SESW NW NE P 4 9 I I I . A . A 107 existing perspective date: Scale = 1:93.27 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 W P 5 0 I I I . A . A 108 existing google street view north date: Scale = 1:163.81, 1:134.11, 1:142.65, 1:97.33 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 1 2 3 4 RE: A202 for perspective station points P 5 1 I I I . A . A 109 existing google street view west and south date: Scale = 1:153.89, 1:167.62, 1:126.68 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 5 6 7 RE: A202 for perspective station points P 5 2 I I I . A . A 300 existing main level plan areas date: Scale = 1/8" = 1'-0", 1:1.33 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 RE F 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 31 sq ft 197 sq ft 247 sq ft (Garage) 1,631 sq ft included excluded Area Legend Main Level square feet Included 1,859 Excluded 247 Total 2,106 Upper Level Included 594 Excluded 127 Total 721 TOTAL Included 2,453 Excluded 374 Total 2,827 A 301 existing upper level plan areas date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 1 2 3 4 5 6 7 8 9 1 0 1 1 1 2 1 3 42 sq ft access through wall panel & <30" vertical 376 sq ft 218 sq ft 47 sq ft (<30" vertical) 38 sq ft (<30" vertical) Floor areas calculated per City of Aspen Land Use Code Section 26.575. Note: included excluded Area Legend P 5 4 I I I . A . A 302 existing elevation areas (demolition) date: Scale = 1/8" = 1'-0", 1:1.33 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 117 sq ft 5 sq ft 58 sq ft68 sq ft 9 sq ft 13 sq ft 3 sq ft 7 sq ft 27 sq ft 6 sq ft 2 sq ft 38 sq ft 7 sq ft 2 sq ft 7 sq ft 3 sq ft 7 sq ft 30 sq ft 79 sq ft 716 sq ft 12 sq ft 6 sq ft Existing square feet Wall Area 2,485 Roof Area 3,210 Total 5,695 Area of Demolition Wall Area 1,934 Roof Area 2,263 Total 4,197 Percentage of Demolition Wall Area 78% Roof Area 70% Total 74% Additional Area Wall Area Roof Area A 303 existing elevation areas (demolition) date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 2 sq ft 16 sq ft 37 sq ft 28 sq ft 18 sq ft 16 sq ft14 sq ft 27 sq ft 122 sq ft56 sq ft 85 sq ft 38 sq ft 2 sq ft 5 sq ft 7 sq ft* 165 sq ft 26 sq ft 9 sq ft 31 sq ft 103 sq ft 61 sq ft 117 sq ft88 sq ft 145 sq ft 7 sq ft 16 sq ft 3 sq ft 2 sq ft 7 sq ft 6 sq ft 4 sq ft 4 A 303 3 A 303 historic non-historic Area Legend SCALE: 1/8" = 1'-0"3 south section SCALE: 1/8" = 1'-0"2 south elevation SCALE: 1/8" = 1'-0"4 north section SCALE: 1/8" = 1'-0"1 west elevation Although some walls are out of view in elevation the entire area is calculated and displayed. Note: P 5 6 I I I . A . A 304 existing roof areas (demolition) date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 1/18/16 78 78 34 89 117 120136 124 118 112 30 15 119135 217 123 31 235 152 61 118 160 7 40 7100 25 39 3838 114 310 7 12 63 historic non-historic Area Legend SCALE: 1/8" = 1'-0"1 roof plan - areas All roof areas are measured perpendicular to roof plane, this reflects actual surface area of each roof plane. Although portions of some roof planes are out of view, the entire surface is calculated. Note: P 5 7 I I I . A . 210.5 NW perspectives _ NO trees date: Scale = 1:137.23, 1:137.28 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 Garden Shed moved to this location. Plate height adjusted from 7'-6" to 6'-6". Overall height on west gable drops 1'-3". Floor to Floor height adjusted from 10'-6" to 10'-3" & facade breaks at floor level. Plate height adjusted from 7'-6" to 7'-3". Plate height adjusted from 7'-6" to 7'-0". 4 RE: A202 for perspective station points 4 02, June, 2016 25, July, 2016 P 5 8 I I I . A . A 211 proposed west and south perspectives NO trees date: Scale = 1:143.60, 1:186.28, 1:196.05 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 Garden Shed moved to this location. Plate height adjusted from 7'-6" to 6'-6". Overall height on west gable drops 1'-3". Facade breaks at floor level. 5 6 7 RE: A202 for perspective station points P 5 9 I I I . A . A 211 proposed west and south perspectives NO trees date: Scale = 1:180.97, 1:184.60, 1:143.60 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 02.June.2016 5 6 7 RE: A202 for perspective station points P 6 0 I I I . A . A 213 proposed west and south perspectives date: Scale = 1:184.60, 1:143.60, 1:188.83 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 5 6 7 RE: A202 for perspective station points P 6 1 I I I . A . A 213 proposed west and south perspectives date: Scale = 1:180.97, 1:184.60, 1:143.60 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 02.June.2016 5 6 7 RE: A202 for perspective station points P 6 2 I I I . A . A 207 proposed elevations date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 + 100' Main Level + 110 -3" Upper Level 25' height limit measured at north setback / wall + 100' Main Level + 110 -3" Upper Level 25' height limit measured at east setback / wall ridge eave point measured building height (1/3rd point btwn. ridge & eave) + 117 -3" Upper Level Plate Material Notes: (1) Existing - horizontal 6" clapboard siding, paint finish (2) Horizontal 4" clapboard siding, paint finish (3) Horizontal 8" clapboard siding , paint finish (4) Vertical wood siding, finish TBD. (5) Standing Seam metal roof (6) Granule faced membrane roof SCALE: 1/8" = 1'-0"1 north elevation SCALE: 1/8" = 1'-0"2 east elevation 0 4'8'16'2' 4 3 3 2 2 2 2 2 4 4 4 1 1 5 6 5 6 1 P 6 3 I I I . A . A 207 proposed elevations date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 02.June.2016 + 100' Main Level + 110 -6" Upper Level 25' height limit measured at north setback / wall + 100' Main Level + 110 -6" Upper Level 25' height limit measured at east setback / wall ridge eave point measured building height (1/3rd point btwn. ridge & eave) Material Notes: (1) Existing - horizontal 6" clapboard siding, paint finish (2) Horizontal 4" clapboard siding, paint finish (3) Horizontal 8" clapboard siding , paint finish (4) Vertical wood siding, finish TBD. (5) Standing Seam metal roof (6) Granule faced membrane roof SCALE: 1/8" = 1'-0"1 north elevation SCALE: 1/8" = 1'-0"2 east elevation 0 4'8'16'2' 4 3 3 2 2 2 2 2 4 4 4 1 1 5 6 5 6 P 6 4 I I I . A . A 208 proposed elevations date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 + 100' Main Level + 110 -3" Upper Level 25' height limit measured at south setback / wall + 116 -9" Upper Level Plate @ West Wall + 100' Main Level + 110 -3" Upper Level 25' height limit measured at west setback / wall ridge eave point measured building height (1/3rd point btwn. ridge & eave) + 116 -9" Upper Level Plate @ West Wall Material Notes: (1) Existing - horizontal 6" clapboard siding, paint finish (2) Horizontal 4" clapboard siding, paint finish (3) Horizontal 8" clapboard siding , paint finish (4) Vertical wood siding, finish TBD. (5) Standing Seam metal roof (6) Granule faced membrane roof SCALE: 1/8" = 1'-0"2 south elevation SCALE: 1/8" = 1'-0"1 west elevation 0 4'8'16'2' 3 2 4 1 5 6 5 4 4 4 22 2 2 1 5 1 P 6 5 I I I . A . A 208 proposed elevations date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 02.June.2016 + 100' Main Level + 110 -6" Upper Level 25' height limit measured at south setback / wall + 100' Main Level + 110 -6" Upper Level 25' height limit measured at west setback / wall ridge eave point measured building height (1/3rd point btwn. ridge & eave) Material Notes: (1) Existing - horizontal 6" clapboard siding, paint finish (2) Horizontal 4" clapboard siding, paint finish (3) Horizontal 8" clapboard siding , paint finish (4) Vertical wood siding, finish TBD. (5) Standing Seam metal roof (6) Granule faced membrane roof SCALE: 1/8" = 1'-0"2 south elevation SCALE: 1/8" = 1'-0"1 west elevation 0 4'8'16'2' 3 2 4 1 5 6 5 4 4 4 4 22 2 2 P 6 6 I I I . A . A 220 2 car garage option date: Scale = 1:132.37, 1:132.55 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 Second car parks within property line, on site. Second car parks within garage bay. P 6 7 I I I . A . A 203 proposed lower level date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 Guest room / Master Kitchen Entry Parlor C l o s e t Garage Entry Mudroom Bath / Closet F.P. P o r c h P o r c h Parking Space Gear Storage Living (Q) Study Powder L i g h t w e l l L i g h t w e l l Dining up dn Pantry Terrace Garden Shed Rec. Room Light Well Electrical Light Well Bath Guest Bedroom Crawl Space Media Room Laundry Mechanical Powder StorageStorage (K) Clst. Alt. Function Bar up 0 4'8'16'2' 2,193sq.ft. 7% of perimeter wall is exposed 153.5sq.ft. count per Land Use Code 26.575.020 P 6 8 I I I . A . A 204 proposed main level plan date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 79 1 3 7 9 1 2 79 1 4 79 1 5 W . H a l l a m S t . p r i n c i p a l = 1 0 ' p r i n c i p a l = 1 0 ' principal = 5' principal = 10' a c c e s s o r y = 5 ' a c c e s s o r y = 1 5 ' A l l e y Guest room / Master Kitchen Entry Parlor C l o s e t Garage Entry Mudroom Bath / Closet F.P. P o r c h P o r c h Parking Space Gear Storage Living (Q) Study Powder L i g h t w e l l L i g h t w e l l Dining up dn Pantry Terrace Garden Shed Garden Shed moved to this location. 0 4'8'16'2' 2,038sq.ft. count per Land Use Code 26.575.020 P 6 9 I I I . A . A 205 proposed upper level date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 Guest room / Master Kitchen Entry Parlor C l o s e t Garage Entry Mudroom Bath / Closet F.P. P o r c h P o r c h Parking Space Gear Storage Living (Q) Study Powder L i g h t w e l l L i g h t w e l l Dining up dn Pantry Terrace Garden Shed 12 : 12 12 : 12 12 : 1 2 1 2 : 1 2 12 : 12 12 : 12 12 : 1 2 1 2 : 1 2 F L A T FLAT FLAT FLAT L i g h t w e l l L i g h t w e l l FLAT Clst. Bedroom Bedroom Bedroom Bath Bath Clst. (K) (Q) (Q)Clst. DeckBath Clst. Deck dn Wall moved west 18" to create facade break. Wall moved south 18" to create facade break. 0 4'8'16'2' 1,002sq.ft. count per Land Use Code 26.575.020 3,193.5sqft. project total per Land Use Code 26.575.020 P 7 0 I I I . A . A 206 proposed roof plan date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 79 1 3 7 9 1 2 79 1 4 79 1 5 W . H a l l a m S t . p r i n c i p a l = 1 0 ' p r i n c i p a l = 1 0 ' principal = 5' principal = 10' a c c e s s o r y = 5 ' a c c e s s o r y = 1 5 ' A l l e y 12 : 12 12 : 12 12 : 1 2 1 2 : 1 2 12 : 12 12 : 12 12 : 1 2 1 2 : 1 2 F L A T FLAT FLAT FLAT 12 : 1 2 1 2 : 1 2 12 : 1 2 1 2 : 1 2 12 : 12 12 : 12 12 : 12 12 : 12 FLAT FLAT FLAT DECK DECK 12 : 1 2 1 2 : 1 2 L i g h t w e l l L i g h t w e l l FLAT 12 : 12 12 : 12 Garden Shed Garden Shed moved to this location. 0 4'8'16'2' P 7 1 I I I . A . A 203 2 CAR _ lower level date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 Guest room / Master Kitchen Entry Parlor C l o s e t Garage Entry Mudroom Bath / Closet F.P. P o r c h P o r c h G e a r S t o r a g e Living (Q) P o w d e r L i g h t w e l l L i g h t w e l l Dining up dn Pantry Terrace Garden Shed Rec. Room Light Well Electrical Light Well Bath Guest Bedroom Crawl Space Media Room Laundry Mechanical Powder StorageStorage (K) Clst. Alt. Function A / V s t o r a g e Bar up Exterior wall under 1 car garage option. 0 4'8'16'2' 2,259sq.ft. 7% of perimeter wall is exposed 158sq.ft. count per Land Use Code 26.575.020 P 7 2 I I I . A . A 204 2 CAR _ main level plan date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 79 1 3 7 9 1 2 79 1 4 79 1 5 W . H a l l a m S t . p r i n c i p a l = 1 0 ' p r i n c i p a l = 1 0 ' principal = 5' principal = 10' a c c e s s o r y = 5 ' a c c e s s o r y = 1 5 ' A l l e y Guest room / Master Kitchen Entry Parlor C l o s e t Garage Entry Mudroom Bath / Closet F.P. P o r c h P o r c h G e a r S t o r a g e Living (Q) P o w d e r L i g h t w e l l L i g h t w e l l Dining up dn Pantry Terrace Garden Shed Exterior wall under 1 car garage option. 0 4'8'16'2' 2,025sq.ft. count per Land Use Code 26.575.020 P 7 3 I I I . A . A 205 2 CAR _ upper level date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 Guest room / Master Kitchen Entry Parlor C l o s e t Garage Entry Mudroom Bath / Closet F.P. P o r c h P o r c h G e a r S t o r a g e Living (Q) P o w d e r L i g h t w e l l L i g h t w e l l Dining up dn Pantry Terrace Garden Shed 12 : 12 12 : 12 1 2 : 1 2 12 : 1 2 12 : 12 12 : 12 1 2 : 1 2 12 : 1 2 FL A T FLAT FLAT FLAT L i g h t w e l l Li g h t w e l l FLAT Clst. Bedroom Bedroom Bedroom Bath Bath Clst. (K) (Q) (Q)Clst. DeckBath Clst. Deck dn 0 4'8'16'2' 1,002sq.ft. count per Land Use Code 26.575.020 3,185sqft. project total per Land Use Code 26.575.020 P 7 4 I I I . A . A 206 2 CAR _ roof plan date: Scale = 1/8" = 1'-0" 229 Midland Ave., Basalt, Colorado 81621 patrick@studioleeds.com 970.279.1555 studio leeds architecture 533 W. Hallam 533 W. Hallam Aspen, CO 81621 project:1502 25.July.2016 79 1 3 7 9 1 2 79 1 4 79 1 5 W . H a l l a m S t . p r i n c i p a l = 1 0 ' p r i n c i p a l = 1 0 ' principal = 5' principal = 10' a c c e s s o r y = 5 ' a c c e s s o r y = 1 5 ' A l l e y 12 : 12 12 : 12 1 2 : 1 2 12 : 1 2 12 : 12 12 : 12 1 2 : 1 2 12 : 1 2 FL A T FLAT FLAT FLAT 12 : 1 2 12 : 1 2 12 : 1 2 12 : 1 2 12 : 12 12 : 12 12 : 12 12 : 12 FLAT FLAT FLAT DECK DECK 12 : 1 2 12 : 1 2 L i g h t w e l l Li g h t w e l l FLAT FLAT 12 : 12 12 : 12 0 4'8'16'2' P 7 5 I I I . A . 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 305-307 S. Mill Street –Final Major Development and Commercial Design Review, Growth Management Review, PUBLIC HEARING DATE: August 24, 2016 ______________________________________________________________________________ SUMMARY: 305-307 S. Mill Street is a 6,000 square foot lot which is currently occupied by the popcorn wagon, Grey Lady and Jimmy’s Bodega. The property is located within the Commercial Core Historic District. On September 30th, 2015, HPC granted Conceptual approval for a remodel and expansion of the existing structures on this lot. A notch in the center of the current structure will be filled in with an addition, and the building will be expanded on the north, in the area of the trellis. The new additions are lower in height than the existing building, an important result of the fact that this site is directly in the path of the Wheeler Opera House Viewplane towards Aspen Mountain. HPC’s Conceptual approval was Called Up for further review by Council, but the Commission’s decision was upheld. Final design approval and Growth Management review are needed before the project can proceed to building permit. Staff recommends approval with conditions. APPLICANT: 305-7 Mill Street LLC, represented by BendonAdams and ModifArchitecture. ADDRESS: 305-307 S. Mill Street, Units A, B, and C, Aspen Commercial Condominiums, City and Townsite of Aspen, Colorado. PARCEL ID: 2737-182-17-802 and 2737-182-17-003 through -005. ZONING: CC, Commercial Core. FINAL MAJOR DEVELOPMENT REVIEW & COMMERCIAL DESIGN 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 P76 IV.A. 2 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: Final review focuses on landscape plan, lighting, fenestration, and selection of new materials. The design guidelines for final review of this remodel in the Commercial Core Historic District are all stated within the “Commercial, Lodging and Historic District Design Objectives.” The applicable guidelines are listed in “Exhibit A.” The subject property is located on a block that contains no historic resources. Directly across the street is a row of Victorian era buildings including the Wheeler, the Motherlode and the Crystal Palace. The property is zoned Commercial Core and is therefore theoretically permitted a building up to 28 feet in height and a floor area of just over 12,000 square feet. However, the site is directly within the path of a viewplane which originates from the Wheeler Opera House and projects towards Aspen Mountain at a low angle. The applicant proposes a development no taller than 13’5” with a floor area of 4,400 square feet. At Conceptual, HPC set certain conditions of approval that required more detail at this hearing. The applicant was required to provide a roof plan with accurate representations of mechanical equipment, entirely limited to the 13’5” height and set back 15’ from the building facades. This has been accomplished. The application also shows an elevator overrun on the roof. At Conceptual, the proposal was no expansion to the existing basement area, which had access only by internal stair. The basement is now shown enlarged and an elevator is needed. The overrun complies with the height limit required by HPC. The design includes painted metal screens around the mechanical. Staff believes this complies with the design guidelines and is appropriate given the exposure of this roof to view from the pedestrian mall and the Wheeler. For Final, the applicant was also required to provide a more detailed analysis of Transportation impacts created by the new project. Redevelopment of the site requires the applicant to incorporate improvements to pedestrian and transit amenities, such as safety improvements, public bike racks, etc. Since Conceptual review, the Transportation Impact Analysis has been updated to reflect the additional basement space, and re-reviewed by the Engineering Department. There are limited physical improvements the applicant can make to the surrounding pedestrian area because the property is surrounded by mall, not streets. The proposal supported by Engineering and reflected in the application is for the applicant to mitigate for the 14.03 new vehicle trips per day calculated to be generated by this project, by addressing 5 trips with new bike racks or other improvements adjacent to the property and determined to be acceptable by the City, and a cash in lieu payment will be required for the balance of 9.03 trips. Regarding the design guidelines, staff finds that the project is successful as proposed. The one story height of the building provides variety within the downtown context. The drawings indicate multiple tenants and entry points from the street, which relates well to Aspen’s historic commercial buildings. The building features engaging storefronts. Part of the retained building is to be clad with wood siding, a typical downtown material. The applicant also proposes to create green walls. The new additions are glass and metal, reminiscent of surrounding historic P77 IV.A. 3 storefronts. This is a successful response to the goal to create new buildings that address context but also make an interesting contribution to the architectural environment. Staff has provided a proposed resolution of approval. The recommended conditions include several topics that were addressed at Conceptual, but need an update. Regarding parking, the proposed larger basement results in a requirement for 4.97 (previously 0.91) parking spaces. The site has no on-site parking now and there is no way to provide parking that meets code requirements without alley access. The applicant has the right to mitigate parking with a cash in lieu payment of $30,000 per space. Redevelopment of this site requires the provision of an on-site public amenity space, or a cash in lieu payment equal to 25% of the area of the lot. This topic was reviewed at Conceptual and the applicant was approved to provide some of their mitigation on site in the form of physical space that qualifies as public amenity (at grade, open to the sky, etc.) with the remaining balance to be cash in lieu. On-site space represented in the attached plans equals 834.5, just as shown previously. Now, instead of providing the balance as a cash in lieu payment to the City, which was the proposal at Conceptual, the plan is for the applicant to provide an equivalent monetary value in the form of enhancements immediately adjacent to this site. That is allowable and incorporated in the recommended conditions of approval. Please note that the applicant slightly under-calculated the public amenity mitigation that was due at the time of Conceptual. The corrected amount is reflected in the resolution. Finally, while HPC approved a utility, delivery, trash service area at Conceptual, staff made a typographical error in the memo when describing the approved dimension. A correction is provided in the Final resolution. Referral comments provided by other departments that are important considerations for building permit are also listed as conditions. GROWTH MANAGEMENT All development applications for growth management review shall comply with the following standards. The reviewing body shall approve, approve with conditions or deny an application for growth management review based on the following generally applicable criteria and the review criteria applicable to the specific type of development: 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. 2. The proposed development is compatible with land uses in the surrounding area, as well as with any applicable adopted regulatory master plan. 3. The development conforms to the requirements and limitations of the zone district. P78 IV.A. 4 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Planned Development – Project Review approval, as applicable. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%) of the additional free-market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. STAFF RESPONSE: This application generates 3,449 square feet of new net leasable area which must be mitigated according to the criteria listed above. It is calculated that mitigating for 60% of the employee generation impact, as required by the criteria, means that the housing needs of 7.47 FTE (full time employees) must be addressed. The applicant will mitigate by providing an equal amount of housing credits generated by qualifying projects in other areas of town. Credits must be provided at time of building permit issuance. ______________________________________________________________________________ P79 IV.A. 5 The HPC may: • approve the application, • approve the application with conditions, • disapprove the application, or • continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. ______________________________________________________________________________ RECOMMENDATION: Staff recommends HPC grant Conceptual Major Development, Conceptual Commercial Design Review and Growth Management approval with the following conditions: 1. As noted through HPC Resolution #27, Series of 2017, approval for the development has been granted subject to the conditions that: • All future rooftop mechanical equipment, including vents and ducts, shall not exceed a height of 13’5” and must be setback 15’ from the street facing façades of the building. • Cash in lieu is required for mitigation of 4.97 spaces, as calculated in accordance with the Land Use Code. • The applicant is required to provide 834.5 square feet of qualified public amenity space on-site. To satisfy the remaining obligation of 673.25 square feet the applicant will provide off-site mitigation, with design approval by appropriate departments during building permit review. The final calculation of existing and proposed public amenity shall be confirmed by the Zoning Officer at the time of building permit review, in accordance with the Land Use Code. • The project is approved to provide a dedicated utility, delivery and trash service area measuring 10’wide x 30’d x 10’h. 2. The applicant will mitigate for 7.47 FTE’s generated by the new development by providing an equal amount of housing credits at time of building permit issuance. 3. At building permit, the applicant will mitigate for the 14.03 new vehicle trips per day calculated to be generated by this project, by addressing 5 through the provision of new bike racks or other improvements determined to be acceptable by the City adjacent to the property, and a cash in lieu payment for the balance of 9.03 trips. 4. The Engineering Department requires that all roof drains must be disconnected from the sanitary sewer line. The project will be required to treat the Water Quality Capture Volume. A green roof is a viable option. The applicant must ensure that runoff is not being directed onto the mall, which would increase icing and drainage issues. This will need to be taken into account during the construction design process. P80 IV.A. 6 5. City Standards require all transformers to be located within property boundaries. Load calculation forms must be provided to the Utilities Department for review prior to submitting for building permit, to determine if existing transformers are sufficient or if a new transformer may be required on site. 6. The Aspen Consolidated Sanitation District requires that, even if the commercial spaces are tenant finish, interceptors will be required as part of the building permit if food processing establishments are anticipated. Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. Below grade development may require installation of a pumping system. One tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. The glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. Soil Nails are not allowed in the public ROW above ASCD main sewer lines and within 3 feet vertically below an ACSD main sewer line. 7. The applicant must be aware that the Parks Department creates temporary snow storage west of the mall fountain. Any circulation impacts caused by this should be taken into consideration in advance by the applicant. EXHIBITS: RESOLUTION #__, SERIES OF 2016 A. Relevant Design Guidelines B. Application Exhibit A, Relevant Design Guidelines 6.36 The detailed design of the building façade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following: The fenestration grouping The modeling of the façade The design framework for the first floor storefront Variation in architectural detail and/or the palette of façade materials 6.37 Divide a larger building into “modules” that are similar in width to buildings seen historically. Where a building is planned to exceed one lot width, use a change in design features to suggest the traditional building widths. Changes in façade material, window design, façade height or decorative details are examples of techniques that should be used. These variations should be expressed throughout the depth of the structure, including its roof, such that the composition appears to be a collection of smaller buildings. P81 IV.A. 7 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street façade. All of the following should be addressed: The design and definition of the traditionally tall first floor T h e proportions of the upper level fenestration pattern The completion of the sheer street façade(s) with capping cornice or other horizontal modeling 6.39 A building should reflect the three dimensiona l characteristics of the street façade in the strength and depth of modeling, fenestration and architectural detail. 6.40 Maintain the repetition of similar shapes and details along the block. Upper story windows should have a vertical emphasis. In general, they should be twice as tall as they are wide. Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. 6.41 Maintain the pattern created by recessed entry ways that are repeated along a block. Set the door back from the front façade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians. Where entries are recessed, the building line at the sidewalk edge should be maintained by the upper floor(s). Use transoms over doorways to maintain the full vertical height of the storefront. 6.42 The general alignment of horizontal f e a t u r e s o n building fronts should b e maintained. Typical elements that align include window moldings , tops of display windows, cornices, copings and parapets at the tops of buildings. When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the façade elements. 6.47 The first floor façade and retail frontage should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials. The framework for the first floor of the façade, as identified in architectural tradition as characteristic first floor design. An entryway, door and transom light designed to use the full storefront height. A distinct change in the palette of materials used for the first floor design framework. The depth and strength of the modeling of elements and details. 6.49 Incorporate an airlock entry into the plan for all new structures. An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. Adding temporary entries during the winter season detracts from the character of the historic district. Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. P82 IV.A. 8 6.50 Window area along the first floor shall be a minimum of 60% of exterior street façade area when facing principal street(s). 6.51 A building shall be designed to maintain or create the character and transparency of the traditional street level retail frontage. This shall be achieved using more than one of the following: A traditional recessed retail entrance Retail display cases Appropriately designed signage and lighting 6.52 Design of the first floor storefront should include particular attention to the following: The basic elements and proportions of storefront design Depth and strength of modeling The palette of materials and finishes used in both the structural framework and the storefront window The concentration of architectural detail to ensure a rich visual experience The careful and complementary use of signage and lettering to enhance the retail and downtown character The careful use of lighting to accentuate visual presence. 6.53 Side and rear building façades should be designed and articulated to reduce the apparent scale of the building and create visual interest. 6.54 Side and rear façades providing retail frontage shall include a distinct definition of the first floor, fenestration, design articulation, and/or display cases. 6.55 Retail frontage facing onto side courts or re ar alleys should follow similar design principles to street frontage, adjusted for the scale of the space. 6.58 The roofscape should be designed with the same design attention as the secondary elevations of the building. Group and screen mechanical units from view. Locate mechanical equipment to the rear of the roof area. Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. Use materials which complement the design of the building façades Design roof garden areas to be unobtrusive from the street. Use 'green roof' design best practice, where feasible. 6.59 High quality, durable materials should be employed. The palette of materials proposed for all developme nt should be specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 6.60 Building materials should have these features: Convey the quality and range of materials seen historically Reduce the scale and enhance visual interest P83 IV.A. 9 Convey human scale Have proven durability and weathering characteristics within this climate 6.61 The palette of materials used for new buildings within the core should reflect the predominantly masonry (brickwork and natural stonework) palette of this area. 6.62 A building or additions to a building should reflect the quality and the variation traditionally found in these materials within the central commercial core. 6.63 Where contemporary materials are used they shall be: High quality in durability and finish Detailed to convey a human scale Compatible with a traditional masonry palette 6.65 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. 14.6 Exterior lights should be simple in character and similar in color and intensity to that used traditionally. The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. Unshielded, high intensity light sources and those which direct light upward will not be permitted. Shield lighting associated with service areas, parking lots and parking structures. Timers or activity switches may be required to prevent unnecessary sources of light by controlling the length of time that exterior lights are in use late at night. Do not wash an entire building facade in light. Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. Avoid duplicating fixtures. For example, do not use two fixtures that light the same area. 14.14 Minimize the visual impacts of service areas as seen from the street. When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. This includes locations for trash containers and loading docks. Service areas should be accessed off of the alley, if one exists. 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. Mechanical equipment or vents on a roof must be grouped together to minimize their visual impact. Where rooftop units are visible, provide screening with materials that are compatible with those of the building itself. Screen ground-mounted units with fences, stone walls or hedges. P84 IV.A. 10 A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. Use low-profile mechanical units on rooftops so they will not be visible from the street or alley. Also minimize the visual impacts of utility connections and service boxes. Use smaller satellite dishes and mount them low to the ground and away from front yards, significant building facades or highly visible roof planes. Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. P85 IV.A. Historic Preservation Commission Resolution #__, Series of 2016 Page 1 of 4 RESOLUTION #__ (SERIES OF 2015) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING FINAL MAJOR DEVELOPMENT, FINAL COMMERCIAL DESIGN AND GROWTH MANAGEMENT APPROVAL FOR 305 S. MILL STREET, UNITS A, B, AND C, ASPEN COMMERCIAL CONDOMINIUMS, CITY OF ASPEN, PITKIN COUNTY, COLORADO Parcel ID: 2737-182-17-802 and 2737-182-17-003 through -005 WHEREAS, the Community Development Department received an application from 305-7 Mill Street LLC (Applicant), represented by BendonAdams and ModifArchitecture for the following land use review approvals: • Conceptual Major Development Review, pursuant to Land Use Code Section 26.415; • Conceptual Commercial Design Review, pursuant to Land Use Code Section 26.412; • Growth Management, pursuant to Land Use Code Section 26.470; and WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect on the day of initial application – May 4, 2015, as applicable to this Project; and, WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Environmental Health Department, Parks Department, Parking Department, Public Works Department, and the Transportation Department as a result of the Development Review Committee meeting; and, WHEREAS, the Aspen Community Development Department reviewed the proposed Application and recommended approval with conditions; and, WHEREAS, pursuant to Chapter 26.304, Common Development Review Procedures, and Section 26.304.060.B.4, Modification of Review Procedures, all other necessary land use reviews, as identified herein, have been combined to be considered by the Historic Preservation Commission at a duly noticed public hearing after considering recommendations by the Community Development Director and relevant referral agencies; and, WHEREAS, such combination of review procedures was done to ensure clarity of review, was accomplished with all required public noticing provided as evidenced by an affidavit of public noticing submitted to the record, and the public was provided a thorough and full review of the proposed development; and, WHEREAS, the Historic Preservation Commission reviewed the Application at a duly noticed public hearing on August 24, 2016, during which time the recommendations of the Community Development Director and comments from the public were requested and heard by the Historic Preservation Commission; and, WHEREAS, during a duly noticed public hearing on August 24, 2016, the Historic Preservation Commission approved Resolution #__, Series of 2015, by a __ to __ vote, granting P86 IV.A. Historic Preservation Commission Resolution #__, Series of 2016 Page 2 of 4 final design approvals and growth management approval, with the recommended conditions of approval listed hereinafter. NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1:Approvals Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grants Final Major Development approval, Final Commercial Design approval and Growth Management approval with the following conditions: 1. As noted through HPC Resolution #27, Series of 2017, approval for the development has been granted subject to the conditions that: • All future rooftop mechanical equipment, including vents and ducts, shall not exceed a height of 13’5” and must be setback 15’ from the street facing façades of the building. • Cash in lieu is required for mitigation of 4.97 spaces, as calculated in accordance with the Land Use Code. • The applicant is required to provide 834.5 square feet of qualified public amenity space on-site. To satisfy the remaining obligation of 673.25 square feet the applicant will provide off-site mitigation, with design approval by appropriate departments during building permit review. The final calculation of existing and proposed public amenity shall be confirmed by the Zoning Officer at the time of building permit review, in accordance with the Land Use Code. • The project is approved to provide a dedicated utility, delivery and trash service area measuring 10’wide x 30’d x 10’h. 2. The applicant will mitigate for 7.47 FTE’s generated by the new development by providing an equal amount of housing credits at time of building permit issuance. 3. At building permit, the applicant will mitigate for the 14.03 new vehicle trips per day calculated to be generated by this project, by addressing 5 through the provision of new bike racks or other improvements determined to be acceptable by the City adjacent to the property, and a cash in lieu payment for the balance of 9.03 trips. 4. The Engineering Department requires that all roof drains must be disconnected from the sanitary sewer line. The project will be required to treat the Water Quality Capture Volume. A green roof is a viable option. The applicant must ensure that runoff is not being directed onto the mall, which would increase icing and drainage issues. This will need to be taken into account during the construction design process. P87 IV.A. Historic Preservation Commission Resolution #__, Series of 2016 Page 3 of 4 5. City Standards require all transformers to be located within property boundaries. Load calculation forms must be provided to the Utilities Department for review prior to submitting for building permit, to determine if existing transformers are sufficient or if a new transformer may be required on site. 6. The Aspen Consolidated Sanitation District requires that, even if the commercial spaces are tenant finish, interceptors will be required as part of the building permit if food processing establishments are anticipated. Old service lines must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. Below grade development may require installation of a pumping system. One tap is allowed for each building. Shared service line agreements may be required where more than one unit is served by a single service line. Permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. The glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. Soil Nails are not allowed in the public ROW above ASCD main sewer lines and within 3 feet vertically below an ACSD main sewer line. 7. The applicant must be aware that the Parks Department creates temporary snow storage west of the mall fountain. Any circulation impacts caused by this should be taken into consideration in advance by the applicant. Section 2: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department and the Historic Preservation Commission are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: 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 4: 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. Section 5: The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to P88 IV.A. Historic Preservation Commission Resolution #__, Series of 2016 Page 4 of 4 properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 305/307 S. Mill Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. FINALLY, adopted, passed and approved this 24th day of August 2016. Approved as to form: Approved as to content: __________________________ ______________________________ Debbie Quinn, Assistant City Attorney Willis Pember, Chair Attest: _______________________________ Kathy Strickland, Deputy Clerk P89 IV.A. City of Aspen Amy Simon Historic Preservation Officer 130 S. Galena St. Aspen, CO 81611 August 10, 2016 Major Development Final Review, Commercial Design Standards Final Review, and Growth Management Application for 305-7 S. Mill Street. Dear Amy, Please accept this application for Major Development (Final) review, as well as approvals for Final Commercial Design Review, and Growth Management Review to remove a portion of the existing commercial buildings and redevelop the property located at 305/307 South Mill Street. This 6,031 square foot lot is not on the City of Aspen Inventory of Historic Landmark Sites and Structures (the Inventory), but is located within the Commercial Core Historic Overlay District. The property is comprised of Lots H and I of Block 82, legally described as Aspen Commercial Condo, Units A, B, and C, City & Townsite of Aspen (parcel IDs 2737-182-17-802, 2737-182-17-003, 2737-182-17-004, 2737-182-17-005. Conceptual Major Development, Conceptual Commercial Design Review, Demolition and Viewplane Review approvals were granted on September 30, 2015 via HPC Resolution 27, Series of 2015. Notice of Call up was provided to City Council on November 9, 2015 at which time the project was called up. The call up hearing was concluded on December 14P th P with a decision to uphold HPC Resolution 27, Series of 2015. Conditions of approval include: Section 1: Approvals …The applicant must submit a more detailed Transportation Impact Analysis for Final Review. A detailed TIA is included in the application. Section 2: Viewplane Exemption Viewplane Exemption is granted pursuant to Land Use Code Section 26.435.050.C.1 … all future rooftop mechanical equipment, including vents and ducts, shall not exceed a height of 13’5”, which is the maximum height of existing development on the site, and must be setback 15’ from the street facing facades of the building. A roof plan is required at Final review. The proposed project is consistent with the Conceptual Design approvals with the exception that the basement is proposed to be larger than represented at Conceptual review which necessitates the addition of an elevator. After receiving conceptual approval, the applicant reexamined the feasibility of the project and decided to request a larger basement space. An elevator overrun that meets the HPC established height limit of 13’5” is proposed and is located in the center of the building which is significantly setback P90 IV.A. Page 2 of 19 305-7 S. Mill Final Reviews from the façade. The smaller basement space (labelled storage) proposed near the Wheeler Opera House is not required to have an elevator. Because this is an existing building, the International Building Code allows a chair lift to be installed rather than a full elevator. Allowing useable basement space is aligned with recent City Council comments about lower and upper level commercial spaces being important to a healthy commercial mix downtown. An upper floor is not an option in this location due to the approved 13’5” height limit. A roof plan is proposed in the application. The plan shows all mechanical at 13’5” or lower, and 15’ setback from street facing facades of the building. The application includes painted metal screening of the mechanical areas to organize the rooftop equipment and to help mitigate visual impacts from the malls and from the Wheeler. In addition, the applicant requests approval to provide off-site public amenity rather than cash-in-lieu payment. Onsite public amenity equal to 834 sf is still provided. The proposed off-site amenity is in the form of right of way improvements including tree plantings in the right of way. There is no impact to the site plan or approved conceptual design, this only changes the form of mitigation and essentially who is responsible for the impact (the applicant in the case of off-site improvements or the City in the case of cash-in-lieu). The off-site amenity improvements will probably exceed the cash in lieu amount previously approved by HPC during Conceptual review. This application is submitted pursuant to the following sections of the Aspen Land Use Code (the Code) by 305-7 Mill Street LLC, the owner of the property: 26.304, Common Development Review Procedures, including 26.304.060(B)(1), Combined Reviews; 26.412, Commercial Design Review; 26.415.070, Historic Preservation;26.470 Growth Management; 26.515, Parking; 26.575.030, Public Amenity; 26.610, Impact Fees; 26.630, Transportation Impact Analysis Guidelines; and 26.710.140, Commercial Core (CC) Zone District. The application is divided into three sections: Section I describes the existing conditions of the project site and environs. Section II outlines the applicant’s proposed development and Section III addresses the proposed development’s compliance with the applicable review criteria of the Code. For the reviewer’s convenience, all pertinent supporting documents are provided in the various exhibits to the application, as follows: • Exhibit 1: Land Use Application, Dimensional Requirements Form, and Homeowners Association Compliance Form; • Exhibit 2: Pre-Application Conference Summary; • Exhibit 3: Proof of the Applicant’s Ownership and Authority; • Exhibit 4: Authorization for BendonAdams, LLC to represent the applicant; • Exhibit 5: Vicinity Map; • Exhibit 6: Transportation Impact Analysis; • Exhibit 7: An executed application fee agreement; • Exhibit 8: HPC Resolution 27, Series of 2015; • Exhibit 9: HPC Meeting Minutes from September 30, 2015; and • Exhibit 10: Mailing addresses of record for all property owners located within 300 feet of the subject property. • Exhibit 11: Drawings, material sheets, streetscape, survey In addition, existing conditions are depicted on a survey and various plans that accompany this application. Similarly, all proposed development is depicted on the accompanying architectural plans P91 IV.A. Page 3 of 19 305-7 S. Mill Final Reviews prepared by ModifArchitecture. Please let me know if there is any additional information that you need to perform your review. Sincerely, Chris Bendon, AICP BendonAdams, LLC 300 So. Spring St., #202 Aspen, CO 81611 chris@bendonadams.com P92 IV.A. Page 4 of 19 305-7 S. Mill Final Reviews USection I: Existing Conditions The 6,031 square foot 305-7 S. Mill Street property is on the Mill Street Mall that runs between the malls on Hyman and Cooper Avenues. This location on the southwest corner of Hyman Avenue and South Mill Street is in the Commercial Core Historic District, across the street from the Wheeler Opera House. The existing development on the property includes three (3) non-historic commercial buildings that currently house Jimmy’s Bodega, the Grey Lady and the popcorn wagon. The subject property, which is located on the Mill Street Mall, sits between the Wild Fig restaurant, the mall fountain, the “tooth” park, and Wagner Park. The platted alley to the rear/south of the property is not open to vehicular or bicycle traffic; instead it is the pedestrian walkway link from the Mill Street Mall to Monarch Street. The existing buildings, while only one-story in height, include significant mechanical equipment, ducting, and venting flues on their roofs. The structures do not cover the entire lot, as there is a private restaurant courtyard between the two structures as well as the old fire-pit area at the northeast corner (which has been covered by a trellis structure and, until recently, had been enclosed for private restaurant seating). There is no off-street parking associated with the existing uses. The property contains 22% public amenity space, most of which is below a trellis structure and next to the popcorn wagon. Trash and recycling are stored on-site but in a location that is not accessible from the street or platted alley; instead, trash and recycling must be hauled out to Hyman Avenue. Code Section 26.515.030 provides that the existing commercial use generates an off-street parking requirement of one (1) space for every 1,000 square feet of net leasable area, or 4.97 off-street spaces for the 4,970 square feet of existing net leasable area (3,557 square feet on the ground floor and an addition 1,413 square feet below grade). With no dedicated parking, the property maintains an off-street parking deficit of 4.97 spaces. USection II: Project Description/The Proposal The applicant requests the following of the HPC: Final approval of a Major Development, Final Commercial Design Review approval, and Growth Management approval. All applications for Final approval of a Major Development must receive a determination of consistency with the City of Aspen Historic Preservation Design Guidelines (hereinafter “the Guidelines”). Although not historically significant itself, since the subject property is located in the Commercial Core Historic District, final approval of the proposed design requires a finding of consistency in terms of material, fenestration, architectural details, landscaping and lighting. with the Commercial, Lodging and Historic District Design Objectives and Guidelines (the “Commercial Guidelines”). The current proposal envisions a one-story building with commercial space on street level and lower level. The proposal fully complies with the Commercial Core zoning. This is the final step in the Land Use review process to gain entitlements for the project. The proposal is fully depicted on the accompanying architectural plans and renderings prepared by Modif Architecture. The proposed development will contain 3,798.3 square feet of commercial net leasable area NLA) on the ground floor, and 4,620 square feet of NLA on the lower level. This total/combined NLA of 8,419 square feet carries an off-street parking requirement of 3.45 spaces (8.42 spaces at one space per every 1,000 square feet of net leasable area, minus the existing off-street parking deficit of 4.97 spaces), which will be completely satisfied through the payment of cash-in-lieu as allowed by right pursuant to Code Section 26.515.030. The payment-in-lieu of parking will be due and payable at the time of building permit issuance for the redevelopment. At the currently codified rate of $30,000, which may be amended, the payment due would be $103,500 ($30,000 x 3.45 spaces). P93 IV.A. Page 5 of 19 305-7 S. Mill Final Reviews The Dimensional Requirements of the underlying CC Zone District in comparison with the proposed redevelopment, given the description of the project provided above as well as the accompanying plans, is detailed below to show the project’s conformity with all applicable requirements. Dimensional Requirements Comparison Table CC Zoning & The Proposed Redevelopment DIMENSIONAL REQUIREMENT COMMERCIAL CORE ZONE DISTRICT PROPOSED REDEVELOPMENT Minimum Gross Lot Area No requirement 6,031 square feet Minimum Net Lot Area per Dwelling Unit No requirement N/A Minimum Lot Width No requirement 60 feet Minimum Front Yard Setback No requirement No requirement (None) Minimum Side Yard Setback No requirement No requirement (None) Minimum Rear Yard Setback No requirement No requirement (None) Minimum Utility/Trash/Recyc AreaP 1 20’W x 15’D x 10’H P 1 10’W x 30’D x 10’H P 1 Maximum Height P 2 For properties on the south side street, twenty-eight (28) feet for two-story elements P 2 13‘5” P 2 Minimum floor to floor heigh Minimum first floor to Second floor: thirteen (13) feet. Minimum upper floor-ceiling height: nine (9) feet N/A: one story building Minimum Distance between Buildings on the Lot No requirement N/A Public Amenity SpaceP 3 26% (1,614 square feet)P 3 834.5 square feet onsite and 673.25 square feet mitigated through of improvements per Code Sections 26.575.030.C.4.P 3 Floor Area Ratio (FAR) 2:1 for Commercial Uses 0.73:1 (about 4,400 sf, plus a margin of error since allowable is 2:1) DIMENSIONAL REQUIREMENTS NOTES: P 1 P: Environmental Health Department preliminarily found that the proposed size satisfies the requirements of Chapter 12.10 during Conceptual Design Reviews and included in Resolution 27, Series of 2015, Section 6: Utility, Delivery and Trash Service. The3approved conceptual plans show P94 IV.A. Page 6 of 19 305-7 S. Mill Final Reviews a trash area that is 300 sf and is 10’ W x 30’ D x 10’ H; however, the conceptual resolution included an incorrect dimension of 15’ W. The approved conceptual plans represented during the call-up procedure are consistent with this final application and the 10’ L dimension. P 2 P : The height limit on the subject property is effected by the Wheeler Opera House Mountain Viewplane, and was granted an exemption via Resolution 27, Series of 2015, Section 2: Viewplane Exemption.. P 3 P : Pursuant to Code Section 26.575.030.B., 25% of the area of the 6,031 square foot parcel shall be provided as public amenity or 1,507.75 sf. Resolution 27 granted public amenity approval for both onsite and cash in lieu provisions. The applicant proposes off-site improvements equal to or in excess of the cash in lieu amount, rather than mitigate through cash in lieu. Section III: Review Requirements A. Common Development Review Procedures and Combined Reviews Section 26.304.060.B(1) of the Code discusses combined reviews and states that, The procedures for reviewing development plans and applications where more than one (1) development approval is being sought simultaneously may be combined or modified whenever the Community Development Director determines, in consultation with the applicant, that such combination or modification would eliminate or reduce duplication and ensure economy of time, expense and clarity; provided, however, that all public noticing normally associated with the subject development application(s) is maintained and that a thorough and full review of the application and proposed development as otherwise required by this Title is achieved. It is proposed that the associated Final Commercial Design Review, Growth Management review, and other requests made herein all be combined and made part of the Final Major Development Review and approval by the HPC. B. Final Approval of a Major Development Code Section 26.415.070 addresses development involving non-historic property located within a historic district, such as the subject site. Said Code section provides that, No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. The proposed redevelopment of 305-7 South Mill Street is considered a major development because it involves demolition of non-historic structures and the development of a new structure in a historic district. The procedures for the review of major development projects include a two-step process requiring approval by the HPC of a conceptual development plan and then a final development plan. A conceptual development plan has been approved by HPC via Resolution 27, Series of 2015 and upheld by City Council during the Call Up hearing on December 14, 2015. All applications for Conceptual and Final approval of a Major Development project must receive a determination of consistency with the City of Aspen Historic Preservation Design Guidelines (the “HP Guidelines”) to be approved by the HPC. P95 IV.A. Page 7 of 19 305-7 S. Mill Final Reviews Major changes to the Historic Preservation Design Guidelines were adopted in early 2016 and are currently in place. This project is subject to the HP Guidelines in place at the time of initial Land Use application submittal on September 21, 2015. Regardless, the application seeks to comply with the current HP Guidelines of which only Chapter 12, Architectural Lighting, Mechanical Equipment, Service Areas and Signage, is applicable to this property. The new HP Guidelines no longer have a Chapter on the Commercial Core Historic District; rather, the Commercial, Lodging and Historic District Design Objectives and Guidelines for the Commercial Core Historic District apply to development in the Core. The appropriate design objectives and guidelines are discussed below in the Commercial Design Review section of this application. The proposed redevelopment of 305-7 S. Mill Street will retain and enhance the existing half-round arch that is included on the AspenModern list, even though the applicant is not participating in the AspenModern process, volunteering for designation, or requesting historic benefits or incentives. Additions to the arch are one story in height and are complimentary to the Modern style through materials and simple detailing. Reworking the façade facing Wagner Park, replacing the public amenity space currently occupied by the Grey Lady, and cleaning up the trash/delivery area and rooftop mechanical area are all exceptional aspects to this project that contribute to and improve the downtown experience. Compliance with Chapter 12, Architectural Lighting, Mechanical Equipment, Service Areas and Signage, is provided below: 21T12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. • 2TAll new construction must comply completely with the International Building Code (IBC) for accessibility. Special provisions for historic buildings exist in the law that allow some flexibility when designing solutions which meet accessibility standards. 21TThe proposed new building intends to meet all IBC requirements for accessibility 21T12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of original fixtures that are no longer present, a replication is appropriate. 21TThere are no historic light fixtures on the non-historic building. Proposed light fixtures and a lighting plan are included in the application packet for review by HPC. 21T12.3 Exterior light fixtures should be simple in character. • 2TThe design of a new fixture should be appropriate in form, finish, and scale with the structure. • 2TNew fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • 2TLighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • 2TOne light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • 2TOn commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. P96 IV.A. Page 8 of 19 305-7 S. Mill Final Reviews 2TA gooseneck fixture (bronze finish) is proposed at the entrance and beside the windows of the modules closest to Wagner Park (Sheet A – 240). A simple can is proposed over the entrance to the lower level. These fixtures are simple, clean and are placed in a manner that is consistent with the building – adjacent to or over doors, decks or walkways. Minimal accent lighting is proposed for the section of building closest to the Wheeler. 21T12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • 2TPlace mechanical equipment on the ground where it can be screened. • 2TMechanical equipment may only be mounted on a building on an alley façade. • 2TRooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • 2TWindow air conditioning units are not allowed. • 2TMinimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • 2TPaint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • 2TIn general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • 2TAvoid surface mounted conduit on historic structures. 21TAll mechanical equipment on the roof is grouped together per tenant space, screened and significantly setback from the building edge and street/alley. Utility meters, transformer, and trash are setback from the street (there is no alley access) and are appropriately screened where allowed by Code. HPC and City Staff voiced concern about the visual impact of the rooftop mechanical on the Wheeler Opera House Viewplane. The placement and screening of this area addresses these concerns. 21T12.5 Awnings must be functional. • 2TAn awning must project at least 3 feet, and not more than 5 feet from the building façade. • 2TAn awning may only be installed at a door or window and must fit within the limits of the door or window opening. • 2TAwnings are inappropriate on AspenModern properties unless historic evidence shows otherwise. 21TMetal fixed in place awnings are proposed over entrances and are between 3 and 4 feet from the building façade (please refer to Sheet A – 010). The awning define the entrance and protect from weather. Awnings are proposed in the right of way facing Wagner Park. An encroachment license application for this feature will be submitted to the Engineering Department. 21T12.6 Signs should not obscure or damage historic building fabric. • 2TWhere possible, install a free standing sign that is appropriate in height and width. Consolidate signage for multiple businesses. P97 IV.A. Page 9 of 19 305-7 S. Mill Final Reviews • 2TMount signs so that the attachment point can be easily repaired when the sign is replaced. Do not mount signage directly into historic masonry. • 2TBlade signs or hanging signs are generally preferred to wall mounted signs because the number of attachment points may be less. • 2TSigns should be constructed of wood or metal. • 2TPictographic signs are encouraged because they add visual interest to the street. 21T12.7 Sign lighting must be subtle and concealed. • 2TPin mounted letters with halo lighting will not be approved on Aspen Victorian buildings. • 2TThe size of a fixture used to light a sign must be minimized. The light must be directed towards the sign. If possible, integrate the lights into the sign bracket. 21T12.8 Locate signs to be subordinate to the building design. • 2TSigns should be located on the first floor of buildings, primarily. • 21TSigns should not obscure historic building details. 21T12.9 Preserve historic signs. 2TThere is no historic building fabric on the proposed building. The applicant will be sensitive to the original bricks in the arch when applying for a sign permit. The applicant intends to meet the Guidelines and the City of Aspen Sign Code when a sign permit is submitted. C. Final Commercial Design Review Section 26.412.050 of the Code provides the review criteria for Commercial Design Review and states, in relevant part, that the proposed development must comply with the requirements of Section 26.412.060, Commercial Design Standards, as well as the Commercial, Lodging and Historic District Design Objectives and Guidelines. The proposed development is located in the Commercial Core Historic District. The design standards of Section 26.412.060, as well as the Commercial Core Historic District Design Review Guidelines are all enumerated below in italicized print, and each is followed by a description of the proposal’s compliance and/or consistency therewith, as applicable. 26.412.050. Review Criteria An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. Addressed below. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to P98 IV.A. Page 10 of 19 305-7 S. Mill Final Reviews the greatest extent practical. Changes to the façade of the building may be required to comply with this Section. Not applicable. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. 6.35 A new building shall reflect the traditional lot width (30 ft.) as expressed by two or more of the following:  Variation in height at internal lot lines  Variation in the plane of the front façade  Street façade composition  Variation in architectural detailing and materials t o emphasize the building module 6.36 The detailed design of the building façade should reflect the traditional scale and rhythm of the block. This should be achieved using all of the following:  The fenestration grouping  The modeling of the façade  The design framework for the first floor storefront  Variation in architectural detail and/or the palette of façade materials 6.37 Divide a larger building into “modules” that are similar in width to buildings seen historically.  Where a building is planned to exceed one lot width, use a change in design features to suggest the traditional building widths. Changes i n façade material, window design, façade height or decorative details are examples of techniques that should be used. These variations should be expressed throughout the depth of the structure, including its roof, such that the composition appears t o b e a collection of smaller buildings. 6.38 Buildings should be designed to reflect the architectural hierarchy and articulation inherent in the composition of the street façade. All of the following should be addressed:  The design and definition of the traditionally tall first floor  T h e proportions of the upper level fenestration pattern  The completion of the sheer street façade(s) with capping cornice or other horizontal modeling The project proposes an addition to an existing post- World War II building. There are three public facades – Hyman Avenue, Mill Street Mall, and Wagner Park. The longest façade – facing Mill Street Mall – is broken up into four modules with each new module highlighting and supporting the existing arch module at center. The one story new buildings respect the Design Guidelines which emphasize a tall first floor while keeping a low profile to minimize impacts on the Wheeler Opera House Viewplane. P99 IV.A. Page 11 of 19 305-7 S. Mill Final Reviews 6.39 A building should reflect the three dimensional characteristics o f the street façade in the strength and depth of modeling, fenestration and architectural detail. The proposed materials for the addition – wood, glass and metal with a cast stone base – are indicative of traditional materials found downtown. These materials are applied to the proposed addition in a way that highlights and creates a modern backdrop for the existing brick, stucco, and metal arch. 6.40 Maintain the repetition of similar shapes and details along the block.  Upper story windows should have a vertical emphasis. In general, they should be twice as tall as they are wide.  Headers and sills of windows on new buildings should maintain the traditional placement relative to cornices and belt courses. No upper floor is proposed. Tall storefront windows along the street level are proposed. 6.41 Maintain the pattern created by recessed entry ways that are repeated along a block.  Set the door back from the front façade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians.  Where entries are recessed, the building line at the sidewalk edge should be maintained by the upper floor(s).  Use transoms over doorways to maintain the full vertical height of the storefront. As shown on Sheet A- 100, the entrance to tenant space C is recessed. Entrances to tenant spaces A and B maintain the existing flat entrance pattern currently found on the existing building. Tenant space B has a reverse recess entrance as a play on the traditional recessed entrances of historic buildings. 6.42 The general alignment o f horizontal f e a t u r e s o n building fronts should b e maintained.  Typical elements that align include window m oldings, tops o f dis play windows, cornices, copings and parapets at the tops of buildings.  When large buildings are designed to appear as several buildings, there should be some slight variation in alignments between the façade elements. Horizontal features are aligned as much as possible considering grade changes along Mill Street. 6.43 Any new building shall be designed to maintain a minimum of 9 feet from floor to ceiling on all floors. Floor to ceiling heights exceed 9 feet. 6.44 Maintain the distinction between the street level and upper floors.  No upper floor shall be taller than the first floor.  Floor-to-floor heights should appear to be similar to those seen historically. In particular, the windows in new construction should appear similar in height to those seen traditionally.  The first floor of the primary façade should be predominantly transparent glass.  Upper floors should be perceived as being more opaque than the street level. Upper story windows should have a vertical emphasis.  Highly reflective or darkly tinted glass is inappropriate. P100 IV.A. Page 12 of 19 305-7 S. Mill Final Reviews  Express the traditional distinction in floor heights between street levels and upper levels through detailing, materials and fenestration. The presence of a belt course is an important feature in this relationship. Not applicable. 6.45 A new building should be designed to maintain the stature of traditional street level retail frontage.  This should be 13-15 ft. in floor to floor height on the first floor.  The minimum required first floor height must be maintained for at least the first 50 foot depth of the lot, and may only be dropped to a lower height beyond that point for areas that are devoted to storage, circulation, offices, restaurant kitchens, alley commercial spaces, or similar secondary uses. Floor to roof heights on the first floor are between 10’ 9” and 13’ 5”, which is greatly impacted by the Wheeler Opera House Viewplane. 6.46 Minimize the appearance of a tall third floor.  Where a third floor height is in excess of 12 ft., it should be set back a minimum of 15 ft. from the street façade to reduce the apparent height.  Increase the parapet height to screen the visual impact of a tall top floor.  The design of a set back third floor shall be simpler in form, more subdued in modeling, detail and color than the primary façade. Not applicable. 6.47 The first floor façade and retail frontage should be designed to concentrate interest at the street level, using the highest quality of design, detailing and materials.  The framework for the first floor of the façade, as identified in architectural tradition as characteristic first floor design.  An entryway, door and transom light designed to use the full storefront height.  A distinct change in the palette of materials used for the first floor design framework.  The depth and strength of the modeling of elements and details. Primarily glass and operable accordion storefront doors are proposed to concentrate interest at street level and to open the building to the pedestrian. Simple details like a decorative metal medallion help ground the storefronts and provide interest. 6.48 The re t ail entrance sho uld b e a t the sidewalk level.  All entrances shall be ADA compliant.  On sloping sites the retail frontage should be designed to maintain as close to a level entrance as possible. All entrances are ADA compliant in accordance with Building Code requirements. 6.49 Incorporate an airlock entry into the plan for all new structures. P101 IV.A. Page 13 of 19 305-7 S. Mill Final Reviews  An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate.  Adding temporary entries during the winter season detracts from the character of the historic district.  Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. Internal air curtains are proposed for each tenant space as shown on the floor plans (Sheet A – 100) 6.50 Window area along the first floor shall be a minimum of 60% of exterior street façade area when facing principal street(s). More than 60% of the street facing facades are glazing. 6.51 A building shall be designed to maintain or create the character and transparency of the traditional street level retail frontage. This shall be achieved using more than one of the following:  A traditional recessed retail entrance  Retail display cases  Appr opriat ely desig ned sig nag e and lighting 6.52 Design of the first floor storefront should include particular attention to the following:  The basic elements and proportions of storefront design  Depth and strength of modeling  The palette of materials and finishes used in both the structural framework and the storefront window  The concentration of architectural detail to ensure a rich visual experience  The careful and complementary use of signage and lettering to enhance the retail and downtown character  The careful use of lighting to accentuate visual presence. Retail space is the primary focus of the one story building which is achieved through the transparency of the street level frontage. Storefront design, defined entries, and carefully placed lighting are all considered in the proposed design. 6.53 Side and rear building façades should be designed and articulated to reduce the apparent scale of the building and create visual interest. 6.54 Side and rear façades providing retail frontage shall include a distinct definition of the first floor, fenestration, design articulation, and/or display cases. 6.55 Retail frontage facing onto side courts or rear alleys should follow similar design principles to street frontage, adjusted for the scale of the space. 6.56 Special features that highlight buildings on corner lots may be considered.  Develop both street elevations to provide visual interest to pedestrians.  Corner entrances, bay windows and towers are examples of elements that may be considered to emphasize corner locations.  Storefront windows, display cases and other elements that provide visual interest t o façades along side st reet s a re also appropriate. P102 IV.A. Page 14 of 19 305-7 S. Mill Final Reviews The three public facades of the proposed building provide visual interest, large windows, operable accordion storefront doors and architectural details to meet the Design Guidelines above. 6.57 A larger building should reflect the traditional lot width in the form and variation of its roof in order to maintain the scale of the area. This should be achieved through the following:  A set back of the top floor from the front façade  Reflect the traditional lot width in the roof plane Not applicable. 6.58 The roofscape should be designed with the same design attention as the secondary elevations of the building.  Group and screen mechanical units from view.  Locate mechanical equipment to the rear of the roof area.  Position, articulate and design rooftop enclosures o r structure s t o reflect the modulation and character of the building.  Use materials which complement the design of the building façades  Design roof garden areas to be unobtrusive from the street.  Use 'green roof' design best practice, where feasible. Mechanical equipment is grouped and screened to minimize visual impacts as shown on the roof plan. The mechanical screen is proposed to be painted metal. 6.59 High quality, durable materials should be employed.  The palette of materials proposed for all development should b e specified and approved as part of the general and detailed development approvals process, including samples of materials as required. 6.60 Building materials should have these features:  Convey the quality and range of materials seen historically  Reduce the scale and enhance visual interest  Convey human scale  Have proven durability and weathering characteristics within this climate 6.61 The palette of materials used for new buildings within the core should reflect the predominantly masonry (brickwork and natural stonework) palette of this area. 6.62 A building or additions to a building should reflect the quality and the variation traditionally found in these materials within the central commercial core. 6.63 Where contemporary materials are used they shall be:  High quality in durability and finish  Detailed to convey a human scale  Compatible with a traditional masonry palette P103 IV.A. Page 15 of 19 305-7 S. Mill Final Reviews Wood, metal, glass, and a concrete base are proposed in addition to the existing stucco, metal and brick arch. These are traditional materials found on downtown landmarks, but are proposed in a contemporary application. The materials provide interest, but do not distract from the Wheeler Opera House across the street. 6.64 Materials used for third floor accommodation set back from the street façades(s) should be more subdued than the primary façades. Not applicable. 6.65 Paving and landscaping should be designed to complement and enhance the immediate setting of the building and area. Brick pavers to match existing are proposed along the perimeter of the building. Planter boxes are proposed as accents to building corners. 26.412.060. Commercial Design Standards The following design standards, in addition to the commercial, lodging and historic district design objectives and guidelines, shall apply to commercial, lodging and mixed-use development: 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 Planning 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. 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. According to Code Section 26.575.030(A), public amenity can take the form of physical or operational improvements to public rights-of–way or private property. Subsection B states that the public amenity requirement is 25%. In its existing condition, the property contains 26% (approximately 1,614 square feet on the 6,031 square foot lot) public amenity, most of which is covered by a trellis structure and next to the popcorn wagon. As such, the effective public amenity requirement upon redevelopment is 25%, or 1,507.75 square feet on the subject 6,031 square foot lot. P104 IV.A. Page 16 of 19 305-7 S. Mill Final Reviews Code Section 26.575.030.C provides the four methods that may be used to satisfy the provision of public amenity, including the following: on-site provision of public amenity; off-site provision of public amenity; cash-in-lieu provision; and alternative method. Resolution 27, Series of 2015 approves a combination of onsite and cash-in-lieu payment for public amenity space. Public amenity was discussed by City Council during the call up review hearing in December. During the Council discussion there was support for not providing the public amenity onsite in order to preserve the linear feeling of the pedestrian mall. The applicant requests to change the cash in lieu amount of about $67,329 to off-site improvements that equal to or exceed the required $67,329. The applicant prefers to improve the right of way and pedestrian connections adjacent to the property as part of the overall project. 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: 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. 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. 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. 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 allowed by this Title, provided that the utility, trash and recycle area is located at grade and accessible to the alley. 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. 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. 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 P105 IV.A. Page 17 of 19 305-7 S. Mill Final Reviews 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). During Conceptual Commercial Design approval, the Environmental Health Department found that the proposed utility, delivery and trash service area was sufficient to meet the Code requirements. The approved conceptual plans show a trash area that is 300 sf and is 10’ W x 30’ D x 10’ H; however, the conceptual resolution included an incorrect dimension of 15’ W. The approved conceptual plans represented during the call-up procedure are consistent with this final application and the 10’ W dimension. All venting is shown on the roof plan (Sheet A-160). Utility connections and meters can be accommodated within the trash and recycling storage area, on the southern side (at the southwest corner) of the proposed structure, and within the mechanical spaces internal to the building. The proposed trash and recycling area is sited at grade, screened from and accessed via Hyman Avenue. The existing electric transformer located just across the pedestrian alleyway need not be relocated and will continue to serve the redeveloped subject property. With the sixty feet of Hyman Avenue frontage providing the only and nearest vehicular access to the proposed building, entryways on the north side have been provided to allow deliveries to all tenant spaces to occur efficiently. In an effort to minimize building height along Hyman Avenue and in keeping with the spirit of the Wheeler Opera House Viewplane, the elevator for the building is centrally located and provides access to the lower level. The pedestrian rights-of-way on all three exposed sides of the building are able to serve as delivery pathways as these are not vehicular rights of way. D. Growth Management Review. The project proposes to increase the existing net leasable area by about 2,579 square feet. The review criteria of Code Section 26.470.070.6, Expansion or new commercial development, is provided below in italicized print, and each is followed by a description of the proposal’s compliance and/or consistency therewith, as applicable. 26.470.070.6 Expansion or new commercial development. The expansion of an existing commercial building or commercial portion of a mixed use building or the development of a new commercial building or commercial portion of a mixed use building shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on general requirements outlined in Section 26.470.050. Provided below: 26.470.050.B General Requirements: All development applications for growth management review shall comply with the following standards. The reviewing body shall approve, approve with conditions or P106 IV.A. Page 18 of 19 305-7 S. Mill Final Reviews deny and application for growth management review based on the following generally applicable criteria and the review criteria applicable to the specific type of development: 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year allotments, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. This application requires 3,449 square feet (8,419 sf new nla – 4,970 sf nla existing) of annual 33,300 square feet commercial net leasable allotments. 2. The proposed development is compatible with land uses in the surrounding area, as well as with any applicable adopted regulatory master plan. As described in detail above, the mixed use development is compatible with the surrounding commercial uses in the area and meets Land Use Code requirements with commercial on the basement and ground levels. 3. The development conforms to the requirements and limitations of the zone district. The development conforms to the Commercial Core Historic District requirements as demonstrated in the project description and table above. 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Planned Development – Project Review approval, as applicable. The development is consistent with HPC Resolution 27, Series of 2015 approving Conceptual Major Development and Conceptual Commercial Design Review. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, at Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. The development proposes to mitigate the increase in net leasable area through Category 4 affordable housing credits due at the time of building permit issuance. The calculation is provided below: Existing building: ground level – 3,557 sf @ 4.7 FTEs/1,000 = 16.72 FTEs basement level – 1,413 sf @ 3.53 FTEs/1,000 = 4.99 FTEs Total credit = 21.71 FTEs Proposed building: ground level – 3,798.3 sf @ 4.7 FTEs/1,000 = 17.85 FTEs basement level – 4,620.55 sf @ 3.53 FTEs/1,000 = 16.31 FTEs Total FTEs generated = 34.16 FTEs P107 IV.A. Page 19 of 19 305-7 S. Mill Final Reviews 34.16 FTEs – 21.71 FTEs = 12.46 FTEs @ 60% mitigation = 7.47 FTEs 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%) of the additional free-market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed-restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. Not applicable. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. The proposed commercial building replaces an existing commercial building that is already served. The applicant commits to mitigating any additional demands on the public infrastructure as required by City Codes. E. Impact fees Section 26.610.090 of the Code provides the established impact fees for development within the City of Aspen. The Parks Development fee is $4.10 per square foot of net leasable commercial space. The Transportation Demand Management/Air Quality impact fee is $0.46 per square foot of net leasable commercial space. Non-unit space does not count towards these fees. The additional net leasable commercial space from that existing amounts to 3,449 square feet. This would generate a Parks Development fee of $14,140.90, and a TDM/Air Quality fee of $1,586.54. These fee amounts will be confirmed and paid at the time of building permit issuance. H. Transportation Impact Analysis Please see the Transportation Impact Analysis (Transportation Demand Management/ Multi-Modal Level Of Service analysis, “TDM-MMLOS”) provided in Exhibit 6 The TDM-MMLOS Interactive Tool requires input of “Net New Units/Square Feet of the Proposed Project” in an effort to require mitigation only for the net increases in impacts associated with a development proposal. The completed Tool includes a net increase of 3,449 square feet of net leasable commercial area which generates 14.3 trips. 15.24 trips are mitigated through the project. P108 IV.A. ATTACHMENT 2 –LAND USE APPLICATION PROJECT: TYPE OF APPLICATION: (please check all that apply): Name: Location: 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. 2737-182-17-802 and 2737-182-17-003 through -005 EXHIBIT 1 P109 IV.A. 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: ______________________________________________________ ________________________________________________________________________ P110 IV.A. P111 IV.A. AHPC Major Development, Commercial Design 305/307 S. Mill Street PID #2737-182-17-802 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Justin Barker, 970.429.2797 DATE: 3.22.16 PROJECT: 305/307 S. Mill Street REPRESENTATIVE: Mitch Haas, Haas Land Planning, 925.7819 REQUEST: HPC Major Development Final, Final Commercial Design Review, Growth Management DESCRIPTION: 305/307 S. Mill Street is an approximate 6,000 sf lot located in the Commercial Core Historic District. HPC granted Conceptual approval to remodel and expand the existing structure on the site on September 30, 2015 (Resolution #27, Series of 2015). Notice of Call Up was provided to City Council on November 9, 2015. Council called up the project on December 14, but ultimately decided to uphold the HPC approval. The last review step is HPC Final design (landscape, lighting, fenestration and materials) and Growth Management Review. The proposal increases net leasable area, requiring affordable housing mitigation. This may be provided through credits, pursuant to Section 26.470.050.B.5. Any increase in net leasable area is also subject to parking mitigation, which may be satisfied through a payment-in-lieu pursuant to Section 26.515.030. Below are links to the Land Use Code for your convenience: Land Use Code: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use-Code/ HPC Design Guidelines: http://www.aspenpitkin.com/Departments/Community-Development/Historic-Preservation/Historic-Properties/ Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.412 Commercial Design Review 26.415.070 Development involving designated properties (Major) 26.470.050 GMQS – General requirements 26.470.070.6 GMQS – Expansion or new commercial development 26.515 Off-street parking 26.575.020 Calculations and Measurements 26.610 Impact fees 26.630 Transportation Impact Analysis Guidelines 26.710.140 Commercial Core (CC) Review by: Staff for completeness and recommendations. HPC for determination. Public Hearing: Yes, at Final HPC review. Referral Agencies: none. Planning Fees: $3,250 for 10 billable hours (additional or less billable hours are at $325 per hour) for HPC Final/GMQS. Referral Fees: none. Total Deposit: $3,250 EXHIBIT 2 P112 IV.A. 2 To apply for Final, first submit one copy of the following information:  Completed Land Use Application and signed fee agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  Documentation showing the proposal meets all Transportation Mitigation Requirements as outlined in the City’s Transportation Impact Analysis Guidelines and Mitigation Tool, available online at: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Recent-Code- Amendments/. A copy of the tool showing trips generated and the chosen mitigation measures should be included with the application.  List of adjacent property owners within 300’ for public hearing.  Prior approvals.  Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado.  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations.  Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC.  Lighting plan and landscape plan.  Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations.  A written description of the proposal and an explanation of how the proposed development, complies with the review standards and design guidelines relevant to the application.  Written responses to all review criteria. P113 IV.A. 3 Once the copy is deemed complete by staff, the following items will then need to be submitted:  A complete copy of the application, including all items listed above, provided by email.  12 sets of all graphics, printed at 11”x17.”  Total deposit for review of the application.  A digital copy of the application provided in pdf file format. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920-5090 for additional information. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. P114 IV.A. BUS_RE/6015197.1 730 East Durant Avenue, Suite 200, Aspen, Colorado 81611 Telephone: 970.925.6300 Fax: 970.925.1181 www.shermanhoward.com Curtis B. Sanders Sherman & Howard L.L.C. Direct Dial Number: 970.300.0114 E-mail: csanders@shermanhoward.com May 3, 2016 City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 Re: 305-7 Mill Street LLC, a Delaware limited liability company; Certificate of Ownership Dear Sir or Madam: I am an attorney licensed by the State of Colorado to practice law. This letter shall confirm and certify that 305-7 Mill Street LLC, a Delaware limited liability company, is the owner of certain improved real property located at 305-7 Mill Street, Aspen, Colorado 81611, and legally described as follows (the "Subject Property"): Units A, B and C, ASPEN COMMERCIAL CONDOMINIUM, according to the Condominium Map thereof recorded November 6, 1974 in Plat Book 4 at Page 499 and as defined and described in the Condominium Declaration for Aspen Commercial Condominium recorded November 7, 1974 in Book 293 at Page 61. The entity 305-7 Mill Street LLC owns the Subject Property subject only to the following matters of record: 1. Reservations and exceptions as set forth in the Deeds from the City of Aspen recorded in Book 59 at Page 39 and in Book 59 at Page 350. 2. Terms, conditions, provisions, obligations, easements, restrictions and assessments as set forth in the Condominium Declaration for Aspen Commercial Condominium recorded November 6, 1974 in Book 293 at Page 61. 3. Easements, rights of way, and all matters as disclosed on the Map of Aspen Commercial Condominium recorded November 6, 1974 in Plat Book 4 at Page 499. EXHIBIT 3 P115 IV.A. 2 BUS_RE/6015197.1 4. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the City of Aspen Planning and Zoning Commission recorded April 25, 2002 as Reception No. 466645 as Resolution No. 03 (Series of 2002). 5. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic Preservation Commission (HPC) recorded December 11, 2008 as Reception No. 554946 as Resolution No. 27 (Series of 2008). 6. Deed of Trust, Assignment of Leases and Rents and Security Agreement dated June 10, 2014 between Jefferies Loancore LLC and 305-7 Mill Street LLC, recorded June 18, 2014 as Reception No. 611186. 7. Assignment of Leases and Rents dated June 10, 2014 between Jefferies Loancore LLC and 305-7 Mill Street LLC, recorded June 18, 2014 as Reception No. 611187. 8. UCC-1 Financing Statement of Jefferies Loancore LLC recorded June 18, 2014 as Reception No. 611188. 9. Terms, conditions, provisions and obligations as set forth in the Assignment of Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of August 28, 2014 between Jefferies LoanCore LLC as assignor and JLC Warehouse V LLC as assignee recorded August 24, 2015 as Reception No. 622662. 10. Terms, conditions, provisions and obligations as set forth in the Assignment of Assignment of Leases and Rents dated as of August 28, 2014 between Jefferies Loancore LLC as assignor and JLC Warehouse V LLC as assignee recorded August 24, 2015 as Reception No. 622663. 11. Terms, conditions, provisions and obligations as set forth in the UCC Financing Statement Amendment recorded August 24, 2015 as Reception No. 622664. 12. Terms, conditions, provisions and obligations as set forth in the Assignment of Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of July 22, 2015 between JLC Warehouse V LLC as assignor and DIVCORE CLO 2013-1 LTD. as assignee recorded August 25, 2015 as Reception No. 622699. 13. Terms, conditions, provisions and obligations as set forth in Assignment of Assignment of Leases and Rents dated as of July 22, 2015 between JLC Warehouse V LLC as assignor and DIVCORE CLO 2013-1 LTD. as assignee recorded August 25, 2015 as Reception No. 622700. 14. Terms, conditions, provisions and obligations as set forth in the UCC Financing Statement Amendment recorded August 25, 2015 as Reception No. 622701. P116 IV.A. 3 BUS_RE/6015197.1 15. Terms, conditions, provisions, obligations and all matters as set forth in Resolution #27 (Series of 2015) of the City of Aspen Historic Preservation Commission recorded October 9, 2015 as Reception No. 624023. Sincerely, Curtis B. Sanders P117 IV.A. Ex h i b i t 4 P 1 1 8 I V . A . 505302 304 308 314 312 307 309 430424 316 314 434 408 422 416414 420 312 320 315418 400325 420 400 400 406 305 428 432 419 415411 230 433 303 305 430 414410 416 431 407 401 308 413409 426 457 453 213 221 320 205 204 501 510 219 217 211 209 203 314 301 315 307 312 300 305-7 S. Mill Street Vicinity Map June 2, 2016 0 0.015 0.030.0075 mi 0 0.03 0.060.015 km 1:1,128 EXHIBIT 5 P 1 1 9 I V . A . EXHIBIT 7 P120 IV.A. E X H I B I T 8 P 1 2 1 I V . A . P 1 2 2 I V . A . P 1 2 3 I V . A . P 1 2 4 I V . A . P 1 2 5 I V . A . P 1 2 6 I V . A . P 1 2 7 I V . A . P 1 2 8 I V . A . ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 30, 2015 8 creating the difference between the Cooper facade and Galena facade might get approval. MOTION: Willis moved to approve resolution #26 with the conditions that a chamfer corner 45 degree be on both floors and there is a one story expression of entry at the corner. A transportation analysis for final review needs submitted. There needs to be a difference between Cooper and Galena store fronts. A more public entrance off Cooper be acknowledged. Motion second by Bob. Roll call vote: Gretchen, no; John, yes; Willis, yes; Bob, yes; Michael, no Motion carried 3-2. 305-307 S. Mill Street – Conceptual Major Development, Conceptual Commercial Design Review and View plane Review, Public Hearing continued from July 22 John recused himself Amy said in July the proposal was for a scrape and replace and the board had concerns regarding a lot line to lot line redevelopment. The existing building is a u shape and will be clad with new materials. New construction will occur in the open notch at the center of the site. There will also be a new addition at the north end of the property where the popcorn wagon sits. We are looking at 1000 square feet net leasable all above grade and no basement excavation and a real reduction in the construction impacts that were previously submitted at the last meeting. The applicant is planning to retain the existing building but if they were to go cross the threshold of removing more than 40% of the surfaces of the existing building it would be considered demolition. We have applied the demolition criteria because it is in the historic district and we aren’t sure if the calculations will go over the 40%. We have found no historic significance. The arched façade building was built in the 60’s but we have never found any documentation on this building. The popcorn wagon is a vehicle and a movable object and is not something that could be considered for designation. It has been moved a few times. Remodeling: Amy said recladding the existing building and breaking it up into distinct modules is successful. The arch is being retained and that is a EXHIBIT 9 P129 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 30, 2015 9 nice connection to other buildings downtown. The new additions are lower in height than the existing structure and primarily glass. The storefronts have nice connections to other storefronts downtown. There are entry points on all facades which meets the design guidelines. With the new development less than one parking space is generated. The applicant is proposing cash-in-lieu. Public amenity: Amy said the property has right now 1,330 square feet which is about 22% and the applicant has to meet that again. The applicant is showing 834 square feet of open space and a little less than 500 square feet to be mitigated by cash-in-lieu. We find that to be appropriate. Exhibit I – new drawings Amy said with regard to trash they are enclosing the trash area and enlarging it and making it more in compliance with the requirements. Environmental Health supports their plan. The trash area is larger than the requirements. One ongoing concern is the mechanical equipment. It is not represented on the plan and the concern is the visibility of the mechanical equipment and how it sprawls across the roof and that can be seen from the Wheeler Opera House. The revised plan indicates that the new roof top equipment will not exceed the heights of the existing roof top equipment. This does not satisfy the concerns that the mechanical is all over the place on the roof. There is no organization to it and potentially intruding into the view plane. We have suggested that all mechanical be consolidated on the new addition in the middle and hopefully it would be lower than the surrounding development and hidden. Right now there is no representation on where it would be and how tall it would be. This is important to the view plane impact. The applicant also needs to submit a transportation impact analysis for final review. View plane: Amy said there is a view plane that stretches all across the frontage of the Wheeler property. Then it projects toward Aspen Mountain in a wide cone. This building falls right into it. It hits the property line at about 7 feet. The proposed new development is lower in height than the existing structure. The new development that will happen in the middle of the site is lower. We feel that there is no new impact on the view plane and we don’t feel there is a likelihood of new development of this site that would open up the view plane and lowering all the new construction to lower than 7 feet. We feel an exception is appropriate and HPC needs to make a finding P130 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 30, 2015 10 that there is minimal or no impact on the view plane or that there is not the likelihood of future development that would open the view plane back up. Amy said the commercial core zone district requires a minimum of ceiling to floor height of 13 feet which is basically the height of the existing building. The applicant is proposing that their new construction be 11 feet tall. They could raise the height to 13 feet but that contradicts the view plane desires. HPC needs to decide if the 11 feet is too squatty in proportion with the historic district. Mitch Haas presented a power point on the development. The trellis is at the property line and is 10.6 feet in height. At the front we have a 6 foot setback and an 8 foot setback on Mill Street. The addition is pulled back from the street and does leave a good amount of open area around the building. No mechanical would be taller than existing mechanical equipment. If we did Amy’s suggestion it would have to be set back 15 feet from the street and the concern is whether there is enough area. The basement below Jimmy’s Bodega would remain for storage. Mark Hunt – The existing site is made up of two buildings and a trellis. The first time we came in we showed one building then we looked at the corner and set the addition back and made it light and airy and open. We will re- clad the Bodega building with accordion windows. The space in the center is around 700 square feet. We pulled everything back to make the façade on the park side pop out as well as the arch and clean everything up. Mitch presented the board with a power point of the view planes. The view plan hits the property at 7.3 inches tall which is less height than the existing popcorn wagon and one could not build on this property and comply with the city building rules and view planes. The building code has a standard door at 7 feet tall. The door framing would put it above the view plane. Commercial design standards have the entrance at sidewalk level so you can’t sink down into the ground to provide the space to fit within 7.3 inches. We have conflicting regulations and it is impossible to comply with all of them at the same time. We have not gone to the full height of 13 feet to not push into the view plane. The Gray Lady height is 13.5 feet tall. We listened to the feedback from the last meeting and the public and dialed the proposal back from a redevelopment that was much taller than what is being presented today. P131 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 30, 2015 11 Commissioners: Bob commented that the proposal is moving in the right direction and the application has come a long way. In the presentation it shows the popcorn wagon disappearing and in the minutes it states that you are offering it to the city as an amenity and they can put it anywhere they want to. Mark said that is an option but there is room in the 6 foot setback for it to sit. Michael said all the renderings indicate the popcorn wagon staying. Mitch said that was the case before we were told we needed 300 square feet of trash and recycling. The feeling now is with a six foot setback we will still be able to fit the popcorn wagon in. Mark said he feels the popcorn wagon will fit. Chairperson, Willis Pember opened the public hearing. Gideon Kaufman, attorney said he is speaking for 5 of the six space owners of which I am one in the building next door Wheeler Square building. Gideon said they appreciate that the applicants have been meeting with us and discussing the concerns. We want to address three issues that were left after the changes were made and that Mark and Mitch have agreed would be appropriate to put in the resolution and I hope HPC would consider doing that. That the applicant will work with the neighbors on the construction management plan. That the applicant will fix the drainage problem along the property to prevent their drainage flowing onto our property that it currently does. That the applicant commits that the rear door facing the alley toward Wagner Park will not be used for the public and will remain in its current configuration. We are appreciative of the applicant working with us. Gideon commented that to approve this HPC is making a finding that for commercial space in the downtown 8 foot ceilings are not really desirable and the code requires first floor ceilings to be much higher in that zone district and the justification to allow an encroachment into the Wheeler view plan to allow for realistic ceiling heights is in part because the encroachment is minimal and in part because the rear of the existing roof top mechanical already intrude. Our building next door has the same view plane issues and same similar situation and that the same logic and findings you would approve to our minimal changes to comply the same way if we came in with the same kind of request. P132 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 30, 2015 12 Gretchen said in regards to drainage one property cannot drain onto another property and Engineering will make sure that doesn’t happen. Michael commented that the request is a private party agreement. Jim said HPC would not normally have the authority to put these as conditions on this particular approval; however, if the applicant is willing to put those as conditions voluntary they can do that. If HPC doesn’t want them as conditions that would be up to them also. You don’t have an obligation to put it in and you can’t mandate it. Willis said there is an opening on the south side and the windows look like a service counter. Amy said they are windows. Bob said you can’t make that a food service area. Chairperson, Willis Pember closed the public comment portion of the agenda item. Mitch said we want to be good neighbors and we can memorialize the agreement between us privately or in the HPC resolution. Amy said any agreement has to comply with all city regulations. On the door the city doesn’t want to be enforcers as to who is going in and out of the door. Jim said they cannot agree to something that is not consistent with our requirements. I would say the same regarding the door. Any condition would be subject to compliance with all city regulations. Gretchen said there are codes in place to handle the issues between the applicant and neighbors. I would not support putting it in the resolution. Gideon pointed out that the board encourages applicants to work with the neighbors and I would hope you would agree to add it in the resolution. P133 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 30, 2015 13 Michael said it is hard to insert elements that do not come under purview in the resolution. Willis identified the issues: Demolition Public Amenity Utility trash enclosure View plane issues Mechanical equipment Willis said this project is 1/5th the size of the previous presentation. The quality is much higher. It enhances the pedestrian experience tremendously. I do support the view plane being less restrictive than what is there now. I could also see someone taking a more drastic point of view regarding the view plane based on what the guidelines say. The drainage plan etc. will be captured by the Building Department requirements. The rear door is not relevant given the glazing and openings proposed. Gretchen said she is happy to see the changes and what they have done is kept a building so that there is some familiarity in new development that people can recognize. That is an important key element that is being lost. The reduction of the view plane is appropriate and I support lowering the building. The trash area is great and the public amenity is excellent on the street. Regarding the mechanical if you lower the ceiling where the bathrooms are to as low as possible maybe the roof line can be lowered and put the mechanical equipment in the area where Amy suggested but get the roof down. You don’t need ten foot ceilings in the bathrooms. A mechanical plan should be submitted at the next meeting. I like what you have done on this corner lot breaking up the height, breaking up the mass and it has a breakdown of scale which is appropriate for Aspen. The transparency of the north building is appropriate and the fact that you can walk outside anywhere in that building. Bob said he feels strongly about this project and it has been very well thought out and you retained some of the character that exists and I like the architecture and transparency. It is a very commendable project. The existing buildings are a hodgepodge. Congratulations on the re-thinking of the building. P134 IV.A. ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF SEPTEMBER 30, 2015 14 Amy pointed out that the public amenity calculation etc. will be confirmed during the building permit process. Michael said he reviewed the minutes from April 17, 2013 hearing with regard to the addition of the trellis to the building. The minutes stated that the trellis is being built to give the popcorn wagon a sense of being. What happened, it go pushed into a corner vs. being exposed. In the 80’s there was a fire pit around the wagon and it was a great public amenity. We are putting a roof on the trellis and enclosing everything. It was also stated that the trellis destroys the openness of the corner. I would like to see the public amenity maintained and I don’t support the cash-in-lieu and I don’t agree with the view plane and I read the standard. I went to the edge of the observation point and looked in the spectrum and it has an effect on the view plane. I’m not sure that building wouldn’t get redeveloped to open the view plane further. Willis said the standard is that the view plane is minimal and less than what is there currently. Gretchen said if the bathroom roof was lowered you would pick up 3 feet and the mechanical might work there. They also need a plan for final and how it is going to be covered up from the top. Amy said the mechanical plan needs some organization to it so it is in the most minimal impact area. Bob said he needs to see a plan for mechanical that shows the function of the space. MOTION: Gretchen moved to approve resolution #27 as prepared by Amy with the condition that a roof plan be presented showing the mechanical and final heights of equipment at final. No higher than 13’5”. Motion second by Willis. Roll call vote: Gretchen, yes; Willis, yes; Bob, yes; Michael, no. Motion carried 3-1. MOTION: Bob moved to adjourn; second by Willis. All in favor, motion carried. P135 IV.A. Pitkin County Mailing List of 350 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273718217004 on 06/03/2016 Instructions: Disclaimer: http://www.pitkinmapsandmore.com EXHIBIT 10 P136 IV.A. BARNETT-FYRWALD HOLDINGS INC LITTLE ROCK, AR 722022017 2222 COTTONDALE LN #200 305-7 MILL STREET LLC CHICAGO, IL 60614 2001 NORTH HALSTED #304 MILL STREET PLAZA ASSOC LLC ASPEN , CO 81611 602 E COOPER #202 434 EAST COOPER AVENUE LLC CHICAGO, IL 60614 2001 N HALSTED STE 304 KANDYCOM INC ARCADIA, CA 91006 766 SINGING WOOD DR CARLSON BRUCE E TRUST ASPEN, CO 81612 PO BOX 3587 NORTON LLC BOCA RATON, FL 33431 2424 N FEDERAL HWY #210 WOODS FAMILY LP ASPEN, CO 81612 PO BOX 11468 312 EAST HYMAN AVENUE LLC CHICAGO, IL 60614 2001 NORTH HALSTED # 304 407 HYMAN LLC ASPEN, CO 81611 416 MOORE DR 426 EAST HYMAN AVE LLC ASPEN, CO 81612 PO BOX 4068 MEYER BUSINESS BUILDING LLC BASALT, CO 81621 23655 TWO RIVERS RD ASPEN SKIING COMPANY LLC ASPEN, CO 81612 PO BOX 1248 LIMELIGHT SUB/PUD ASPEN, CO 81611 E HYMAN AVE COX JAMES E LIVING TRUST CAPITOLA, CA 95010 1260 41ST AVE #O 413 EAST HYMAN AVENUE LLC CHICAGO , IL 60614 2001 NORTH HALSTED #304 411 EAST HYMAN AVENUE LLC CHICAGO, IL 60614 2001 N HALSTED #304 410 AH LLC ASPEN, CO 81612 PO BOX 4068 CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST COLLINS BLOCK LLC ASPEN, CO 81611 205 S GALENA ST G & K LAND CO LLC CARBONDALE, CO 81623 0167 WILLOW LN F & M VENTURES LLC ASPEN, CO 81611 415 E HYMAN AVE 415 EAST HYMAN AVE LLC ASPEN, CO 81612 PO BOX 4068 COTTONWOOD VENTURES I LLC ASPEN, CO 81611 419 E HYMAN AVE 419 EAST HYMAN AVENUE LLC CHICAGO, IL 60614 2001 NORTH HALSTED # 304 PARAGON PENTHOUSE LLC BEVERLY HILLS, CA 90212 9950 SANTA MONICA BLVD COTTONWOOD VENTURES II LLC ASPEN, CO 81611 419 E HYMAN AVE 419 AH LLC ASPEN, CO 81612 PO BOX 4068 WILLIAMS DEXTER M ASPEN, CO 81611 82 W LUPINE DR HALL CHARLES L ASPEN, CO 81612 PO BOX 1819 P137 IV.A. VALLEY INVESTMENTS LLC ASPEN, CO 81611 602 E COOPER #202 COTTONWOOD VENTURES II LLC DALLAS, TX 75201 300 CRESCENT CT #850 LINDNER PROPERTIES LLC BELLEVUE, WA 98008 17017 SE 26TH ST WHEELER BLOCK BUILDING LLC COLUMBIA, MO 65203 211 N STADIUM BLVD STE 201 FREDRICK LARRY D ASPEN, CO 81611 215 S MONARCH ST #G101 ROBERTS JANET A ASPEN, CO 81611 215 S MONARCH ST #G101 MOJO ASPEN LLC ASPEN, CO 81611 215 S MONARCH #G102 CLARKS ASPEN LLC BLANDING , UT 84511 818 SOUTH MAIN ST GRAND SLAM HOLDINGS LLC ASPEN, CO 81611 215 S MONARCH ST #101 ORR ROBERT L GRAND JUNCTION, CO 81506 2700 G ROAD #12A CLARK FAMILY TRUST ASPEN, CO 81612 PO BOX 362 BRINING ROBERT D ASPEN, CO 81611 215 S MONARCH #203 PCU-5 LLC ASPEN, CO 81611 418 E COOPER AVE #201 HART GEORGE DAVID & SARAH C SNOWMASS VILLAGE, CO 81615 PO BOX 5491 BERNSTEIN JEREMY M PROFIT SHARING PLAN ASPEN, CO 81611 610 NORTH ST KELLY GARY ASPEN, CO 81612 PO BOX 12356 DAVIDSON DONALD W ASPEN, CO 81611 864 CEMETERY LN 1000 EAST HOPKINS LLC ASPEN, CO 81611 215 S MONARCH #104 BRINING ROBERT ASPEN, CO 81611 215 S MONARCH ST #203 DAVIS HORN INCORPORATED ASPEN, CO 81611 215 S MONARCH #104 GOODING NANCY A ENGLEWOOD, CO 80111 4800 S HOLLY ST TRUE JAMES R ASPEN, CO 81612 PO BOX 2864 JOHNSON PETER C & SANDRA K ASPEN, CO 81611-1008 51 OVERLOOK DR PARK CENTRAL CONDO ASSOC ASPEN, CO 81611 215 S MONARCH ST STE 203 CM LLC ASPEN, CO 81611 230 S MILL ST WENDELIN ASSOC PITTSFORD , NY 14534 1173 PITTSFORD VICTOR RD #250 FOOTLOOSE MOCCASIN MAKERS INC CANON CITY , CO 812129484 44 SILVERADO CT 400 EAST HYMAN LLC ASPEN, CO 81611 400 E HYMAN AVE # A202 MTN ENTERPRISES 80B EAGLE, CO 816315739 PO BOX 5739 DOLE MARGARET M ASPEN, CO 816111989 400 E HYMAN AVE #302 P138 IV.A. KANTZER TAYLOR M FAM TRST #1 MANHATTAN BEACH, CA 90266 216 SEVENTEENTH ST 400 HYMAN LLC BOCA RATON, FL 33496 6829 QUEENFERRY CIR 400 HYMAN LLC RIFLE, CO 816500351 PO BOX 351 MCDONALDS CORPORATION 05/152 GLENWOOD SPRINGS, CO 81601 142 TANAGER DR GORSUCH COOPER LLC VAIL, CO 81657 263 E GORE CREEK DR HUDSON KAREN DAY ASPEN, CO 81611 409 E COOPER AVE PEYTON MARI ASPEN, CO 81611 409 E COOPER #4 PROSPECTOR FRACTIONAL OWNERS ASSOC ASPEN, CO 81611 301 E HYMAN AVE #108 ASPEN GOLDEN HORN LLC BEVERLY HILLS, CA 90212 9420 WILSHIRE BLVD 4TH FL ELLIOTT ELYSE A TRUST ASPEN, CO 81611 610 NORTH ST BRAND BUILDING LLC ASPEN, CO 81611 205 S GALENA ST BLAU JEFF T NEW YORK, NY 10023 60 COLUMBUS CR 19TH FL HINDERSTEIN FAM REV TRUST GREENBANK, WA 98253 4415 HONEYMOON BAY RD BRAND 13 LLC ASPEN, CO 81611 623 E HOPKINS AVE LEVY ASPEN RESIDENCE TRUST MIAMI BEACH, FL 33140 5959 COLLINS AVE WALL JANET REV TRUST ASPEN, CO 81611 205 S GALENA ST WHEELER SQUARE - CASPER FAMILY LLC ASPEN, CO 81611 315 E HYMAN KAUFMAN GIDEON I ASPEN, CO 81611 315 E HYMAN AVE STE 305 KAUFMAN GIDEON I ASPEN, CO 81611 315 E HYMAN AVE #305 KATIE REED BUILDING LLC ASPEN, CO 81611 401 S HUNTER ST #3 RACZAK JOSEPH S & JANET L SNOWMASS, CO 81654 0234 LIGHT HILL RD WHEELER SQUARE CONDO ASSOC ASPEN, CO 81611 315 E HYMAN AVE ASPEN COMMERCIAL CONDO ASSOC ASPEN, CO 81611 307 S MILL ST TOM THUMB BUILDING CONDO ASSOC ASPEN, CO 81611 400 E HYMAN AVE SILVER SLAM COMMERCIAL LLC NEW YORK, NY 10023 60 COLUMBUS CIR BRAND BUILDING CONDO ASSOC ASPEN, CO 81611 205 S GALENA ST COLLINS BLOCK CONDO ASSOC ASPEN, CO 81611 COMMON AREA 204 S MILL ST DUVIKE CONDO ASSOC ASPEN, CO 81611 COMMON AREA 420 E HYMAN AVE GOLDEN HORN BUILDING CONDO ASSOC ASPEN, CO 81611 COMMON AREA 400 E COOPER AVE PARK PLACE CONDO ASSOC ASPEN, CO 81611 COMMON AREA 408 S MILL ST P139 IV.A. KATIE REED PLAZA CONDO ASSOC ASPEN, CO 81611 COMMON AREA 301 E HOPKINS AVE ROARING FORK CONDOS ASSOC ASPEN, CO 81611 COMMON AREA 415 E HYMAN AVE PARAGON BUILDING CONDO ASSOC ASPEN, CO 81611 COMMON AREA 419 E HYMAN AVE FIERCELY LOCAL ASPEN, CO 81611 328 E HYMAN AVE 314 HEXAGON LLC OLATHE, KS 66061 25880 W 104 TERR COLORADO MOUNTAIN NEWS MEDIA CO CARSON CITY, NV 89701 580 MALLORY WY 314-200 HEXAGON LLC OLATHE, KS 66061 25880 W 104 TERR MOTHER LODE CONDO ASSOC INC OLATHE, KS 66061 25880 W 104 TER 314-PH HEXAGON LLC OLATHE, KS 66061 25880 W 104 TERR MOTHER LODE CONDO ASSOC ASPEN, CO 81611 COMMON AREA 314 E HYMAN AVE 414 422 EAST COOPER AVENUE LLC CHICAGO, IL 60614 2001 N HALSTED #304 P140 IV.A. ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif.8/9/2016 5:25:46 PMASPEN, CO CS−1_−COVER SHEET305-307 S. MILL ST. AS P E N , C O LO C A L J U R I S D I C T I O N : TH E C I T Y O F A S P E N 13 0 S . G A L E N A S T R E E T AS P E N , C O 8 1 6 1 1 TE L ( 9 7 0 ) 4 2 9 - 2 7 6 1 CO N T A C T : B Y D E P A R T M E N T AR C H I T E C T : MO D I F . A R C H I T E C T U R E , L L C . 12 0 0 W . L A K E S T R E E T , S U I T E 2 0 0 CH I C A G O , I L 6 0 6 0 7 TE L 7 7 3 - 3 0 7 - 8 4 2 0 CO N T A C T : R O B A V I L A , R A , L E E D A P OR S T E V E C O U G H L I N , R A LA N D P L A N N E R : BE N D O N A D A M S L L C 30 0 S O . S P R I N G S T , S T E . 20 2 AS P E N , C O 8 1 61 1 TE L ( 9 7 0 ) 9 2 5 - 28 5 5 CO N T A C T : CH R I S B E N D O N VI C I N I T Y M A P DR A W I N G L I S T : SH E E T N U M B E R SH E E T N A M E CS - 1 CO V E R S H E E T PA - 1 EX I S T I N G P U B L I C A M E N I T Y PA - 2 PR O P O S E D P U B L I C A M E N I T Y A- 0 1 0 PR O P O S E D S I T E P L A N FA R - 1 FL O O R P L A N - F A R C A L C U L A T I O N S NL - 1 FL O O R P L A N - N E T L E A S A B L E A- 2 1 0 EX T E R I O R E L E V A T I O N S A- 2 1 1 EX T E R I O R E L E V A T I O N S 1 O F 2 IM P R O V E M E N T S U R V E Y P L A T EC - 1 EX I S T I N G C O N D I T I O N F L O O R P L A N A- 1 0 0 PR O P O S E D F L O O R P L A N LA N D L O R D : M D E V E L O P M E N T 20 0 1 N . H A L S T E D S T . , S U I T E 3 0 4 CH I C A G O , I L 6 0 6 1 4 CO N T A C T : M A R K H U N T EC - 2 EX I S T I N G C O N D I T I O N F L O O R P L A N A- 2 2 0 BU I L D I N G S E C T I O N S TI A TI A S I T E P L A N - PR O P O S E D R E N D E R I N G A N D E X I S T . T R E L L I S D I A G R A M - PR O P O S E D S T R E E T S C A P E R E N D E R I N G D- 0 1 0 RO O F D E M O L I T I O N C A L C U L A T I O N S D- 0 2 0 WA L L D E M O L I T I O N C A L C U L A T I O N S A- 1 6 0 PR O P O S E D R O O F P L A N A- 2 4 0 PR O P O S E D O U T D O O R L I G H T I N G 2 O F 2 IM P R O V E M E N T S U R V E Y P L A T NO. DATE BYDESCRIPTION P141 IV.A. SURVEYOR'S CERTIFICATE ,0$5.6%(&./(5+(5(%<&(57,)<720,//675((7//&$'(/$:$5(/,0,7('/,$%,/,7<&203$1<7+$77+,6,6$1³,03529(0(17 6859(<3/$7´$6'(),1('%<&56†  $1'7+$7,7,6$02180(17('/$1'6859(<6+2:,1*7+(&855(17/2&$7,212)$// STRUCTURES, WATER COURSES, WATER FEATURES AND/OR BODIES OF WATER, FLOOD PLAIN, ROADS, TRAILS, VISIBLE UTILITIES, FENCES, HEDGES, OR WALLS SITUATED ON THE DESCRIBED PARCEL AND WITHIN FIVE FEET OF ALL BOUNDARIES OF SUCH PARCEL, ANY CONFLICTING BOUNDARY EVIDENCE OR VISIBLE ENCROACHMENTS, AND ALL EASEMENTS AND RIGHTS OF WAY OF A PUBLIC OR PRIVATE NATURE THAT ARE VISIBLE, OR APPARENT, OR OF RECORD AND UNDERGROUND UTILITIES, AS SPECIFIED ON THE IMPROVEMENT SURVEY PLAT. THE ERROR OF CLOSURE FOR THIS SURVEY IS LESS THAN 1/15,000. ______________________________________ MARK S. BECKLER L.S. #28643 PROPERTY DESCRIPTION (PER CLIENT'S ATTORNEY) UNITS A, B AND C, ASPEN COMMERCIAL CONDOMINIUM, ACCORDING TO THE CONDOMINIUM MAP THEREOF RECORDED NOVEMBER 6, 1974 IN PLAT BOOK 4 AT PAGE 499 AND AS DEFINED AND DESCRIBED IN THE CONDOMINIUM DECLARATION FOR ASPEN COMMERCIAL CONDOMINIUM RECORDED NOVEMBER 7, 1974 IN BOOK 293 AT PAGE 61. CITY & TOWNSITE OF ASPEN STATE OF COLORADO NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. SOPRIS ENGINEERING - LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 (970) 704-0311 SOPRISENG@SOPRISENG.COM 5/12/2016 - 16087 - G:\2016\16087\SURVEY\Survey DWGs\ISP\16087 ISP-DESIGN SURVEY.dwg VICINITY MAP SCALE: 1" = 2000' GENERAL UTILITY NOTES: THE LOCATIONS OF UNDERGROUND UTILITIES HAVE BEEN PLOTTED BASED ON UTILITY MAPS, CONSTRUCTION/DESIGN PLANS, OTHER INFORMATION PROVIDED BY UTILITY COMPANIES AND ACTUAL FIELD LOCATIONS IN SOME INSTANCES. THESE UTILITIES, AS SHOWN, MAY NOT REPRESENT ACTUAL FIELD CONDITIONS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT ALL UTILITY COMPANIES FOR FIELD LOCATION OF UTILITIES PRIOR TO CONSTRUCTION. 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 020 20 40 20 8010 IMPROVEMENT SURVEY PLAT: ASPEN COMMERCIAL CONDOMINIUM SITUATED IN LOTS H & I, BLOCK 82 CITY & TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO SHEET 1 OF 2 SOURCE DOCUMENTS: x PLAT - CONDOMINIUM MAP OF ASPEN COMMERCIAL CONDOMINIUM (11/06/1974 PLAT BOOK 4 PAGE 499 (REC. NO. 171191) x PLAT - THE PROSPECTOR, A CONDOMINIUM (11/07/1984 PLAT BOOK 16 PAGE 67 REC. NO. 263786) x PLAT - CITY & TOWNSITE OF ASPEN MAP-GE BUCHANAN MAP (12/16/1959 REC. NO. 102025) x PLAT - WHEELER SQUARE, A CONDOMINIUM (12/30/1996 PLAT BOOK 41 PAGE 23 REC. NO. 400468) x DEED - BOOK 359 PAGE 39 x CONDOMINIUM DECLARATION - ASPEN COMMERCIAL CONDOMINIUM (11/06/1974 BOOK 293 PAGE 61 REC. NO. 171187) x RESOLUTION - NO. 03 (SERIES OF 2002) (04/25/2002 REC. NO. 466645) x RESOLUTION - NO. 27 (SERIES OF 2008) (12/11/2008 REC. NO. 554946) x RESOLUTION - NO. 32 (SERIES OF 2012) (12/13/2002 REC. NO. 594792) x RESOLUTION - NO. 13 (SERIES OF 2013) (04/25/2013 REC. NO. 598947) x RESOLUTION - NO. 15 (SERIES OF 2013) (05/08/2013 REC. NO. 599328) x WARRANTY DEED - GRANTOR: ROBERT BARNARD TRUST, GRANTEE: 305-7 MILL STREET LLC, A DELAWARE LIMITED COMPANY x RESOLUTION - NO. 27 (SERIES OF 2015) (10/09/2015 REC. NO. 624023) ALL OF THE PITKIN COUNTY, COLORADO RECORDS-UNLESS OTHERWISE NOTED. SURVEY NOTES 1) DATE OF FIELD WORK: APRIL 21, 25, 2016. 2) DATE OF PREPARATION: APRIL - MAY, 2016. 3) LINEAR UNITS: THE LINEAR UNIT USED IN THE PREPARATION OF THIS PLAT IS THE U.S. SURVEY FOOT AS DEFINED BY THE UNITED STATES DEPARTMENT OF COMMERCE, NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY.  %$6,62)%($5,1*$%($5,1*2)6ƒ :%(7:((1*36&21752/02180(1712$1' GPS CONTROL MONUMENT NO. 8 PER THE CITY OF ASPEN GPS CONTROL MONUMENTATION MAP 35(3$5('%<0$5&,1(1*,1((5,1*7+,65(68/76,1$&/2&.:,6(527$7,212)ƒ )520 THE CITY OF ASPEN TOWNSITE BEARINGS. 5) THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY SOPRIS ENGINEERING, LLC (SE) TO DETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDING EASEMENTS, RIGHTS OF WAY AND/OR TITLE OF RECORD, SE RELIED UPON DOCUMENTS PROVIDED BY THE CLIENT'S ATTORNEY AND DOCUMENTS AND PLATS OF RECORD AS SHOWN IN THE SOURCE DOCUMENTS, HEREON. 6) BASIS OF ELEVATION: THE 1998 CITY OF ASPEN CONTROL DATUM, WHICH IS BASED ON AN ELEVATION OF 7720.88' (NAVD 1988) ON THE NGS STATION "S-159". THIS ESTABLISHED A SITE BENCHMARK ELEVATION OF 7918.09' ON A FOUND MAGNETIC NAIL WITH A METAL DISK (L.S. 25947) MONUMENTING THE NORTHEAST CORNER OF THE SUBJECT PROPERTY. 7) CONTOUR INTERVAL: ONE (1) FOOT. 8) ADDRESS: 305 AND 307, SOUTH MILL STREET. 9) PITKIN COUNTY PARCEL NOS. 273718217003, 273718217004, 273718217005 AND 273718217802. 10) ACCORDING TO THE FLOOD INSURANCE RATE MAP NUMBER 08097C0203C (JUNE 4, 1987) THE SUBJECT PROPERTY ARE NOT WITHIN A FLOOD ZONE. 11) SAID DESCRIBED PROPERTY IS IN A SLOPE PERCENTAGE CATEGORY OF 0-20% (OR LESS), ACCORDING TO THE PERCENT SLOPE MAP, PREPARED JULY 1, 2009 BY ASPEN PITKIN GIS. 12) SAID DESCRIBED PROPERTY IS WITHIN THE MUD FLOW ZONES, ACCORDING TO THE 2014 CITY OF ASPEN URBAN RUNOFF MANAGEMENT PLAN (FIGURE ES-7) AND OUTSIDE THE POTENTIAL GEOLOGICAL HAZARD ZONES, ACCORDING TO THE 2001 CITY OF ASPEN MASTER DRAINAGE PLAN. U.S. SURVEY FEET P 1 4 2 I V . A . NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. SOPRIS ENGINEERING - LLC CIVIL CONSULTANTS 502 MAIN STREET, SUITE A3 CARBONDALE, COLORADO 81623 (970) 704-0311 SOPRISENG@SOPRISENG.COM 5/12/2016 - 16087 - G:\2016\16087\SURVEY\Survey DWGs\ISP\16087 ISP-DESIGN SURVEY.dwg GENERAL UTILITY NOTES: THE LOCATIONS OF UNDERGROUND UTILITIES HAVE BEEN PLOTTED BASED ON UTILITY MAPS, CONSTRUCTION/DESIGN PLANS, OTHER INFORMATION PROVIDED BY UTILITY COMPANIES AND ACTUAL FIELD LOCATIONS IN SOME INSTANCES. THESE UTILITIES, AS SHOWN, MAY NOT REPRESENT ACTUAL FIELD CONDITIONS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT ALL UTILITY COMPANIES FOR FIELD LOCATION OF UTILITIES PRIOR TO CONSTRUCTION. 1 inch = ft. ( IN FEET ) GRAPHIC SCALE 010 10 20 10 405 IMPROVEMENT SURVEY PLAT: ASPEN COMMERCIAL CONDOMINIUM SITUATED IN LOTS H & I, BLOCK 82 CITY & TOWNSITE OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO SHEET 2 OF 2 SEWER MANHOLE CURB STOP ELECTRIC TRANSFORMER ELECTRIC METER CATV PEDESTAL EXISTING CONDITIONS LEGEND SIGN LIGHT POLE UTILITY MANHOLE UNDERGROUND ELECTRIC GAS LINE WATER LINE SEWER LINE DECIDUOUS TREE (#" = TRUNK DIAMETER X #' = DRIPLINE) ugug w w ssss ue ue WATER HYDRANT WATER VALVE DRYWELL SURVEY NOTES 1) DATE OF FIELD WORK: APRIL 21, 25, 2016. 2) DATE OF PREPARATION: APRIL - MAY, 2016. 3) LINEAR UNITS: THE LINEAR UNIT USED IN THE PREPARATION OF THIS PLAT IS THE U.S. SURVEY FOOT AS DEFINED BY THE UNITED STATES DEPARTMENT OF COMMERCE, NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY.  %$6,62)%($5,1*$%($5,1*2)6ƒ :%(7:((1*36&21752/02180(1712$1' GPS CONTROL MONUMENT NO. 8 PER THE CITY OF ASPEN GPS CONTROL MONUMENTATION MAP 35(3$5('%<0$5&,1(1*,1((5,1*7+,65(68/76,1$&/2&.:,6(527$7,212)ƒ )520 THE CITY OF ASPEN TOWNSITE BEARINGS. 5) THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY SOPRIS ENGINEERING, LLC (SE) TO DETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALL INFORMATION REGARDING EASEMENTS, RIGHTS OF WAY AND/OR TITLE OF RECORD, SE RELIED UPON DOCUMENTS PROVIDED BY THE CLIENT'S ATTORNEY AND DOCUMENTS AND PLATS OF RECORD AS SHOWN IN THE SOURCE DOCUMENTS, HEREON. 6) BASIS OF ELEVATION: THE 1998 CITY OF ASPEN CONTROL DATUM, WHICH IS BASED ON AN ELEVATION OF 7720.88' (NAVD 1988) ON THE NGS STATION "S-159". THIS ESTABLISHED A SITE BENCHMARK ELEVATION OF 7918.09' ON A FOUND MAGNETIC NAIL WITH A METAL DISK (L.S. 25947) MONUMENTING THE NORTHEAST CORNER OF THE SUBJECT PROPERTY. 7) CONTOUR INTERVAL: ONE (1) FOOT. 8) ADDRESS: 305 AND 307, SOUTH MILL STREET. 9) PITKIN COUNTY PARCEL NOS. 273718217003, 273718217004, 273718217005 AND 273718217802. 10) ACCORDING TO THE FLOOD INSURANCE RATE MAP NUMBER 08097C0203C (JUNE 4, 1987) THE SUBJECT PROPERTY ARE NOT WITHIN A FLOOD ZONE. 11) SAID DESCRIBED PROPERTY IS IN A SLOPE PERCENTAGE CATEGORY OF 0-20% (OR LESS), ACCORDING TO THE PERCENT SLOPE MAP, PREPARED JULY 1, 2009 BY ASPEN PITKIN GIS. 12) SAID DESCRIBED PROPERTY IS OUTSIDE THE MUD FLOW ZONES, ACCORDING TO THE 2014 CITY OF ASPEN URBAN RUNOFF MANAGEMENT PLAN AND OUTSIDE THE POTENTIAL GEOLOGICAL HAZARD ZONES, ACCORDING TO THE 2001 CITY OF ASPEN MASTER DRAINAGE PLAN. EX:####.#'+/- = SPOT ELEVATION P 1 4 3 I V . A . 16 1 4 S . F . PU B L I C AM E N I T Y ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 3/32" = 1’−0"8/9/2016 5:25:54 PMASPEN, CO PA−1_−EXISTING PUBLIC AMENITY PLAN 305-307 S. MILL ST.NO. DATE BY DESCRIPTION P144 IV.A. EA S T H Y M A N A V E N U E S O U T H M I L L S T R E E T WA G N E R P A R K A D J A C E N T B U I L D I N G PA V E D WA L K PA V E D WA L K B R I C K P A V E D P E D E S T R I A N M A L L LI N E O F EX I S T I N G WA L L BU I L D I N G AD D I T I O N P L A N T E R 30 5 M I L L S T . 30 7 M I L L S T . BU I L D I N G AD D I T I O N TR E E GR A T E TR E E GR A T E TR E E GR A T E TR E E GR A T E NE W T R E E B Y T H E CI T Y O F A S P E N PU B L I C A M E N I T Y 83 4 . 4 6 S . F . T R A S H A R E A ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 1/8" = 1’−0"8/9/2016 5:25:55 PMASPEN, CO PA−2_−PROPOSED PUBLIC AMENITY 305-307 S. MILL ST. 1 / 8 " = 1 ' - 0 " 1 PR O P O S E D P U B L I C A M E N I T Y NO. DATE BY DESCRIPTION P145 IV.A. NE T L E A S A B L E AR E A - 1 , 7 7 1 S . F . NE T L E A S A B L E AR E A - 1 , 6 0 2 S . F . NE T L E A S A B L E AR E A - 1 1 4 S . F . NE T L E A S A B L E AR E A - 7 0 S . F . ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 1/4" = 1’−0"8/9/2016 5:25:49 PMASPEN, CO EC−1_−EXISTING CONDTION PLAN 305-307 S. MILL ST. NE T L E A S A B L E : 1 , 7 7 1 + 1 , 6 0 2 + 1 1 4 + 7 0 = 3 , 5 5 7 S . F . CO M M O N A R E A : 0 S . F . NO. DATE BY DESCRIPTION P146 IV.A. NE T L E A S A B L E AR E A - 1 , 4 1 3 S . F . CO M M O N A R E A - 5 3 S . F . ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 1/4" = 1’−0"8/9/2016 5:25:50 PMASPEN, CO EC−2_−EXISTING CONDITION PLAN 305-307 S. MILL ST. NE T L E A S A B L E : 1 , 4 1 3 S . F . CO M M O N A R E A : 5 3 S . F . NO. DATE BY DESCRIPTION P147 IV.A. EA S T H Y M A N A V E N U E S O U T H M I L L S T R E E T WA G N E R P A R K A D J A C E N T B U I L D I N G PA V E D WA L K PA V E D WA L K B R I C K P A V E D P E D E S T R I A N M A L L LI N E O F EX I S T I N G WA L L BU I L D I N G AD D I T I O N 30 5 M I L L S T . 30 7 M I L L S T . BU I L D I N G AD D I T I O N TR E E GR A T E TR E E GR A T E TR E E GR A T E TR E E GR A T E AW N I N G NE W T R E E B Y T H E CI T Y O F A S P E N AW N I N G A W N I N G AW N I N G 3 0 0 S . F . T R A S H A R E A 6' - 2 " 2 5 ' - 7 " 1 9 ' - 7 " 8' - 0 " 8' - 0 " 3' - 0 " 6 ' - 8 " 60 ' - 4 " 1 0 0 ' - 0 " LI N E O F EX I S T I N G WA L L 6 ' - 0 " 4 ' - 0 " 8 ' - 0 " 3 0 ' - 0 " 5 ' - 5 " 10 ' - 0 " B/ O A W N I N G = 9 ' - 3 " AB O V E G R A D E B/ O A W N I N G = 7 ' - 9 " AB O V E G R A D E B/ O A W N I N G = 1 0 ' - 0 " AB O V E G R A D E BR I C K P A V E R S TO M A T C H E X I S T I N G AB O V E G R A D E PL A N T E R S , T Y P . 4 Y D . DU M P S T E R 4 Y D . DU M P S T E R 4 Y D . DU M P S T E R R E C Y C L I N G NE W C R O S S WA L K A N D CU R B C U T ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 1/8" = 1’−0"8/9/2016 5:25:29 PMASPEN, CO A−010_−SITE PLAN305-307 S. MILL ST. 1 / 8 " = 1 ' - 0 " 1 SI T E P L A N NO. DATE BY DESCRIPTION P148 IV.A. DN UP UP UP TE N A N T ' C ' 10 2 TE N A N T ' B ' 10 1 TO I L E T 10 4 2 A- 2 2 0 TE N A N T ' A ' 10 0 1 A- 2 2 0 3 A- 2 2 0 10 ' - 0 " 3 0 ' - 8 " 33 ' - 0 " 1 6 ' - 1 1 " 8' - 0 " 8' - 0 " 5' - 8 " 40 ' - 1 " 3' - 1 " 60 ' - 4 " 6 7 ' - 4 " 3 2 ' - 8 " 1 0 0 ' - 0 " 3 0 0 S . F . T R A S H A R E A SH A R E D CO R R I D O R 10 3 TO I L E T 10 5 6 ' - 0 " 4 3 ' - 5 " 8 ' - 0 " 3 0 ' - 0 " DN ST A I R # 1 10 6 ST A I R # 2 10 7 EL E V A T O R 10 8 A I R C U R T A I N B Y T E N A N T A I R C U R T A I N B Y T E N A N T AI R C U R T A I N BY T E N A N T A I R C U R T A I N B Y T E N A N T CO R R I D O R 10 9 2 ' - 6 " 2' - 6 " 2 ' - 6 " 2 ' - 6 " 5 ' - 0 " 5 ' - 0 " 5 ' - 0 " 6' - 0 " 4 Y D . 4 Y D . 4 Y D . RE C Y . , TY P . 2' - 7 " 1 5 ' - 5 " 6 ' - 9 " 3' - 4 " TE N A N T ' B ' LO W E R L E V E L L1 0 0 60 ' - 4 " 1 0 0 ' - 0 " 30 " X 4 8 " AR E A O F RE S C U E ST A I R # 1 10 6 EL E V A T O R 10 8 60 ' - 4 " 66' - 4" EX T E N T O F EX I S T I N G BA S E M E N T CO N C E P T U A L L A Y O U T O F PR O P O S E D F O U N D A T I O N UN D E R P I N N I N G , T Y P . TE N A N T ' A ' ST O R A G E 11 0 5' - 9"23' - 6"4' - 5" 10 ' - 0 " 42 ' - 8 " 7' - 8"ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 3/16" = 1’−0"8/9/2016 5:25:30 PMASPEN, CO A−100_−PROPOSED FLOOR PLAN 305-307 S. MILL ST. 3 / 1 6 " = 1 ' - 0 " 1 FL O O R P L A N - M A I N F L O O R 3 / 1 6 " = 1 ' - 0 " 2 FL O O R P L A N - L O W E R L E V E L NO. DATE BY DESCRIPTION P149 IV.A. PL U M B I N G VE N T EX H A U S T FA N EX H A U S T FA N EX H A U S T FA N R. D . O. R . D . RT U R.D . O. R . D . RT U PL U M B I N G VE N T RT U R.D . O. R . D . R. D . O. R . D . PL U M B I N G VE N T M A U EX H A U S T FA N AL L F U T U R E R O O F T O P M E C H A N I C A L E Q U I P M E N T , IN C L U D I N G V E N T S A N D D U C T S , S H A L L N O T E X C E E D A H E I G H T O F 1 3 ' - 5 " . S E E E X T E R I O R E L E V A T I O N S . RT U SC R E E N , T Y P . 2 2 ' - 1 " 1 6 ' - 2 " 28 ' - 4 " 25 ' - 1 0 " 23 ' - 1 1 " 21 ' - 5 " 17 ' - 6 " 15 ' - 0 " 18 ' - 1 1 " 8' - 1 1 " 20 ' - 5 " R T U DU C T W O R K BE L O W R O O F , T Y P . RT U R T U 15 ' - 0 " 22 ' - 1 1 " ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 3/16" = 1’−0"8/10/2016 5:10:38 PMASPEN, CO A−160_−PROPOSED ROOF PLAN 305-307 S. MILL ST. 3 / 1 6 " = 1 ' - 0 " 1 PR O P O S E D R O O F P L A N NO. DATE BYDESCRIPTION P150 IV.A. UP UP UP DN FLOOR AREA SUMMARY:MAIN LEVEL: 5,431.23 SF LOWER LEVEL: 5,000.00 SFCOMMERCIAL AREA: 4,399.98 SF (RED & BLUE)DEDUCTIONS: 1031.25 SF (PURPLE)AREA TOWARDS FAR: 4,399.98 SF COMMERCIAL AREA: 5,000.00 SF (RED)DEDUCTIONS: 5,000.00 SF (SUBGRADE EXEMPT)AREA TOWARDS FAR: 0 SF TOTAL FAR: 4,399.98 SF (0.73:1 FAR)ZONING INFORMATION AND CALCULATIONS:ZONING: (CC) COMMERCIAL CORE NET LOT AREA: 6,029 SF (60'-3 1/2" X 100')ZONING ALLOWANCE (2:1) 12,058 SF (2 X 6,029 SF)CALCULATIONS:GROSS FLOOR AREA:COMMERCIAL SPACE: 8,982.19 SF (RED & BLUE)LANDSCAPE SPACE: 731.10 SF (PURPLE)EXEMPT SPACE: 5031.25 SF (LL & PURPLE)EXPOSED WALL BELOW GRADE NORTH: 0 SF EXPOSED SOUTH: 0 SF EXPOSED EAST: 0 SF EXPOSED WEST: 0 SF EXPOSED BELOW GRADE WALL AREA:NORTH: 60'-3 1/2"SOUTH: 60'-3 1/2"EAST: 100'-0"WEST: 100'-0"TOTAL: 320'-7" LENGTH X____20'-0" HEIGHT 6,411'-8" SF TOTAL WALL AREA 0 SF TOTAL EXPOSED WALL AREA 0 / 6,411'-8" = 0% APPLIED FINAL FLOOR AREA:MAIN LEVEL = 5,431.23 SF (1031.25 SF SF EXEMPT)LOWER LEVEL = 0 SF (5,000.00 SF EXEMPT)CUMULATIVE = 4,399.98 SF (0.73:1 FAR) TE N A N T ' B ' LO W E R L E V E L L1 0 0 CO M M E R C I A L A R E A : 4, 0 0 0 . 0 0 S F EL E V A T O R 10 8 ST A I R # 1 10 6 TE N A N T ' A ' ST O R A G E 11 0 CO M M E R C I A L A R E A : 1, 0 0 0 . 0 0 S F TE N A N T ' C ' 10 2 42 9 S F TE N A N T ' B ' 10 1 TO I L E T 10 4 10 ' - 0 " TE N A N T ' A ' 10 0 CO M M E R C I A L A R E A : 4, 3 9 9 . 9 8 S F HA R D S C A P E / L A N D S C A P E AR E A 7 3 1 . 1 0 S F (E X E M P T ) TR A S H A N D U T I L I T Y AR E A 5 8 2 . 2 1 S F SH A R E D CO R R I D O R 10 3 TO I L E T 10 5 T R A S H A R E A 6 ' - 0 " 8' - 0 " EL E V A T O R 10 8 ST A I R # 1 10 6 EL E V A T O R A N D ST A I R T O P LA N D I N G 1 5 5 . 0 7 S F (E X E M P T ) ST A I R T O P LA N D I N G 1 4 5 . 0 8 S F (E X E M P T ) CO R R I D O R 10 9 ST A I R # 2 10 7 ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif.As indicated 8/9/2016 5:25:51 PMASPEN, CO FAR−1_−FAR CALCULATIONS305-307 S. MILL ST. 3 / 1 6 " = 1 ' - 0 " 2 FA R C A L C U L A T I O N S - L O W E R L E V E L 3 / 1 6 " = 1 ' - 0 " 3 FA R C A L C U L A T I O N S - M A I N F L O O R NO. DATE BY DESCRIPTION P151 IV.A. UP UP UP DN TE N A N T ' B ' LO W E R L E V E L L1 0 0 NE T L E A S A B L E A R E A : 3, 7 5 0 . 7 0 S F EL E V A T O R 10 8 ST A I R # 1 10 6 TE N A N T ' A ' ST O R A G E 11 0 NE T L E A S A B L E A R E A : 86 9 . 8 5 S F TE N A N T ' C ' 10 2 42 9 S F TE N A N T ' B ' 10 1 TO I L E T 10 4 10 ' - 0 " TE N A N T ' A ' 10 0 NE T L E A S A B L E A R E A : 3, 7 9 8 . 3 0 S F NO N - U N I T C O M M O N AR E A 5 8 2 . 2 1 S F TO I L E T 10 5 SH A R E D CO R R I D O R 10 3 T R A S H A R E A CO R R I D O R 10 9 NO N - U N I T C O M M O N AR E A 2 6 5 . 3 7 S F NO N - U N I T C O M M O N AR E A 1 0 9 . 4 1 S F ST A I R # 1 10 6 ST A I R # 2 10 7 NO N - U N I T C O M M O N AR E A 1 4 4 . 2 8 S F NET LEASABLE CALCULATIONS:MAIN LEVEL: LO W E R L E V E L : NET LEASABLE AREA: 3,798.30 SF SUB-TOTAL MAIN LEVEL: 3,798.30 SF NET LEASABLE AREA: 4,620.55 SF SUB-TOTAL LOWER LEVEL: 4,620.55 SF TOTAL NET LEASABLE: 8,418.85 SF ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif.As indicated 8/9/2016 5:25:52 PMASPEN, CO NL−1_−NET LEASABLE305-307 S. MILL ST. 3 / 1 6 " = 1 ' - 0 " 1 NE T L E A S A B L E - L O W E R L E V E L 3 / 1 6 " = 1 ' - 0 " 2 NE T L E A S A B L E - M A I N F L O O R NO. DATE BY DESCRIPTION P152 IV.A. NE W P A R A P E T 11 ' - 0 " EX I S T . P A R A P E T 13 ' - 5 " NE W R O O F L E V E L 10 ' - 9 " NO R T H E A S T GR A D E -1 ' - 8 1 / 2 " NO R T H W E S T GR A D E -2 ' - 6 1 / 2 " AD J A C E N T BU I L D I N G OP E N AC C O R D I A N ST O R E F R O N T DO O R S TR A S H AN D U T I L I T Y AR E A EX I S T I N G B U I L D I N G PR O P O S E D B U I L D I N G EX I S T I N G B U I L D I N G ST E E L P L A T E C A N O P Y NE W T R A S H A R E A ME T A L S C R E E N A N D G A T E WO O D S I D I N G BE Y O N D EX I S T I N G B U I L D I N G RE C L A D W I T H W O O D S I D I N G NE W C O N C R E T E BA S E NE W C O R N E R AN G L E I R O N D E T A I L ME T A L S H I N G L E S PA R A P E T B E A M , T Y P . DE C O R A T I V E M E T A L ME D A L L I O N , T Y P . AN G L E I R O N D E T A I L LI G H T F I X T U R E BE Y O N D NE W D E C O R A T I V E ST O R E F R O N T S Y S T E M , T Y P . RA I S E D M E T A L P A N E L I N N E W ST O R E F R O N T S Y S T E M , T Y P . EX I S T I N G S T U C C O W A L L NE W S T U C C O W A L L ME T A L C L A D D I N G , T Y P . PA I N T E D M E T A L RT U S C R E E N , T Y P . AL L F U T U R E R O O F T O P M E C H A N I C A L E Q U I P M E N T , IN C L U D I N G V E N T S A N D D U C T S , S H A L L N O T E X C E E D A H E I G H T O F 1 3 ' - 5 " . SOUTH GRADE 0' - 0"NEW PARAPET 11' - 0"EXIST. PARAPET 13' - 5"NEW ROOF LEVEL 10' - 9"NORTHEAST GRADE -1' - 8 1/2" OP E N AC C O R D I A N ST O R E F R O N T DO O R S EX I S T I N G S T U C C O W A L L EX I S T I N G B R I C K A R C H , PA I N T R E M O V E D EX I S T I N G B U I L D I N G RE C L A D W I T H W O O D S I D I N G NE W L I G H T F I X T U R E , T Y P . CANOPY BEYOND NE W C O N C R E T E BA S E NE W C O R N E R AN G L E I R O N D E T A I L NE W B I F O L D I N G DO O R B E Y O N D NE W D E C O R A T I V E ST O R E F R O N T S Y S T E M , T Y P . RA I S E D M E T A L P A N E L I N N E W ST O R E F R O N T S Y S T E M , T Y P . PA R A P E T B E A M , T Y P . DE C O R A T I V E M E T A L ME D A L L I O N , T Y P . EX I S T I N G B U I L D I N G EX I S T I N G B U I L D I N G PR O P O S E D B U I L D I N G PR O P O S E D B U I L D I N G ME T A L C L A D D I N G , T Y P . LO W P R O F I L E ME T A L C O P I N G , T Y P . AL L F U T U R E R O O F T O P M E C H A N I C A L E Q U I P M E N T , IN C L U D I N G V E N T S A N D D U C T S , S H A L L N O T E X C E E D A H E I G H T O F 1 3 ' - 5 " . PA I N T E D M E T A L RT U S C R E E N , T Y P . EL E V A T O R O VE R RU N B E Y O N D E L E V A T O R O V E R R U N 1 3 ' - 5 " ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 1/4" = 1’−0"8/9/2016 5:25:35 PMASPEN, CO A−210_−EXTERIOR ELEVATIONS305-307 S. MILL ST. 1 / 4 " = 1 ' - 0 " 1 NO R T H E L E V A T I O N 1 / 4 " = 1 ' - 0 " 2 EA S T E L E V A T I O N NO. DATE BYDESCRIPTION P153 IV.A. SO U T H G R A D E 0' - 0 " EX I S T . P A R A P E T 13 ' - 5 " OP E N OP E N OP E N BI - F O L D I N G DO O R , T Y P . EX I S T I N G B U I L D I N G EX I S T I N G B U I L D I N G RE C L A D W I T H W O O D S I D I N G NE W L I G H T F I X T U R E , T Y P . NE W C O N C R E T E BA S E NE W C O R N E R AN G L E I R O N D E T A I L NE W D E C O R A T I V E ST O R E F R O N T S Y S T E M , T Y P . RA I S E D M E T A L P A N E L I N N E W ST O R E F R O N T S Y S T E M , T Y P . LO W P R O F I L E S H E E T ME T A L C O P I N G , T Y P . 1 VP - 2 AL L F U T U R E R O O F T O P M E C H A N I C A L E Q U I P M E N T , IN C L U D I N G V E N T S A N D D U C T S , S H A L L N O T E X C E E D A H E I G H T O F 1 3 ' - 5 " . SOUTH GRADE 0' - 0"NEW PARAPET 11' - 0"EXIST. PARAPET 13' - 5"NEW ROOF LEVEL 10' - 9" TR A S H A R E A AD J A C E N T B U I L D I N G NORTHWEST GRADE -2' - 6 1/2" EX I S T I N G B U I L D I N G PR O P O S E D B U I L D I N G EX I S T I N G B U I L D I N G EX I S T I N G B U I L D I N G RE C L A D W I T H W O O D S I D I N G CA N O P Y B E Y O N D LO W P R O F I L E S H E E T ME T A L C O P I N G , T Y P . ST U C C O F I N I S H , T Y P . LIGHT FIXTURE AND CANOPY BEYOND NE W T R A S H A R E A ME T A L S C R E E N A N D G A T E PA I N T E D M E T A L RT U S C R E E N , T Y P . AL L F U T U R E R O O F T O P M E C H A N I C A L E Q U I P M E N T , IN C L U D I N G V E N T S A N D D U C T S , S H A L L N O T E X C E E D A H E I G H T O F 1 3 ' - 5 " . ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 1/4" = 1’−0"8/9/2016 5:25:39 PMASPEN, CO A−211_−EXTEROIR ELEVATIONS305-307 S. MILL ST. 1 / 4 " = 1 ' - 0 " 1 SO U T H E L E V A T I O N 1 / 4 " = 1 ' - 0 " 2 WE S T E L E V A T I O N NO. DATE BY DESCRIPTION P154 IV.A. NE W P A R A P E T 11 ' - 0 " LO W E R L E V E L 2 -1 4 ' - 0 " EX I S T . P A R A P E T 13 ' - 5 " NE W R O O F L E V E L 10 ' - 9 " TE N A N T ' C ' 10 2 TE N A N T ' B ' 10 1 TE N A N T ' B ' LO W E R L E V E L L1 0 0 TE N A N T ' A ' 10 0 EX I S T I N G B U I L D I N G PR O P O S E D B U I L D I N G EX I S T I N G B U I L D I N G LI M I T O F E X I S T I N G B A S E M E N T L I M I T O F E X I S T I N G B A S E M E N T LO W E R L E V E L 1 -1 1 ' - 1 1 / 2 " TE N A N T ' A ' ST O R A G E 11 0 1 0 ' - 0 " 1 3 ' - 3 " NE W P A R A P E T 11 ' - 0 " LO W E R L E V E L 2 -1 4 ' - 0 " EX I S T . P A R A P E T 13 ' - 5 " NE W R O O F L E V E L 10 ' - 9 " TE N A N T ' B ' 10 1 SH A R E D CO R R I D O R 10 3 EX I S T I N G B U I L D I N G PR O P O S E D B U I L D I N G EL E V A T O R 10 8 ST A I R # 2 10 7 TE N A N T ' B ' LO W E R L E V E L L1 0 0 NEW PARAPET 11' - 0"EXIST. PARAPET 13' - 5"NEW ROOF LEVEL 10' - 9" TE N A N T ' A ' 10 0 PR O P O S E D B U I L D I N G A- 2 4 0 2 TE N A N T ' A ' ST O R A G E 11 0 2 A-2201A-220 3 A-220 ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif.As indicated 8/9/2016 5:25:40 PMASPEN, CO A−220_−BUILDING SECTIONS305-307 S. MILL ST. 1 / 4 " = 1 ' - 0 " 1 BU I L D I N G S E C T I O N - V I E W P L A N E 1 1 / 4 " = 1 ' - 0 " 2 BU I L D I N G S E C T I O N - V I E W P L A N E 2 1 / 4 " = 1 ' - 0 " 3 BU I L D I N G S E C T I O N - V I E W P L A N E 3 1" = 30'-0" 4 KEY PLAN NO. DATE BY DESCRIPTION P155 IV.A. LI G H T F I X T U R E ' B ' ( T Y P ) LI G H T F I X T U R E ' B ' ( T Y P ) LI G H T F I X T U R E ' B ' ( T Y P ) LI G H T F I X T U R E ' A ' ( T Y P ) LI G H T F I X T U R E ' C ' (P A R A P E T M O U N T E D ) LI G H T F I X T U R E ' C ' (P A R A P E T M O U N T E D ) WIN D O W S Y S T E M PA R A P E T B E A M ST E E L A N G L E CO N C E A L E D L I G H T FI X T U R E EX T E R I O R IN T E R I O R GR A Z I N G L I G H T DI S T R I B U T I O N 1 5 / 8 " 2 " ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif.As indicated 8/9/2016 5:25:44 PMASPEN, CO A−240_−PROPOSED OUTDOOR LIGHTING 305-307 S. MILL ST. TY P E ’ A ’ − D O W N L I G H T TY P E ’ B ’ − W A L L M O U N T E D S C O N C E 1 / 8 " = 1 ' - 0 " 1 MA I N F L O O R - P R OP O S E D L I G H T I N G PL A N PR O P O S E D F I X T U R E C O L O R = D A R K B R O N Z E TY P E ’ C ’ − C O N C E A L E D F A C A D E A C C E N T 1 1 / 2 " = 1 ' - 0 " 2 FI X T U R E ' C ' M O U N T I N G D E T A I L A T PA R A P E T NO. DATE BY DESCRIPTION P156 IV.A. EX I S T I N G R O O F P L A N D I A G R A M RO O F A R E A A N A L Y S I S A 11 2 2 S q F t B 21 7 8 S q F t RO O F D E M O L E G E N D EX I S T I N G R O O F T O R E M A I N RO O F T O B E R E M O V E D PROPERTY LINE ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 1/8" = 1’−0"8/9/2016 5:25:46 PMASPEN, CO D−010_−ROOF DEMOLITION CALCULATIONS305-307 S. MILL ST. 1 / 8 " = 1 ' - 0 " 1 RO O F D E M O L I T I O N C A L C U L A T I O N S NO. DATE BY DESCRIPTION P157 IV.A. PROPERTY LINE A B C D E FG H IJK L M N O P Q R S T U VW X YZ EX P O S E D W A L L L E G E N D EX I S T I N G W A L L T O R E M A I N WA L L A R E A T O B E R E M O V E D AR E A R E D U C E D F O R F E N E S T R A T I O N 26 0 . 3 7 S q F t 63 . 5 2 Sq F t 23 9 . 2 0 S q F t 11 9 . 3 2 S q F t 20 0 . 8 2 S q F t 5. 4 5 S q F t 50 . 9 2 Sq F t 21 2 . 2 6 Sq F t 85 . 3 2 Sq F t 49 . 2 7 Sq F t 4. 9 S q F t 37 2 . 0 4 S q F t 64 . 6 3 S q F t 64 . 6 3 S q F t 22 7 . 8 9 S q F t 47 7 . 8 1 S q F t 40 . 1 9 S q F t 40 . 1 9 S q F t 44 8 . 7 2 S q F t 68 . 4 9 S q F t 71 . 3 7 S q F t 26 . 2 0 Sq F t 74 4 . 3 5 S q F t 40 . 3 3 S q F t 40 . 3 3 S q F t 40 . 3 3 S q F t 70 . 4 6 S q F t 43 . 0 7 S q F t 25 . 6 7 S q F t 25 . 6 7 S q F t 85 . 5 3 S q F t 76 . 1 4 S q F t 87 . 4 9 S q F t 11 . 1 8 S q F t 38 9 . 6 6 S q F t 90 . 6 3 S q F t 20 S q F t 52 9 . 8 6 S q F t 2 5 . 2 2 S q F t 12 9 . 6 6 S q F t 35 . 1 2 S q F t 10 8 . 1 4 S q F t ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 3/16" = 1’−0"8/9/2016 5:25:48 PMASPEN, CO D−020_−WALL DEMOLITION CALCULATIONS305-307 S. MILL ST. 3 / 1 6 " = 1 ' - 0 " 1 GR O U N D F L O O R W A L L D E M O 3 / 1 6 " = 1 ' - 0 " A EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " B EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " C EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " D EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " E EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " F EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " G EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " H EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " I EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " J EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " K EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " L EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " M EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " N EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " O EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " P EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " Q EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " R EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " S EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " T EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " U EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " V EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " W EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " X EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " Y EX T . W A L L E L E V A T I O N 3 / 1 6 " = 1 ' - 0 " Z EX T . W A L L E L E V A T I O N NO. DATE BY DESCRIPTION P158 IV.A. EA S T H Y M A N A V E N U E S O U T H M I L L S T R E E T WA G N E R P A R K A D J A C E N T B U I L D I N G PA V E D WA L K PA V E D WA L K B R I C K P A V E D P E D E S T R I A N M A L L LI N E O F EX I S T I N G WA L L BU I L D I N G AD D I T I O N P L A N T E R 30 5 M I L L S T . 30 7 M I L L S T . BU I L D I N G AD D I T I O N TR E E GR A T E TR E E GR A T E TR E E GR A T E TR E E GR A T E NE W C R O S S WA L K A N D CU R B C U T 83 ' - 2 " R O U T E BE T W E E N DO O R S NE W PE D E S T R I A N EN T R A N C E NE W P E D E S T R I A N EN T R A N C E . 12 7 ' - 1 0 " R O U T E BE T W E E N D O O R S NE W P E D E S T R I A N EN T R A N C E . 88 ' - 1 0 " R O U T E BE T W E E N D O O R S . 45 ' - 2 " R O U T E BE T W E E N D O O R S NE W P E D E S T R I A N EN T R A N C E . 11 1 ' - 1 " R O U T E BE T W E E N D O O R S NE W T R E E B Y T H E CI T Y O F A S P E N PE D E S T R I A N M A L L 73 ' - 8 " 1 8 ' - 8 " 57 ' - 7 " R O U T E BE T W E E N DO O R S T R A S H A R E A ScalePROJECT NUMBER DATE DRAWN BY CHECKED BY8.9.16 RA HPC FINAL REVIEW modif.modif. 1/8" = 1’−0"8/9/2016 5:25:56 PMASPEN, CO TIA_−TIA SITE PLAN305-307 S. MILL ST. 1 / 8 " = 1 ' - 0 " 1 TI A S I T E P L A N NO. DATE BY DESCRIPTION P159 IV.A. P160 IV.A. P 1 6 1 I V . A .     modif. architecture    305­307 S. Mill St.  Aspen, Colorado  Proposed Exterior Materials  05.06.16                                                           modif. architecture 1200 west lake street suite 200      chicago, il     60607    P162 IV.A.     modif. architecture    Exterior Material 1  Basis of D esign: Reclaimed Barn Wood  Plank Size: 6” Nominal  Pattern: H orizontal Random    Example Image        Example of Application      modif. architecture 1200 west lake street suite 200      chicago, il     60607    P163 IV.A.     modif. architecture    Exterior Material 2  Basis of D esign: Architectural Cast Stone (wall base)  Color: White  Texture: Smooth    Example of Texture        Example of Application            modif. architecture 1200 west lake street suite 200      chicago, il     60607    P164 IV.A.     modif. architecture    Architectural Cast Stone  Supporting Documentation                              modif. architecture 1200 west lake street suite 200      chicago, il     60607    P165 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® STANDARD SPECIFICATION 04 72 00 (2016 ) [1 of 6] Revised and Approved 1/1 /2016 This specification provides basic requirements for Cast Stone, a refined architectural concrete building unit manufactured to simulate natural cut stone, used in Division 4 masonry applications. Cast Stone is a masonry product, used as an architectural feature, trim, and ornament or facing for buildings or other structures. Materials and processes used for manufacturing Cast Stone vary according to the aggregates locally avai lable to the manufacturers and the processes and techniques used by the manufacturers to obtain the desired appearance and physical properties. Of paramount importance in molding Cast Stone is the need to use a properly proportioned mixture of white and/or grey cements, manufactured or natural sands, carefully selected crushed stone or well graded natural gravel and mineral coloring pigments to achieve the desired appearance while maintaining durable physical properties. Although a variety of casting methods are used, production conforming to this standard will exceed minimum requirements for compressive strength and weathering qualities essential for normal installations as a suitable replacement for natural cut limestone, brownstone, sandstone, bluestone, granite, slate, keystone, travertine and other natural building stones. The specifier should not prescribe the casting method. It is hoped that this specification may be helpful to the specifiers in understanding the inherent qualities of Cast Stone and its use. For details and samples of finishes available in your project area, contact your nearest Cast Stone Institute® Producer Member. 1. PART 1 - GENERAL 1.1. SECTION INCLUDES - Architectural Cast Stone. A. Scope - Cast Stone shown on architectural drawings and as described in this specification. 1. Manufacturer shall furnish Cast Stone covered by this specification. 1.2. RELATED SECTIONS A. Section – 01 33 00 – Submittal Procedures. B. Section – 04 05 13 – Masonry Mortaring. C. Section – 04 05 16 – Masonry Grouting. D. Section – 04 05 19 – Masonry Anchorage and Reinforcing. E. Section – 04 20 20 – Unit Masonry. F. Section – 07 90 00 – Joint Protection. 1.3. REFERENCES A. ACI 318 – Building Code Requirements for Reinforced Concrete. B. ASTM A 185 - Standard Specification for Steel Welded Wire Reinforcement, Plain, for Concrete. C. ASTM A 615/A 615M - Standard Specification for Deformed and Plain Billet-Steel Bars for Reinforced Concrete. D. ASTM C 33 - Standard Specification for Concrete Aggregates. E. ASTM C 150 - Standard Specification for Portland Cement. F. ASTM C 595 - Blended Cement G. ASTM C 1157 - Hydraulic Cement H. ASTM C 173 - Standard Test Method for Air Content of Freshly Mixed Concrete by the Volume Method. I. ASTM C 231 - Standard Test Method for Air Content of Freshly Mixed Concrete by the Pressure Method. J. ASTM C 260 - Standard Specification for Air-Entrained Admixtures for Concrete. K. ASTM C 270 - Standard Specification for Mortar for Unit Masonry. L. ASTM C 426 - Standard Test Method for Linear Shrinkage of Concrete Masonry Units. M. ASTM C 494/C 494M - Standard Specification for Chemical Admixtures for Concrete. 06 P166 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® STANDARD SPECIFICATION 04 72 00 (2013 ) [2 of 6] N. ASTM C 618 - Specification for Coal Fly Ash and Raw or Calcined Natural Pozzolan for Use as a Mineral Admixture in Concrete. O. ASTM C 666 – Standard Test Method for Resistance of Concrete to Rapid Freezing and Thawing. P. ASTM C 979 - Standard Specification for Coloring Pigments for Integrally Pigmented Concrete. Q. ASTM C 989 - Standard Specification for Ground Granulated Blast-Furnace Slag for Use in Concrete. R. ASTM C 1116 - Standard Specification for Fiber Reinforced Concrete and Shotcrete. S. ASTM C 1194 - Standard Test Method for Compressive Strength of Architectural Cast Stone. T. ASTM C 1195 - Standard Test Method for Absorption of Architectural Cast Stone. U. ASTM C 1364 - Standard Specification for Architectural Cast Stone. V. ASTM D 2244 - Standard Test Method for Calculation of Color Differences from Instrumentally Measured Color Coordinates. W. Cast Stone Institute® Technical Manual (Current Edition). 1.4. DEFINITIONS A. Cast Stone - a refined architectural concrete building unit manufactured to simulate natural cut stone, used in Division 4 masonry applications. 1. Dry Cast – manufactured from zero slump concrete. a. Vibrant Dry Tamp (VDT) casting method: Vibratory ramming of earth moist, zero-slump concrete against a rigid mold until it is densely compacted. b. Machine casting method: Manufactured from earth moist, zero-slump concrete compacted by machinery using vibration and pressure against a mold until it becomes densely consolidated. 2. Wet Cast – manufactured from measurable slump concrete. a. Wet casting method: manufactured from measurable slump concrete and vibrated into a mold until it becomes densely consolidated. 3. Specifier Note: Slump, manufacturing method, and apparatus shall be selected by the manufacturer and not specified by the purchaser. 1.5. SUBMITTAL PROCEDURES A. Comply with Section 01 33 00 – Submittal Procedures. B. Samples: Submit pieces of the Cast Stone that are representative of the general range of finish and color proposed to be furnished for the project. C. Test results: Submit manufacturers test results of Cast Stone previously made by the manufacturer. D. Shop Drawings: Submit manufacturers shop drawings including profiles, cross-sections, reinforcement, exposed faces, arrangement of joints (optional for standard or semi -custom installations), anchoring methods, anchors (if required), annotation of stone types and their location. E. Warranty: Submit Cast Stone Institute ® Member Limited Warranty. F. Certification: Submit valid Cast Stone Institute® Plant Certification. 1.6. QUALITY ASSURANCE A. Manufacturer Qualifications: 1. Cast Stone shall be produced in a plant certified by the Cast Stone Institute®. 2. Manufacturer shall have sufficient plant facilities to produce the shapes, quantities and size of Cast Stone required in accordance with the project schedule. 3. Manufacturer shall submit a written list of projects similar in scope and at least three (3) years of age, along with owner, architect and contractor references. B. Standards: Comply with the requirements of the Cast Stone Institute® Technical Manual and the project specifications. Where a conflict may occur, the contract documents shall prevail. 07 P167 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® STANDARD SPECIFICATION 04 72 00 (2013 ) [3 of 6] C. Mock-up (Optional): Provide full size unit(s) for use in construction of sample wall. The approved mock-up shall become the standard for appearance and workmanship for the project. D. Warranty Period: 10 years. 2. PART 2 - PRODUCTS 2.1. ARCHITECTURAL CAST STONE A. Comply with ASTM C 1364 B. Physical properties: Provide the following: 1. Compressive Strength - ASTM C 1194: 6,500 psi minimum for products at 28 days. 2. Absorption - ASTM C 1195: 6% maximum by the cold water method, or 10% maximum by the boiling method for products at 28 days. 3. Air Content – ASTM C 173 or C 231, for wet cast product shall be 4-8% for units exposed to freeze-thaw environments. Air entrainment is not required for VDT products. 4. Freeze-thaw – ASTM C 1364: The CPWL shall be less than 5% after 300 cycles of freezing and thawing. 5. Linear Shrinkage – ASTM C 426: Shrinkage shall not exceed 0.065%. C. Job site testing – One sample from production units may be selected at random from the field for each 500 cubic feet delivered to the job site. 1. Three field cut cube specimens from each of these samples shall have an average minimum compressive strength of not less than 85% with no single specimen testing less than 75% of design strength as allowed by ACI 318. 2. Three field cut cube specimens from each of these samples shall have an average maximum cold-water absorption of 6%. 3. Field specimens shall be tested in accordance with ASTM C 1194 and C 1195. 2.2. RAW MATERIALS A. Portland cement – Type I or Type III, white and/or grey, ASTM C 150. Blended Cement, ASTM C595 or Hydraulic Cement ASTM C1157 B. Coarse aggregates - Granite, quartz or limestone, ASTM C 33, except for gradation, and are optional for the VDT casting method. C. Fine aggregates - Manufactured or natural sands, ASTM C 33, except for gradation. D. Colors - Inorganic iron oxide pigments, ASTM C 979 except that carbon black pigments shall not be used. E. Admixtures - Comply with the following: 1. ASTM C 260 for air-entraining admixtures. 2. ASTM C 494/C 495M Types A - G for water reducing, retarding, accelerating and high range admixtures. 3. Other admixtures: Integral water repellents and other chemicals, for which no ASTM Standard exists, shall be previously established as suitable for use in concrete by proven field performance or through laboratory testing. 4. ASTM C 618 mineral admixtures of dark and variable colors shall not be used in surfaces intended to be exposed to view. 5. ASTM C 989 granulated blast furnace slag may be used to improve physical properties. Tests are required to verify these features. F. Water – Potable. G. Reinforcing bars: 1. ASTM A 615/A 615M: Grade 40 or 60 steel galvanized or epoxy coated when cover is less than 1.5 in. 2. Welded Wire Fabric: ASTM A 185 where applicable for wet cast units. H. Fiber reinforcement (optional): ASTM C 1116 08 P168 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® STANDARD SPECIFICATION 04 72 00 (2013 ) [4 of 6] I. All anchors, dowels and other anchoring devices and shims shall be standard building stone anchors commercially available in a non-corrosive material such as zinc plated, galvanized steel, brass, or stainless steel Type 302 or 304. 2.3. COLOR AND FINISH A. Match sample on file in architect’s office. B. All surfaces intended to be exposed to view shall have a fine-grained texture similar to natural stone, with no air voids in excess of 1/32 in. and the density of such voids shall be less than 3 occurrences per any 1 in.2 and not obvious under direct daylight illumination at a 5 ft distance. C. Units shall exhibit a texture approximately equal to the approved sample when viewed under direct daylight illumination at a 10 ft. distance. 1. ASTM D 2244 permissible variation in color between units of comparable age subjected to similar weathering exposure. a. Total color difference – not greater than 6 units. b. Total hue difference – not greater than 2 units. D. Minor chipping resulting from shipment and delivery shall not be grounds for rejection. Minor chips shall not be obvious under direct daylight illumination from a 20-ft. distance. E. The occurrence of crazing or efflorescence shall not constitute a cause for rejection. F. Remove cement film, if required, from exposed surfaces prior to packaging for shipment. 2.4. REINFORCING A. Reinforce the units as required by the drawings and for safe handling and structural stress. B. Minimum reinforcing shall be 0.25 percent of the cross section area. C. Reinforcement shall be noncorrosive where faces exposed to weather are covered with less than 1.5 in. of concrete material. All reinforcement shall have minimum coverage of twice the diameter of the bars. D. Panels, soffits and similar stones greater than 24 in. in one direction shall be reinforced in that direction. Units less than 24 in. in both their length and width dimension shall be non-reinforced unless otherwise specified. E. Welded wire fabric reinforcing shall not be used in dry cast products. 2.5. CURING A. Cure units in a warm curing chamber approximately 100ºF (37.8ºC) at 95 percent relative humidity for approximately 12 hours, or cure in a 95 percent moist environment at a minimum 70ºF (21.1ºC) for 16 hours after casting. Additional yard curing at 95 percent relative humidity shall be 350 degree-days (i.e. 7 days @ 50°F (10°C) or 5 days @ 70°F (21°C)) prior to shipping. Form cured units shall be protected from moisture evaporation with curing blankets or curing compounds after casting. 2.6. MANUFACTURING TOLERANCES A. Cross section dimensions shall not deviate by more than ±1/8 in. from approved dimensions. B. Length of units shall not deviate by more than length/ 360 or ±1/8 in., whichever is greater, not to exceed ±1/4 in. 1. Maximum length of any unit shall not exceed 15 times the average thickness of such unit unless otherwise agreed by the manufacturer. C. Warp, bow or twist of units shall not exceed length/ 360 or ±1/8 in., whichever is greater. D. Location of dowel holes, anchor slots, flashing grooves, false joints and similar features – On formed sides of unit, 1/8 in., on unformed sides of unit, 3/8 in. maximum deviation. 2.7. PRODUCTION QUALITY CONTROL 1. Test compressive strength and absorption from specimens taken from every 500 cubic feet of product produced. 2. Perform tests in accordance ASTM C 1194 and C 1195. 09 P169 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® S TANDARD SPECIFICATION 04 72 00 (2013 ) [5 of 6] 3. Have tests performed by an independent testing laboratory every six months. 4. New and existing mix designs shall be tested for strength and absorption compliance prior to producing units. 5. Retain copies of all test reports for a minimum of two years. 2.8. DELIVERY, STORAGE AND HANDLING A. Mark production units with the identification marks as shown on the shop drawings. B. Package units and protect them from staining or damage during shipping and storage. C. Provide an itemized list of product to support the bill of lading. 3. PART 3 EXECUTION 3.1. EXAMINATION A. Installing contractor shall check Cast Stone materials for fit and finish prior to installation. Unacceptable units shall not be set. 3.2. SETTING TOLERANCES A. Comply with Cast Stone Institute® Technical Manual. B. Set stones 1/8 in. or less, within the plane of adjacent units. C. Joints, plus - 1/16 in., minus - 1/8 in. 3.3. JOINTING A. Joint size: 1. At stone/brick joints 3/8 in. 2. At stone/stone joints in vertical position 1/4 in. (3/8 in. optional). 3. Stone/stone joints exposed on top 3/8 in. B. Joint materials: 1. Mortar, Type N, ASTM C 270. 2. Use a full bed of mortar at all bed joints. 3. Flush vertical joints full with mortar. 4. Leave all joints with exposed tops or under relieving angles open for sealant. 5. Leave head joints in copings and projecting components open for sealant. C. Location of joints: 1. As shown on shop drawings. 2. At control and expansion joints unless otherwise shown. 3.4. SETTING A. Drench units with clean water prior to setting. B. Fill dowel holes and anchor slots completely with mortar or non-shrink grout. C. Set units in full bed of mortar, unless otherwise detailed. D. Rake mortar joints 3/4 in. in for pointing. E. Remove excess mortar from unit faces immediately after setting. F. Tuck point unit joints to a slight concave profile. 3.5. JOINT PROTECTION A. Comply with requirements of Section 07 90 00. B. Prime ends of units, insert properly sized backing rod and install required sealant. 3.6. REPAIR AND CLEANING A. Repair chips with touchup materials furnished by manufacturer. B. Saturate units to be cleaned prior to applying an approved masonry cleaner. C. Consult with manufacturer for appropriate cleaners. 10 P170 IV.A. CAST STONE INSTITUTE® © Cast Stone Institute Technical Manual Copyright 2016 Revised and Approved 1/1/2016 This Technical Bulletin is provided by the Cast Stone Institute®, and is intended for guidance only. Specific details should be obtained from the manufacturer or supplier of the Cast Stone units. CAST STONE INSTITUTE® 19 27 AST TONE NSTITUTE ® S TANDARD SPECIFICATION 04 72 00 (2013 ) [6 of 6] 3.7. INSPECTION AND ACCEPTANCE A. Inspect finished installation according to Cast Stone Institute® Technical Bulletin #36. B. Do not field apply water repellent until repair, cleaning, inspection and acceptance is completed. 3.8 WATER REPELLENT (Optional) A. Apply water repellent in accordance with Cast Stone Institute® Technical Bulletin #35 or water repellent manufacturer’s directions. 10 B P171 IV.A.     modif. architecture    Exterior Material 3  Basis of D esign: Painted Exposed Structural Steel,  Color to match window frames    Example of application        Example of application          modif. architecture 1200 west lake street suite 200      chicago, il     60607    P172 IV.A.     modif. architecture    Exterior Material 4  Basis of D esign: Millennium Forms Flat Tile Metal Shingles  Color: Charcoal    Example Photo 1         Example Photo 2 (material only)        modif. architecture 1200 west lake street suite 200      chicago, il     60607    P173 IV.A.     modif. architecture    Millennium Forms Supporting  Documentation                            modif. architecture 1200 west lake street suite 200      chicago, il     60607    P174 IV.A. Stainless Steel Roof Tiles 07 32 21 [07320] - 1 Millennium Tiles, LLC Sept 2015 550 E. Centralia St. Elkhorn, WI 53121 Phone: 262.723.7778 Fax: 262.723.7629 Website: www.millenniumtiles.com E-mail: info@millenniumtiles.com Product Guide Specification Specifier Notes: This product guide specification is written according to the Construction Specifications Institute (CSI) 3-Part Format, including MasterFormat, SectionFormat, and PageFormat, as described in The Project Resource Manual—CSI Manual of Practice. The section must be carefully reviewed and edited by the Architect to meet the requirements of the project and local building code. Coordinate this section with other specification sections and the Drawings. Delete all Specifier Notes when editing this section. Section numbers and titles are from MasterFormat 2015 Edition, with numbers and titles from MasterFormat 1995 Edition in brackets. Delete version not required. Brackets indicate options in text to be filled in or deleted by the author; they should NOT be visible in final document. SECTION 07 32 21 [07320] STAINLESS STEEL ROOF TILES Specifier Notes: This section covers Millennium Tiles, LLC stainless steel roof/wall tiles. Consult Millennium Tiles for assistance in editing this section for the specific application. PART 1 GENERAL 1.1 SECTION INCLUDES A. Stainless steel roof tiles. B. Underlayments. C. Roof ventilation 1.2 RELATED SECTIONS P175 IV.A. Stainless Steel Roof Tiles 07 32 21 [07320] - 2 Specifier Notes: Edit the following list of related sections as required for the project. List other sections with work directly related to this section. A. Section 06 10 00 [06100] – Rough Carpentry: Roof decking B. Section 07 62 00 [07620] – Sheet Metal Flashing and Trim. C. Section 07 92 00 [07920] – Joint Sealants. 1.3 REFERENCES Specifier Notes: List standards referenced in this section, complete with designations and titles. This article does not require compliance with standards, but is merely a listing of those used. A. ASTM A240/A240M – Standard Specification for Chromium and Chromium-Nickel Stainless Steel Plate, Sheet, and Strip for Pressure Vessels and for General Applications; 2015. B. ASTM D226/S226M – Standard Specification for Asphalt-Saturated Organic Felt Used in Roofing and Waterproofing; 2009. C. ASTM D1970/D1970M – Standard Specification for Self-Adhering Polymer Modified Bituminous Sheet Materials used as Steep Roofing Underlayment for Ice Dam Protection; 2001. D. ASTM D4479/D4479M – Standard Specifications for Asphalt Roof Coatings – Asbestos- Free; 2000. E. ASTM E8/E8M – Standard Test Methods for Tension Testing of Metallic Materials; 2013. F. ASTM E18/E18M - Standard Test Methods for Rockwell Hardness of Metallic Materials; 2014. 1.4 SUBMITTALS A. Comply with Section 01 33 00 [01330] – Submittal Procedures for additional information. B. Product Data: Submit manufacturer’s product data describing product characteristics including sizes, weight, connection methods, finishes, options and accessories. P176 IV.A. Stainless Steel Roof Tiles 07 32 21 [07320] - 3 Specifier Notes: Millennium Tiles, LLC Light Interference Color (LIC) process is created through a prismatic separation of light on the surface of stainless steel. Light conditions, viewing angles and the standard tolerances of chemical recipes within stainless steel will create a variation in the perceived color. Each tile, because of these differences, will be its own signature tile. Prior to production Millennium Tiles, LLC will submit 3 tiles in the specified color along with a Sample Project Photo. The three submittal tiles are samples only and may not be an exact match to what will be provided for the project. The Sample Project Photo is a representation of the color range that can be expected within the specified color. C. Samples: Submit three [_____] full-piece samples of each color of Millennium Tiles stainless steel roof tiles. D. Manufacturer’s Certification: Submit manufacturer’s certification that materials comply with specified requirements and are suitable for intended application. E. Installation Instructions: Manufacturer’s written instructions including surface preparation and installation procedures. F. LEED Submittals: Provide certificate stating average recycled content of steel products made up of postconsumer and preconsumer recycled content is not less than 70 percent. 1.5 DELIVERY, STORAGE, AND HANDLING A. Delivery: Deliver materials to site in manufacturer’s original, unopened containers and packaging, with labels clearly identifying product name and manufacturer. B. Storage: Store materials in clean, dry area in accordance with manufacturer’s instructions. C. Handling: Protect materials during handling and installation to prevent damage. 1.6 WARRANTY A. See Section 01 78 00 – [01780] – Closeout Submittals for additional information. B. Submit manufacturer’s standard limited liability warranty stating that roofing tiles will be free from manufacturing defects which adversely affect tile’s performance. PART 2 PRODUCTS 2.1 MANUFACTURER A. Millennium Tiles, LLC, 550 East Centralia Street, Elkhorn, WI 53121 Phone 262.723.7778 Fax 262.723.7629 Website www.millenniumtiles.com E-mail info@millenniumtiles.com B. Substitutions: Not allowed [See Section 01 60 00 [01600] – Product Requirements]. 2.2 STAINLESS STEEL ROOF TILES P177 IV.A. Stainless Steel Roof Tiles 07 32 21 [07320] - 4 A. Stainless Steel Roof Tiles: 1. Description: Individual roof tiles with 4-sided interlocking design, self-aligning tab, and concealed nailing strip with 2 holes. Specifier Notes: Specify type of stainless steel. Type 316 has greater corrosion resistance and is typically used for marine applications. Type 316 should be specified for installations within 2 miles of seawater and salt air. Some urban applications due to high use of road salt will also require the use of Type 316. Consult others for site specific information. Select appropriate material 2. Material: ASTM A 240/A 240M, stainless steel sheet. a. Type 304 b. Type 316 3. Size: a. Millennium Tile: 15 inches by 9-5/8 inches; Exposure: 14-1/2 inches by 8- 5/16 inches +/- 1/16 inch. 4. Weight: a. Millennium Tile: 0.91 lbs./sq. ft. 5. Thickness: 0.015 inch, or 28-gauge (mill tolerances apply). 6. Density: 0.287 lbs./cu. in. 7. Temper: Annealed. 8. Tensile Strength, ASTM E8/E8M: 90,000 psi. 9. Yield Strength, ASTM E8/E8M, 0.2 Percent Extension Under Load: 40,000 psi. 10. Elongation, ASTM E8/E8M: 55 percent in 2 Inches. 11. Rockwell Hardness, ASTM E18/E18M: B82. 12. Thermal Conductivity: 9.2 BTU/sq. ft./hr./degree F at 68 degrees F. 13. Recycled Content: 75 percent 14. Performance Ratings: a. Wind: 110 mph. Specifier Notes: For Large tiles specify tile style, select one. 16. Millennium Tile Style: a. Flat Tile b. Cupped Tile Specifier Notes: Specify finish of material. Consult Millennium Tiles, LLC for availability of different finishes. 17 Finish: a. 2B (mill) mill tolerances apply b. BA (bright) mill tolerances apply Specifier Notes: Select applicable color(s), consult Millennium tiles 18. Color: P178 IV.A. Stainless Steel Roof Tiles 07 32 21 [07320] - 5 a. Natural (no color) b. Pewter (satin etched surface available only in Mill Finish) c. Wheat d. Bronze e. Blue f. Slate g. Bronze/Gold h. Burgundy i. Purple/Blue j. Peacock k. Blue/Green l. Charcoal (on #4 Satin finish only) 2.3 ACCESSORIES A. Trim and Flashing: Same material and color as stainless steel tiles, except where otherwise noted; See Section 07 62 00 [07620] - Sheet Metal Trim and Flashing for additional fabrication requirements Specifier Notes: Edit the following list as required. 1. Starter Strip: 2 by 2 by 120 inches; 22 [24]-gage 2. Valley: 6-5/8 by 6-5/8 by 120 inches; 22 [24]-gage 3. Hip and Ridge Cap: 9-1/2 by 9 inches; 22 [24]-gage 4. End W all Trim: 3-1/4 by 3-1/4 by 120 inches; 22 [24]-gage 5. Side W all Trim: 3-1/4 by 3-1/4 by 120 inches; 22 [24]-gage 6. Gable End Trim: 2 by 2 by 120 inches; 22 [24]-gage 7. Continuous ridge: [_TBD_] 22 [24]-gage Specifier Notes: Edit gutter and downspout requirements for project, or use paragraph below. Specify gutter and downspout shape, size and attachment method, or refer to Section 07 62 00. 9. Gutters and Downspouts: See Section 07 62 00 [07620] - Sheet Metal Flashing and Trim ***** OR ***** 9 Size gutters and downspouts for rainfall intensity determined by a storm occurrence of 1 in 10 years in accordance with SMACNA Architectural Sheet Metal Manual. 10. Gutters: [________]. 11. Downspouts: [________] Specifier Notes: Check with the local building code for roof venting requirements. Roof vent is available from Millennium Tiles, LLC. B. Roof Ridge Vent: 1. Ridge Vent: Rigid and spun-bond plastic [7] [9] [11-1/4] inches wide. P179 IV.A. Stainless Steel Roof Tiles 07 32 21 [07320] - 6 2. Height: 5/8 [1]-inch 3. 20-foot Roll [4-foot Sections] 4. Net Free Air: 12.7 [19] inches per lineal foot 4. Product: Quarrix Ridge Vent: www.quarrx.com/ventilation-products/ridge-vent/ 5. Substitutions: Not Allowed [As provided under Section 01 60 00 [01600] – Product Requirements]. Specifier Notes: Choose the appropriate underlayment(s) for the project, delete the non- selected products C. Underlayment: Asphalt saturated organic felt, unperforated complying with ASTM D 226/D 266M, Type II (No. 30). 1. Provide [____] manufactured by [_______], or approved equal. D. Underlayment: Synthetic non-asphaltic sheet, non-self-adhesive sheet, complying with requirements of ASTM D 226 and D 4869 1. Type: Reinforced polypropylene and/or polyolefin composite sheet 2. Provide [____] manufactured by [_______], or approved equal. E. Eave Protection Membrane: Self-adhered membrane roofing underlayment complying with ASTM D 1970; minimum thickness: 40 mils; with strippable release paper and slip- resistant embossed polyethylene to surface. 1. Provide [____] manufactured by [_______], or approved equal. F. Fasteners: 1. Shingle Fasteners: Stainless steel, ring-shank roofing nails. a. Minimum Length: 3d (1-1/4 inches). 2. Underlayment Fasteners: Galvanized steel, ring-shank roofing nails, or staples with washers. G. Joint Sealants: Exterior-grade, high-temperature, silicone joint sealant. As specified in Section 07 92 00 [07920] – Joint Sealants. H. Bituminous Paint: Asphaltic mastic, ASTM D4479, Type I. PART 3 EXECUTION 3.1 EXAMINATION A. Examine areas to receive stainless steel roof tiles for solidness and structural stability of deck B. Notify Architect of conditions that would adversely affect installation. C. Do not begin surface preparation or installation until unacceptable conditions are corrected. D. Ensure minimum roof slope of 3:12. E. Ensure roof deck is solid with a minimum thickness of: P180 IV.A. Stainless Steel Roof Tiles 07 32 21 [07320] - 7 1. Plywood: 1/2 inch. 2. Oriented Strand Board (OSB): 1/2 inch. F. Inspect attic to determine if existing roof deck needs to be replaced. 3.2 SURFACE PREPARATION A. Prepare surfaces in accordance with manufacturer’s instructions. B. Ensure surfaces to receive stainless steel roof tiles are smooth and even, and that there are no protruding nail heads. 3.3 INSTALLATION A. Eave Protection Membrane: 1. Install eave protection membrane in accordance with manufacturer’s instructions. 2. Install eave protection membrane from eave edge to minimum 24 [__] inches up- slope beyond interior face of exterior wall. 3. Install eave protection membrane centered at valleys for entire length. Weather- lap joints 12 [__] inches minimum. B. Install underlayment in accordance with manufacturer’s instructions [and as designated on roof drawings]. C. Overlap underlayment or eave protection membrane 4 inches minimum over eave and edge trim. D. Install stainless steel roof tiles in accordance with manufacturer’s instructions. E. Pull tiles from several boxes during installation to ensure random color variation. F. Use specified fasteners at spacing in accordance with manufacturer’s instructions. Specifier Note: Most common source of galvanic action is from copper or galvanized sheet metal draining onto stainless steel. G. Prevent Electrolysis: 1. Prevent dissimilar metals and corrosive nonmetallic materials from coming into direct contact with stainless steel materials. 2. Do not allow water to flow from dissimilar metals to stainless steel materials. H. Install trim and flashing in accordance with manufacturer’s instructions. I Joint Sealants: 1. Install joint sealants as specified in Section 07 92 00 [07920]. 2. Install joint sealants at overlapping flashing and exposed fastener heads. 3.4 PROTECTION P181 IV.A. Stainless Steel Roof Tiles 07 32 21 [07320] - 8 A. Protect installed stainless steel roof tiles to ensure that, except for normal weathering, tiles will be without damage or deterioration at time of substantial completion. B. Minimize traffic over finished roof surface. Where walking on roof is absolutely necessary, wear soft-soled shoes and walk on butt of shingles to avoid denting, deformation, and other damage END OF SECTION P182 IV.A.     modif. architecture    Existing Exterior Materials  To Remain  Painted Brick Masonry and Painted Stucco      Photo 1        Photo 2        modif. architecture 1200 west lake street suite 200      chicago, il     60607    P183 IV.A.     modif. architecture    Exterior Window System 1  Basis of D esign: Hope’s Landmark 175 Thermal Steel Window s    Example Photo 1      Example Photo 2      modif. architecture 1200 west lake street suite 200      chicago, il     60607    P184 IV.A. Landmark175™ Series Thermal Steel Windows TYPICAL FULL SIZE DETAILS SEE THE “DOWNLOAD” LINK TO ACCESS CAD FILES FOR COMPLETE SELECTION OF DETAILS FIXED INTERIOR GLAZED WITH 1-1/8" GLASS 2 5 16 1 7 16 Hot-rolled steel frame Glass Glazing materials Glazing bead OPERABLE SWING-OUT INTERIOR GLAZED WITH 1-1/8" GLASS 2 1 2 2 3 16 Hot-rolled steel ventilator Glass Glazing materials Glazing bead Hot-rolled steel frame OPERABLE SWING-IN INTERIOR GLAZED WITH 1-1/8" GLASS 2 1 2 2 3 16 Weep cover Weep LANDMARK175™ SERIES THERMAL STEEL WINDOWS THERMAL EVOLUTION™ TECHNOLOGY U.S. PATENT NO. 8484902 and PATENT PENDING P185 IV.A. Landmark175™ Series Thermal Steel Windows TYPICAL FULL SIZE DETAILS SEE THE “DOWNLOAD” LINK TO ACCESS CAD FILES FOR COMPLETE SELECTION OF DETAILS Glass Glazing materials Glazing bead TRUE MUNTIN INTERIOR GLAZED WITH 1-1/8" GLASS 1 1 8 1 3 4 True divided lite muntin LANDMARK175™ SERIES THERMAL STEEL WINDOWS THERMAL EVOLUTION™ TECHNOLOGY U.S. PATENT NO. 8484902 and PATENT PENDING P186 IV.A.     modif. architecture    Hope’s Windows Supporting  Documentation                            modif. architecture 1200 west lake street suite 200      chicago, il     60607    P187 IV.A.     modif. architecture    Exterior Window System 2  Basis of D esign: NanaWall SL70 Folding Walls      Example Photo 1:        Example Photo 2:      modif. architecture 1200 west lake street suite 200      chicago, il     60607    P188 IV.A.     modif. architecture    NanaWall Supporting  Documentation                        modif. architecture 1200 west lake street suite 200      chicago, il     60607    P189 IV.A. NANAWALL SL70 GUIDE SPECIFICATION MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM ©2016 Nana Wall System, Inc. [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE FOLDING GLASS STOREFRONTS 09 APRIL 2016 08 43 33 - 1 SECTION 08 43 33 FOLDING GLASS STOREFRONTS SECTION 08 35 13 FOLDING GLASS DOORS NOTE: Modify footers to align when using this section name and number. PART 1 GENERAL 1.01 SUMMARY A. Section includes furnishing and installing a floor track supported, sliding-folding, thermally broken, aluminum-framed glass panel system that includes: 1. Aluminum frame 2. Threshold 3. Panels 4. Sliding-folding and locking hardware 5. Weatherstripping 6. Glass and glazing 7. Insect screen 8. Accessories as required for a complete working installation. B. Related Documents and Sections: Contractor to examine Contract Documents for requirements that directly affect or are affected by Work of this Section. A list of those Documents and Sections include, but is not limited to, the following: 1. Drawings and general provisions of the Contract, including General and Supplementary Conditions and Division 01 General Requirements, Specification Sections, apply to this Section. 2. Section 06 10 00, Rough Carpentry: Wood framing R.O. and blocking. 3. Section 07 27 00, Air Barriers: Building wrap 4. Section 07 62 00, Sheet Metal Flashing and Trim: Flashing and other sheet metal work. 5. Section 07 90 00, Joint Protection 6. Section 08 42 23, Glass Entrance Swing Doors 7. Section 08 43 29, Sliding Glass Storefronts: NanaWall LS160 8. Section 08 51 13, Aluminum Windows: NanaWall SL88, tilt-turn, casement window. 9. Section 09 22 16, Non-Structural Metal Framing: Metal framing R.O. and reinforcement. 10. Section 10 22 39, Folding Glass Partitions: NanaWall SL70 11. Section 10 22 43, Sliding Glass Partitions: NanaWall LS160 1.02 REFERENCES A. Reference Standards in accordance with Division 01 and current editions from the following: 1. AAMA. American Architectural Manufacturers Association; www.aamanet.org a. AAMA 503, Voluntary Specification for Field Testing of Newly Installed Storefronts, Curtain Walls, and Sloped Glazing Systems b. AAMA 520, Voluntary Specification for Rating the Severe Wind-Driven Rain Resistance of Windows, Doors and Unit Skylights c. AAMA 611, Voluntary Specification for Anodized Architectural Aluminum P190 IV.A. GUIDE SPECIFICATION NANAWALL SL70 ©2016 Nana Wall System, Inc. MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM FOLDING GLASS STOREFRONTS [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE 08 43 33 - 2 09 APRIL 2016 d. AAMA 920, Operation / Cycling Performance e. AAMA 1304, Voluntary Specification for Forced Entry Resistance of Side-Hinged Door Systems f. AAMA 2604, Voluntary Specifications, Performance Requirements and Test Procedures for High Performance Organic Coatings on Aluminum Extrusions and Panels g. AAMA 2605, Voluntary Specifications, Performance Requirements and Test Procedures for Superior Performing Organic Coatings on Aluminum Extrusions and Panels h. AAMA/WDMA/CSA 101/I.S.2/A440, NAFS, North American Fenestration Standard - Specification for Windows, Doors and Skylights 2. ANSI. American National Standards Institute; www.ansi.org a. ANSI Z97.1, Safety Performance Specifications and Methods of Test for Safety Glazing Material Used In Buildings 3. ASTM. ASTM International; www.astm.org a. ASTM C1036, Standard Specification for Flat Glass b. ASTM C1048, Standard Specification for Heat-Strengthened and Fully Tempered Flat Glass c. ASTM E283, Test Method for Rate of Air Leakage through Exterior Windows, Curtain Walls, and Doors by Uniform Static Air Pressure Difference. d. ASTM E330, Test Method for Structural Performance of Exterior Windows, Curtain Walls, and Doors by Uniform Static Air Pressure Difference. e. ASTM E331 Standard Test Method for Water Penetration of Exterior Windows, Skylights, Doors, and Curtain Walls by Uniform Static Air Pressure Difference f. ASTM E413, Classification for Rating Sound Insulation g. ASTM E547, Test Method for Water Penetration of Exterior Windows, Curtain Walls, and Doors by Cyclic Static Air Pressure Differential. h. ASTM E1332, Standard Classification for Rating Outdoor-Indoor Sound Attenuation i. ASTM E2268, Standard Test Method for Water Penetration of Exterior Windows, Skylights, and Doors by Rapid Pulsed Air Pressure Difference j. ASTM F842, Standard Test Methods for Measuring the Forced Entry Resistance of Sliding Door Assemblies 4. CPSC. Consumer Product Safety Commission; www.cpsc.gov a. CPSC 16CFR-1201, Safety Standard for Architectural Glazing Materials 5. CSA Group (Canadian Standards Association); www.csagroup.org/global/en/home a. CSA A440S1 - The Canadian supplement to North American (NAFS) standards 6. DIN. "Deutsches Institut für Normung" (German institute for standardization); www.en- standard.eu/din-standards a. DIN 52210-3, Testing of acoustics in buildings - Airborne and impact sound insulation - Laboratory measurements of sound insulation of building elements and field measurements between rooms b. DIN 52210-4, Tests In Building Acoustics - Airborne And Impact Sound c. DIN EN 1191, Windows and doors - Resistance to repeated opening and closing - Test method; German version EN 1191:2000 d. DIN EN ISO 12400, Windows and pedestrian doors - Mechanical durability - Requirements and classification 7. Energy Star, U.S. Environmental Protection Agency (EPA) Program; www.energystar.gov 8. FL. Florida Building Commission - Product Approval; P191 IV.A. NANAWALL SL70 GUIDE SPECIFICATION MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM ©2016 Nana Wall System, Inc. [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE FOLDING GLASS STOREFRONTS 09 APRIL 2016 08 43 33 - 3 https://floridabuilding.org/pr/pr_app_srch.aspx 9. NFRC. National Fenestration Rating Council; www.nfrc.org a. NFRC 100, Procedure for Determining Fenestration Product U-factors b. NFRC 200, Procedure for Determining Fenestration Product Solar Heat Gain Coefficient and Visible Transmittance at Normal Incidence c. NFRC 400, Procedure for Determining Fenestration Product Air Leakage d. NFRC 500, Procedure for Determining Fenestration Product Condensation Resistance Rating Values 1.03 ADMINISTRATIVE REQUIREMENTS A. Coordination: Coordinate Folding Glass Storefront system and framing R.O. B. Preinstallation Meetings: See Section 01 30 00. 1.04 SUBMITTALS A. For Contractor submittal procedures see Section 01 30 00. B. Product Data: Submit manufacturer’s printed product literature for each Folding Glass Storefront system to be incorporated into the Work. Show performance test results and details of construction relative to materials, dimensions of individual components, profiles and colors. C. Shop Drawings: Indicate Folding Glass Storefront system component sizes, dimensions and framing R.O., configuration, swing panels, direction of swing, stacking layout, typical head jamb, side jambs and sill details, type of glazing material, handle height and field measurements. NOTE: Add "Delegated-Design Submittal" Paragraph below if design services have been delegated to Contractor. Option is an example only. D. Delegated-Design Submittal: For structural performance of Folding Glass Storefront system, including analysis data signed and sealed by the qualified professional engineer responsible for their preparation. D. Manufacturers' Instructions: Submit manufacturer's installation instructions. E. Operation and Maintenance Data: Submit Owner’s Manual from manufacturer. Identify with project name, location and completion date, and type and size of unit installed. NOTE: Delete the following Article if LEED is not applicable; edit to meet project LEED requirements. F. Sustainable Design Submittals (USGBC LEED®): Refer to Section 01 81 15, LEED Design Requirements. 1. LEED 2009 (v3) Credits. Complete online LEED forms and submit other required materials as follows: a. Energy and Atmosphere (EA) Credits: 1). EA Credit 1 (EAc1): Optimize Energy Performance b. Materials and Resources (MR) Credits: 1). MR Credit 1.1 (MRc1.1): Building Reuse - Maintain Existing Exterior Walls, Floors and Roof 2). MR Credit 1.2 (MRc1.2): Building Reuse - Maintain Existing Interior Nonstructural Elements 3). MR Credit 2 (MRc2): Construction Waste Management NOTE: MR Credit 3 below can apply to reusing salvaged Folding Glass Storefront. 4). MR Credit 3: Materials Reuse - 5% (MRc3.1) or 10% (MRc3.2) NOTE: MR Credit 5 below can apply to projects within 500 miles (805 km) of the NanaWall fabrication shop located in Richmond, CA 94801. 5). MR Credit 5: Regional Materials: 10% (MRc5.1) or 20% (MRc5.2) Extracted, P192 IV.A. GUIDE SPECIFICATION NANAWALL SL70 ©2016 Nana Wall System, Inc. MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM FOLDING GLASS STOREFRONTS [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE 08 43 33 - 4 09 APRIL 2016 Processed & Manufactured Regionally c. Indoor Environmental Quality (EQ) Credits: 1). IEQ Credit 2 (IEQc2): Increased Ventilation - Case 2 - Naturally Ventilated Spaces 2). IEQ Credit 8.1 (IEQc8.1): Daylight & Views - Daylight 75% of Spaces 3). IEQ Credit 8.2 (IEQc8.2): Daylight & Views - Views for 90% of Spaces 4). IEQ Credit 9 (LEED for Schools - IEQc9): Enhanced Acoustical Performance 2. LEED v4 for Building Design and Construction (BD&C) Credits. Complete online LEED forms and submit other required materials as follows: a. Energy and Atmosphere (EA) Credits: 1). EA Credit 2 (EAc2): Optimize Energy Performance b. Materials and Resources (MR) Credits: NOTE: MR Credit 1 below can apply to reusing salvaged Folding Glass Storefront. 1). MR Credit 1 (MRc1): Building Life-Cycle Impact Reduction; Option 3 - Building and Material Reuse c. Indoor Environmental Quality (EQ) Credits: 1). EQ Credit 7 (EQc7): Daylight 2). EQ Credit 8 (EQc8): Quality Views 3). EQ Credit 9 (EQc9): Acoustic Performance G. LEED Closeout Documentation: NOTE: Edit below to meet project LEED requirements. 1. LEED 2009 (v3). Submit completed LEEDTM submittal Worksheet Templates for the following credits: a. EAc1, MRc1.1, MRc1.2, MRc2, MRc3, MRc5, IEQc2, IEQc8.1, IEQc8.2, IEQc9 2. LEED v4 (BD&C). Submit information and documentation to complete LEEDTM Worksheet Templates for the following credits: a. EAc2, MRc1, EQc7, EQc8, EQc9 1.05 QUALITY ASSURANCE A. Manufacturer Qualifications: Manufacturer capable of providing complete, precision built, engineered, pre-fitted units with a minimum twenty-five (25) years’ experience in the sale of folding-sliding door systems for large openings in the North American market. B. Installer Qualifications: Installer experienced in the installation of manufacturer’s products or other similar products for large openings. Installer to provide reference list of at least three (3) projects of similar scale and complexity successfully completed in the last three (3) years. 1. Installer to be trained and certified by manufacturer. C. Single Source Responsibility: Furnish Folding Glass Storefront system materials from one manufacturer for entire Project. 1.06 DELIVERY, STORAGE, AND HANDLING A. Comply with manufacturer’s instructions and recommendations, Section 01 60 00 requirements, and as follows: 1. Deliver materials to job site in sealed, unopened cartons or crates. a. Upon receipt, inspect the shipment to ensure it is complete, in good condition and meets project requirements. 2. Store material under cover in a clean and dry location, protecting units against weather and defacement or damage from construction activities, especially to the edges of panels. P193 IV.A. NANAWALL SL70 GUIDE SPECIFICATION MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM ©2016 Nana Wall System, Inc. [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE FOLDING GLASS STOREFRONTS 09 APRIL 2016 08 43 33 - 5 1.07 FIELD CONDITIONS A. Field Measurements: Contractor to field verify dimensions of rough openings (R.O.) [ and threshold depressions to receive sill. ] Mark field measurements on shop drawing submittal. 1.08 WARRANTY A. Manufacturer Warranty: Provide Folding Glass Storefront system manufacturer’s standard limited warranty as per manufacturer’s published warranty document in force at time of purchase, subject to change, against defects in materials and workmanship. 1. Warranty Period beginning with the earliest of 120 days from Date of Delivery or Date of Substantial Completion: a. Rollers and Glass Seal Failure: Ten (10) years b. All Other Components Except Screens: Ten (10) years 1). Exception: Five (5) years if NOT installed by manufacturer's certified trained installer. PART 2 PRODUCTS 2.01 MANUFACTURERS A. Basis-of-Design Product by Manufacturer: NanaWall SL70 by NANA WALL SYSTEMS, INC. (www.nanawall.com) NANA WALL SYSTEMS, INC. 100 Meadow Creek Drive, Corte Madera, CA 94925 Toll Free (800) 873-5673 Telephone: (415) 383-3148 Fax: (415) 383-0312 Email: info@nanawall.com 1. Substitution Procedures: See Section 01 20 00; Submit completed and signed: a. Document 00 43 25, Substitution Request Form (During Procurement) b. Document 00 63 25, Substitution Request Form (During Construction) 2.02 PERFORMANCE / DESIGN CRITERIA NOTE: Add "Delegated-Design" Paragraph below if Contractor is required to assume responsibility for design. A. Delegated Design: Engage a qualified professional engineer, as defined in Section 01 40 00, Quality Requirements, to design the Folding Glass Storefront system according to the following performance requirements: 1. (Insert project specific performance / design requirements here.) NOTE: Select one of the six Performance Criteria paragraphs below for different Sill and Opening types, deleting paragraphs not chosen. Select the Standard Flush Sill, Low Profile Saddle Sill or Higher Weather Performance Raised Sill, and an Inward or Outward Opening. Edit for weeps. Weeps, when provided, are to be drilled in the field by the installer to manufacturer's requirements. Air infiltration and water penetration testing results are only applicable if the unit matches the tested panel and unit size, direction of opening and type of sill. Structural load testing results are only applicable for the test unit size and type of locking and rods. P194 IV.A. GUIDE SPECIFICATION NANAWALL SL70 ©2016 Nana Wall System, Inc. MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM FOLDING GLASS STOREFRONTS [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE 08 43 33 - 6 09 APRIL 2016 Comparative analysis charts published by manufacturer shows which panel sizes, if any, meets the structural loading design pressures specifically required for the project. Check for limitations on the use of these charts in the jurisdiction of the project. Forced entry testing results are only applicable for the test unit type of locking. Check for requirements in the jurisdiction of the project. See manufacturer’s latest published data regarding performance. It is expected that the installed system's performance would be not more than 2/3rds of the following certified laboratory test data in accordance with AAMA 503. A. Performance Criteria (Lab Tested): Standard Flush Sill - Inward Opening 1. Air Infiltration (ASTM E283) Inward Opening: a. 0.10 cfm/ft2 (0.51 L/s/m2) at a static air pressure difference of 1.57 psf (75 Pa) b. 0.26 cfm/ft2 (1.33 L/s/m2) at 6.24 psf (300 Pa) 2. Structural Loading (ASTM E330): Inward Opening a. Windload Resistance: Pass; C4 1). Design Pressure Positive: 70 psf (3350 Pa) 2). Design Pressure Negative: 70 psf (3350 Pa) B. Performance Criteria (Lab Tested): Standard Flush Sill - Outward Opening 1. Air Infiltration (ASTM E283) Outward Opening: a. 0.11 cfm/ft2 (0.56 L/s/m2) at a static air pressure difference of 1.57 psf (75 Pa) b. 0.29 cfm/ft2 (1.49 L/s/m2) at 6.24 psf (300 Pa) 2. Structural Loading (ASTM E330) Outward Opening a. Windload Resistance: Pass; C4 1). Design Pressure Positive: 70 psf (3350 Pa) 2). Design Pressure Negative: 70 psf (3350 Pa) C. Performance Criteria (Lab Tested): Low Profile Saddle Sill - Inward Opening 1. Air Infiltration (ASTM E283) Inward Opening: a. 0.10 cfm/ft2 (0.51 L/s/m2) at a static air pressure difference of 1.57 psf (75 Pa) 1). Without Weeps: 0.26 cfm/ft2 (1.33 L/s/m2) at 6.24 psf (300 Pa) 2). With Weeps: 0.31 cfm/ft2 (1.59 L/s/m2) at 6.24 psf (300 Pa) 2. Water Penetration (ASTM E331, ASTM E547): a. No uncontrolled water leakage at a static (with weeps) test pressure of 5.25 psf (250 Pa) 3. Structural Loading (ASTM E330): a. Windload Resistance: Pass; C4 1). Design Pressure Positive: 70 psf (3350 Pa) 2). Design Pressure Negative: 70 psf (3350 Pa) D. Performance Criteria (Lab Tested): Low Profile Saddle Sill - Outward Opening 1. Air Infiltration (ASTM E283) Outward Opening: a. 0.11 cfm/ft2 (0.56 L/s/m2) at a static air pressure difference of 1.57 psf (75 Pa) 1). Without Weeps: 0.29 cfm/ft2 (1.49 L/s/m2) at 6.24 psf (300 Pa) 2). With Weeps: 0.32 cfm/ft2 (1.64 L/s/m2) at 6.24 psf (300 Pa) 2. Water Penetration (ASTM E331, ASTM E547): No uncontrolled water leakage at a static (with weeps) test pressure of 6.00 psf (300 Pa) 3. Structural Loading (ASTM E330): P195 IV.A. NANAWALL SL70 GUIDE SPECIFICATION MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM ©2016 Nana Wall System, Inc. [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE FOLDING GLASS STOREFRONTS 09 APRIL 2016 08 43 33 - 7 a. Windload Resistance: Pass; C4 1). Design Pressure Positive: 70 psf (3350 Pa) 2). Design Pressure Negative: 70 psf (3350 Pa) E. Performance Criteria (Lab Tested): Higher Weather Performance Raised Sill - Inward Opening 1. Air Infiltration (ASTM E283): a. 0.08 to 0.30 cfm/ft2 (0.41 to 1.54 L/s/m2) at a static air pressure difference of 1.57 psf (75 Pa) b. 0.20 to 0.30 cfm/ft2 (1.02 to 1.54 L/s/m2) at 6.24 psf (300 Pa) 2. Water Penetration (ASTM E331, ASTM E547): a. No uncontrolled water leakage at a static test pressure of 12 psf (715 Pa) 3. Dynamic Water Penetration (AAMA 520 / ASTM E2268): a. Performance Level 2 at 6-18 psf (300-860 Pa) 4. Structural Load Deflection (TAS 202 / ASTM E330): a. Windload Resistance: Pass 1). Design Pressure Positive: 70 psf (3350 Pa); C4 2). Design Pressure Negative: 100 psf (4785 Pa); C3 F. Performance Criteria (Lab Tested): Higher Weather Performance Raised Sill - Outward Opening 1. Air Infiltration (ASTM E283): a. 0.02 to 0.14 cfm/ft2 (0.10 to 0.72 L/s/m2) at a static air pressure difference: of 1.57 psf (75 Pa) b. 0.07 to 0.30 cfm/ft2 (0.36 to 1.54 L/s/m2) at 6.24 psf (300 Pa) 2. Water Penetration (ASTM E331, ASTM E547): a. No uncontrolled water leakage at a static test pressure of 12 psf (715 Pa) 3. Dynamic Water Penetration (AAMA 520 / ASTM E2268): a. Performance Level 1 at 5-15 psf (250-715 Pa) 4. Structural Load Deflection (TAS 202 / ASTM E330): a. Windload Resistance: Pass 1). Design Pressure Positive: 100 psf (4785 Pa); C3 2). Design Pressure Negative: 70 psf (3350 Pa); C4 NOTE: Items below are common to all sill types, except as noted. 5. Swing Panel - Operation / Cycling Performance (AAMA 920): 500,000 cycles 6. System - Life Cycle Performance (DIN EN 1191/12400): 20,000 cycles 7. Folding Glass Storefront Units tested to AAMA/WDMA/CSA 101/I.S.2/A440. 8. Florida Product Approval (Standard Units with panel sizes up to 36 inch (91 cm) wide x 96 inch (244 cm) high) subject to manufacturer size chart: FL 17646 NOTE: FL 17646 web-link is: https://floridabuilding.org/pr/pr_app_dtl.aspx?param=wGEVXQwtDqvFGYZsjrZFR1oVEisSTG i%2bMgEcNcbSpRISkhEjtnP%2fLQ%3d%3d 9. Florida Product Approval (Reinforced Units with panel sizes up to 36 inch (91 cm) wide x 96 inch (244 cm) high) subject to manufacturer size chart: FL17899 NOTE: FL17899 web-link is: https://floridabuilding.org/pr/pr_app_dtl.aspx?param=wGEVXQwtDqt2ZOX6B2Y1Uh8uj%2b% 2bo7t6vOKzMU%2fKaGqfEPuF2TBMm2Q%3d%3d P196 IV.A. GUIDE SPECIFICATION NANAWALL SL70 ©2016 Nana Wall System, Inc. MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM FOLDING GLASS STOREFRONTS [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE 08 43 33 - 8 09 APRIL 2016 10. Forced Entry (AAMA 1304 / ATSM F842): Meets requirements for +F1 11. Thermal Performance (U-factor): NFRC 100 rated 12. Solar Heat Gain Coefficient (SHGC) + Visible Light Transmission (VT): NFRC 200 rated 13. Air Leakage: NFRC 400 rated 14. Condensation Resistance Factor (CRF): NFRC 500 rated NOTE: The NFRC 100, 200, 400 and 500 ratings of the SL70 Folding Glass Storefront System meet Prescriptive Method requirements for U-factor, SHGC, Air Leakage and CRF of California Title 24, Chapter 3, Building Envelope Requirements. For the listing of Nana Wall product NFRC testing reports go to the following website http://search.nfrc.org/search/searchdefault.aspx; click on Door (Find Ratings for Door Products); click on the Search by Manufacturer button; click Manufacturers, scroll down to and click on Nana Wall Systems, Inc., and click on the Find Products button. 15. EPA Energy Star: Meets requirements NOTE: Energy Star values for DOORS with > 50% glass can be achieved through the use of specific glass units meeting the following requirements: Northern & North-Central Region: < 0.30 U-factor 0.40 SHGC South-Central & Southern Region: < 0.30 U-factor 0.25 SHGC Energy Star values for WINDOWS can be achieved through the use of specific glass units meeting the following requirements (U-factor in accordance with NFRC 100 and SHGC in accordance with NFRC 200): Northern Region (as of 1/1/2016): < 0.27 U-factor Any SHGC Northern Region*: < 0.28 U-factor > 0.32 SHGC Northern Region*: < 0.29 U-factor > 0.37 SHGC Northern Region*: < 0.30 U-factor > 0.42 SHGC North-Central Region: < 0.30 U-factor 0.40 SHGC South-Central Region: < 0.30 U-factor 0.25 SHGC Southern Region: < 0.40 U-factor 0.25 SHGC * For Windows with NFRC certified U-factor and SHGC ratings that meet or exceed the listed equivalent energy performance criteria as of 1/1/2016. Energy Star Air Leakage Rating Requirements (ASTM E283 in accordance with NFRC 400 or AAMA/WDMA/CSA 101/I.S.2/A440-11): Window, Sliding Door, or Skylight: ≤ 0.3 cfm/ft2 (1.54 L/s/m2) Swinging Door: ≤ 0.5 cfm/ft2 (2.56 L/s/m2) G. LEED Characteristics: 1. LEED 2009 (v3) a. EAc1: NanaWall systems using low U-Value designed double or triple IGU and thermally broken frames can provide significant energy performance. b. MRc1.1: NanaWall exterior glass wall systems, not demolished in a renovation project, are reused in the same location. c. MRc1.2: NanaWall interior glass wall systems , not demolished in a renovation project, are reused in the same location. d. MRc2: NanaWall cardboard shipping crates are made of 60% recycled material and are 100% recyclable. P197 IV.A. NANAWALL SL70 GUIDE SPECIFICATION MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM ©2016 Nana Wall System, Inc. [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE FOLDING GLASS STOREFRONTS 09 APRIL 2016 08 43 33 - 9 e. MRc3: NanaWall's components easily disassemble and reassemble to "Use as salvaged... or reused materials." f. MRc5: NanaWall glazing, panel, track and door manufacturing final assembly plant is located in Richmond, CA 94801. g. IEQc2: NanaWall systems provide natural ventilation in the open position, assisting in the 90% required natural ventilation of occupied spaces of ASHRAE 62.1. h. EQc8.1: NanaWall glass wall assembly borrowed light brings daylight deeper into the floor plate. i. EQc8.2: NanaWall glass wall assemblies provide direct outdoor lines of sight. j. IEQc9: (LEED for Schools) For gasketed NanaWall glass wall assemblies with glass unit STC testing with up to a 43 dB reduction. 2. LEED v4 for Building Design and Construction (BD&C) a. EAc2: NanaWall systems using low U-Value designed double or triple IGU and thermally/ acoustically broken frames can provide significant energy performance. b. MRc1: NanaWall can be easily disassembled for salvage and reuse. c. EQc7: NanaWall glass wall assembly borrowed light brings daylight deeper into the floor plate. d. EQc8: NanaWall glass wall assemblies provide direct outdoor lines of sight. e. EQc9: NanaWall glass wall assemblies can contribute with system acoustic ratings of up to a 43 dB reduction. H. Design Criteria: 1. Sizes and Configurations: As indicated by the Drawings for selected number and size of panels, location of swing panels, and location of tracks and stacking bays. 2. Unit Operation: Sliding and folding hardware with top and bottom tracks; a. [ inswing type. ] b. [ outswing type. ] 3. Panel Configuration: a. [ Straight ] b. [ Segmented curve ] c. [ 90º angle turn ] d. [ 135º angle turn ] 4. Stack Storage Configuration: a. [ Inside jamb ] b. [ Outside jamb ] 5. Mounting Type: Floor track supported 6. Sill Type: a. [ Raised sill (higher weather performance; thermally broken) ] b. [ Low profile saddle sill (thermally broken) ] c. [ Flush sill (thermally broken) ] d. [ Surface mounted interior sill (not thermally broken) ] 7. Panel Type: Hinged a. Primary swing panel of paired swing panels, looking from inside, to be on the [ left ] [ right ]. b. [ Entry/Egress panel hinged to side jamb. ] P198 IV.A. GUIDE SPECIFICATION NANAWALL SL70 ©2016 Nana Wall System, Inc. MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM FOLDING GLASS STOREFRONTS [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE 08 43 33 - 10 09 APRIL 2016 8. Panel Size (W x H): As indicated. NOTE: Maximum panel sizes are 3’-0” x 12’-0” (0.925 x 3.7 m) and 4’-0” x 8'-2" (1.2 x 2.5 m) with 2’- 3” (0.7 m) the minimum panel width. 9. Panel Pairing Configuration: Number of panels ganged and attached to each jamb to the a. Left of Interior Jamb: [ < insert number of panels > ] b. Right of Interior Jamb: [ < insert number of panels > ] NOTE: Sizes and Configurations: http://www.nanawall.com/products/sl70/options See manufacturer drawings for selected custom dimensions within maximum frame sizes possible as indicated in manufacturer’s literature. See drawings for selected number of panels and configuration. 10. Glass and Glazing: a. Glass Lites: 1). [ Double IGU ] 2). [ Triple IGU ] b. Glass Thickness: 1). [ 15/16 inch (24 mm) ] 2). [ 1-5/32 inch (29 mm) ] 3). [ 1-3/8 inch (35 mm) ] 4). [ 1-1/2 inch (38 mm) ] c. Glass Type: 1). [ Tempered ] 2). [ Laminated ] NOTE: Contact NanaWall for availability of many other commercial glass and glazing types. d. Glass Treatment: 1). [ Low-E ] 2). [ Argon filled ] 3). [ Air filled ] 4). [ Krypton filled ] NOTE: For storefront units requiring acoustic performance keep the following paragraph. Edit to suit project conditions. a. Glass Acoustical Performance (DIN 52210-3,4): Rw (STC) NOTE: Acoustical system STC ratings below are engineer-calculated conversions of European tests for the full panel system per ASTM E413 and ASTM E1332. 1). [ 32 (32); 1-5/32 inch (29 mm) double IGU, air filled, 4 mm + 4 mm tempered glass ] 2). [ 45 (45); 1-3/8 inch (35 mm) double IGU, air filled, 11 mm + 9 mm laminated glass ] NOTE: Acoustical ratings listed below are for the glass only and not the full panel system but will most likely be within 2 dB of the glass STC rating when the frame is added. 3). [ 32; 15/16 inch (24 mm) double IGU, air filled, tempered glass ] 4). [ 39; 15/16 inch (24 mm) double IGU, air filled, laminated and tempered glass ] 5). [ 41-43; 15/16 inch (24 mm) double IGU, air filled, double-laminated glass ] 6). [ 39-45; 1-1/2 inch (38 mm) triple IGU, laminated and tempered glass ] P199 IV.A. NANAWALL SL70 GUIDE SPECIFICATION MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM ©2016 Nana Wall System, Inc. [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE FOLDING GLASS STOREFRONTS 09 APRIL 2016 08 43 33 - 11 NOTE: Custom layouts with horizontal mullions, simulated divided lites, inserts, and high bottom rails are possible. 2.03 MATERIALS A. Monumental Thermally Broken Aluminum Framed Folding Glass Storefront Description: 3-1/8 inch (80 mm) wide narrow stile frame, floor track supported system designed for angle changes, segmented curves. Manufacturer’s standard or post reinforced frame and panel profiles, with head track, side jambs and panels with dimensions as shown on Drawings. 1. Panels with: a. Single lite. NOTE: Single lite above is standard; other options below may require an upcharge. Refer to manufacturer's size chart for glass panel sizes requiring the use of horizontal mullions. b. [ Multiple lites with horizontal mullion(s) at height(s) indicated from the bottom of the panel. ] c. [ Single lite with simulated divided lites in pattern as shown on Drawings. ] 2. Rail Depth: 2-3/4 inch (70 mm) 3. Head Width: 3-15/16 inch (101 mm) 4. Head and Jamb Rail Width: 2-1/4 inch (57 mm) 5. Bottom Rail Width: a. [ 3-15/16 inch (101 mm) overall with 2-5/16 inch (59 mm) rail for raised sill ] b. [ 2-5/16 inch (58 mm) for low-profile saddle sill or flush sill or surface mounted interior sill ] c. [ Manufacturer’s standard kickplate with height indicated. ] NOTE: Indicate kickplate height. Select height between 6 and 12 inches (152 and 305 mm) high. 6. Aluminum Extrusion: AIMgSi0.5 alloy, 6063-T5 (F-22 - European standard) a. Thickness: 0.078 inch (2.0 mm) nominal b. Thermal Break: 3/4 to 15/16 inch (20 to 24 mm) wide polyamide plastic reinforced with glass fibers. Thinner or poured and de- bridged type thermal breaks not acceptable. 7. Aluminum Finish: Inside and Outside; a. [ Same (one-color) ] b. [ Different (two-tone) ] NOTE: Select finish type below, edit to requirements and delete items not used. c. Anodized (AAMA 611): 1). [ Clear ] 2). [ Dark Bronze ] d. Powder Coat (AAMA 2604): 1). Color as chosen from manufacturer's powder coating finish chart from NOTE: Choose from NanaWall's Powder Coating Finish Chart of 50 standard colors, full 200 colors, or custom color. a). [ manufacturer's 50 standard color selection. ] b). [ manufacturer's full RAL selection. ] c). [ wood grain. ] P200 IV.A. GUIDE SPECIFICATION NANAWALL SL70 ©2016 Nana Wall System, Inc. MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM FOLDING GLASS STOREFRONTS [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE 08 43 33 - 12 09 APRIL 2016 d). [ custom finish. ] NOTE: Delete gloss paragraph below when choosing manufacturer's 50 standard colors above; gloss type is predetermined for each of the 50 standard colors. 2). Gloss - Finish: a). [ High Gloss ] b). [ Matte ] e. PVDF Coat (AAMA 2605): Fluoropolymer Kynar with color to match custom finish. B. Glass: 1. Safety Glazing: Made in compliance with ANSI Z97.1 and CPSC 16CFR 1201. 2. Manufacturer’s standard glass, dry glazed and glass stops on the inside with max. 1-1/2 inch (38 mm) deep glazing pocket accepting: a. [ 15/16 inch (24 mm) double IGU, air filled, tempered glass. ] b. [ 15/16 inch (24 mm) double IGU, Low-E, air filled, tempered glass. ] c. [ 15/16 inch (24 mm) double IGU, Low-E, argon filled, tempered glass. ] NOTE: IGU glazing below meets 2010 Energy Star requirements. a. [ 1-1/2 inch (38 mm) triple IGU, Low-E x 2, air filled, tempered glass. ] b. [ 1-1/2 inch (38 mm) triple IGU, Low-E x 2, argon filled, tempered glass. ] NOTE: Edit to meet project requirements with other glass available from manufacturer, including glass with other total thickness. 3. Glass Spacers: Manufacturer’s standard [ silver gray ] [ dark bronze ] finish; [ without ] [ with ] capillary tubes. C. Locking Hardware and Handles: NOTE: Select one of the below Main Entry Panel paragraphs WITH or WITHOUT Swing Panels, deleting all others. Edit to suit project requirements. 1. Main Entry Panel(s) for Models WITH a [ Pair of ] Swing Panel(s): Provide manufacturer’s standard lever handles on the inside and outside, a lockset with a lockable latch, and multi- point locking with a dead bolt and rods at the top and bottom on primary panel [ only ]. a. Rods to be concealed and not edge mounted. b. After turn of key or thumbturn, depression of handles withdraws latch. c. Lifting of handles engages rods and turn of key or thumb turn engages deadbolt and operates lock. d. [ Secondary Swing Panel: Provide matching dummy lever handles on both sides and concealed flush bolts that operate the rods at the top and the bottom for the secondary swing panel. ] NOTE: Secondary swing panel paragraph above is standard with pairs; hardware for Secondary Panel below is an option. e. [ Secondary Swing Panel: Provide two-point locking with U-shaped handles on inside only for the secondary swing panel. ] f. Lever Handle - Finish: 1). Brushed satin stainless steel NOTE: Handle above is standard; optional handle types below may require an upcharge. ADA handle only available in "Brushed satin stainless steel." 2). [ Titanium black stainless steel ] 3). [ Oil rubbed bronze solid brass. ] P201 IV.A. NANAWALL SL70 GUIDE SPECIFICATION MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM ©2016 Nana Wall System, Inc. [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE FOLDING GLASS STOREFRONTS 09 APRIL 2016 08 43 33 - 13 4). [ Satin nickel solid brass. ] 5). [ White solid brass. ] g. Locking: 1). Standard profile cylinder 2). Adapter for Small Format Interchangeable Core (SFIC) 2. Main Entry Panel For Models WITH a [ Pair of ] Swing Panel(s): Provide lever handles on the inside and outside with single action, emergency egress, interconnected lock. 3. Main Entry Panel For Models WITH A Swing Panel: Provide manufacturer’s push/pull handles with separate lock set and dead bolt and one point locking at the top and bottom consisting of locking rods operated by a 180º turn of a flat handles on the inside. NOTE: Option above recommended with a door closer, but note that, when sliding the swing panel, the door closer will need to be disengaged if the swing panel is not attached to a side jamb. a. Push-pull handles in a brushed stainless steel finish and stainless steel flat handles in a [ brushed satin finish. ] [ titanium black finish. ] 4. Main Entry Panel for Models WITH a [ Pair of ] Swing Panel(s): No hardware or locking provided by manufacturer; Field installed panic device(s) by Section 08 71 00. NOTE: Structural test load results will not apply for locking devices by others. 5. Main Entry Pair of Panels on Models WITHOUT a Swing Panel: Provide manufacturer’s standard L-shaped handles on the inside and outside, including a lock set with profile cylinder. Operation of lockset is by turn of key from outside and thumbturn inside with two-point locking hardware operated by 180º turn of the handle. a. L-Shaped Handles - Finish: 1). Brushed satin stainless steel NOTE: Handle above is standard; optional handle types below may require an upcharge. 2). [ Titanium black stainless steel ] 6. Main Entry Panel: Provide manufacturer’s standard U/L-shaped handle on inside only with concealed two point locking hardware operated by 180º turn of handle. NOTE: With this option main entry panel is operable from inside only and there is no latch. Other compatible lever, L-shaped and push-pull handle styles and finishes are available from other suppliers. 7. Secondary Panels and Pairs of Folding Panels: Provide manufacturer’s [ standard handles ] [ removable custodial handles ] and concealed two-point locking hardware operated by 180º turn of handle between each pair. Face applied flush bolt locking NOT acceptable. NOTE: Standard handles above are typical; removable custodial handles are an option that may require an upcharge. a. Standard Handle - Finish: 1). Brushed satin stainless steel NOTE: Handle above is standard; optional handle types below may require an upcharge. 2). [ Titanium black stainless steel ] 3). [ Brown nylon ] 4). [ Gray nylon ] 5). [ White nylon ] 8. Handle Height: 41-3/8 inch (105 cm) centered from bottom of panel or as otherwise indicated. 9. Aluminum locking rods with standard fiberglass reinforced polyamide end caps at the top and bottom. Rods to have a stroke of 15/16 inch (24 mm). P202 IV.A. GUIDE SPECIFICATION NANAWALL SL70 ©2016 Nana Wall System, Inc. MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM FOLDING GLASS STOREFRONTS [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE 08 43 33 - 14 09 APRIL 2016 10. Additional profile cylinders to be [ keyed alike. ] [ keyed differently. ] D. Sliding-Folding Hardware: Provide manufacturer’s standard combination sliding and folding hardware with top and bottom tracks and threshold. All running carriages to be with sealed, self- lubrication, ball bearing multi-rollers. Surface mounted hinges and running carriages NOT acceptable. Weight of panels borne by the bottom of the guide channel in the sill is NOT acceptable. 1. Lower Running Carriage Carrying Capacity: 440 lbs (200 kgs) 2. Upper guide carriage and lower running carriage provided with four vertical stainless steel wheels and two horizontal polyamide wheels. 3. Vertical wheels to ride on top of stainless steel guide track covers over the full length of the sill track and lie above the water run-off level. 4. Wheels riding below water run-off level and wheels riding on aluminum surfaces are NOT acceptable. NOTE: Select from the following Threshold Finish types, edit to suit and delete those not meeting project requirements. 5. Threshold - Raised Sill (Higher Weather Performance): Thermally broken extruded aluminum in finish to match panel. 6. Threshold - Low Profile Saddle Sill (Thermally Broken): Aluminum with a [ clear ] [ dark bronze ] anodized aluminum finish. 7. Threshold - Flush Sill (Thermally Broken): Aluminum with a [ clear ] [ dark bronze ] anodized finish. 8. Threshold - Surface Mounted Interior Sill (Not Thermally Broken): Aluminum with a [ clear ] [ dark bronze ] anodized finish. 9. Cover plate over sill NOT acceptable. 10. For ADA Compliance: Provide gasket to cover the channel in the sill at swing doors. 11. Swing Panel Hinges: a. Zinc die cast with finish closest match to finish of frame and panels and stainless steel security hinge pins with set-screws. NOTE: Zinc die cast above is standard; stainless steel option below has an upcharge. Finishes to match are closest matches available by the manufacturer. Review for acceptability. b. [ Stainless steel hinges and security hinge pins with set-screws. ] 12. Adjustment: Provide folding-sliding hardware capable of compensation and adjustments without needing to remove panels from tracks, in width, 1/16 inch (1.5 mm) per hinge and in height, 5/64 inch (2 mm) up and down. E. Weatherstripping: Manufacturer’s double layer EPDM between panels, EPDM gasket and Q-lon gasket, or brush seal between panel and frame, or brush seals with a two-layer fiberglass reinforced polyamide fin attached at both inner and outer edge of bottom of door panels with a recessed sill or on frame for sealing between panels and between panel and frame. NOTE: The manufacturer's weatherstripping is determined at the factory by the direction of swing, the panel configuration, the type of locking and the type of sill. F. Fasteners: Tapered pins or stainless steel screws for connecting frame components. 2.04 FABRICATION A. Folding Glass Wall: Extruded aluminum frame and panel profiles, corner connectors and hinges, sliding and folding hardware, locking hardware and handles, glass and glazing and weather stripping. 1. Each unit factory pre-assembled and shipped with complete system components and P203 IV.A. NANAWALL SL70 GUIDE SPECIFICATION MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM ©2016 Nana Wall System, Inc. [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE FOLDING GLASS STOREFRONTS 09 APRIL 2016 08 43 33 - 15 installation instructions. 2. Exposed work to be carefully matched to produce continuity of line and design with all joints. 3. No raw edges visible at joints. 2.05 ACCESSORIES A. Provide sidelights, transoms, corner posts, or single or double doors as indicated. NOTE: Screen ONE is ‘non-pleated’ while Screen Classic is ‘pleated.’ Select ‘ONE’ or 'Classic,' deleting option not chosen. B. Insect Screen Panels: Fully retractable non-pleated screen made of ultra-strong, UV resistant fiberglass mesh housed in a single cartridge riding on a single track. 1. Basis of Design Product by Manufacturer: Screen ONE or an Architect acceptable equivalent subject to project requirements. 2. Finish - Aluminum Top Track, Side Jambs and Vertical Struts: a. White powder coated b. [ Clear anodized ] c. [ Black powder coated ] a. [ Classic bronze powder coated ] NOTE: Above options are standard. Check with NanaWall regarding other available finishes, which may require an upcharge. C. Insect Screen Panels: A series of top-hung collapsible pleated UV resistant fiberglass mesh screen panels riding on a single narrow ADA compliant 1/4 inch (5 mm) floor track. Each 4 inch (10 cm) wide vertical cassette can expand to 3’-3” (1 m) wide. 1. Basis of Design Product by Manufacturer: Screen Classic or an Architect acceptable equivalent subject to project requirements. 2. Finish - Aluminum Top Track, Side Jambs and Vertical Struts: a. White powder coated b. [ Clear anodized ] c. [ Dark bronze anodized ] NOTE: Above options are standard. Check with NanaWall regarding powder coated and other available finishes, which may require an upcharge. d. [ RN powder coated with color as selected by architect. ] 3. Screen Track Stacking: [ Within opening ] [ Extended beyond opening ] PART 3 EXECUTION 3.01 EXAMINATION A. Examination and Acceptance of Conditions per Section 01 70 00 and as follows: 1. Carefully examine rough openings with Installer present, for compliance with requirements affecting Work performance. a. Examine surfaces of openings and verify dimensions; verify rough openings are level, plumb, and square with no unevenness, bowing, or bumps on the floor; and other conditions as required by the manufacturer for readiness to receive Work. b. Verify structural integrity of the header for deflection with live and dead loads limited to the lesser of L/720 of the span or 1/4 inch (6 mm). Provide structural support for lateral loads, and both wind load and eccentric load when the panels are stacked open. P204 IV.A. GUIDE SPECIFICATION NANAWALL SL70 ©2016 Nana Wall System, Inc. MONUMENTAL, THERMALLY BROKEN ALUM. FRAMED FOLDING SYSTEM FOLDING GLASS STOREFRONTS [DD - PRICING ] [ CD - BID ] [ FOR CONSTRUCTION ] ISSUE 08 43 33 - 16 09 APRIL 2016 NOTE: Prior to installing NanaWall, it is recommended that all building dead loads be applied to the header. Allow a reasonable amount of time for the dead load's effect on the header; only then can the building's live load be used to meet the above requirements of L/720 or 1/4 inch (6 mm). If this is not done, both dead and live loads need to be considered. 2. Proceed with installation only after unsatisfactory conditions have been corrected. 3.02 INSTALLATION A. General: Install Folding Glass Storefront system in accordance with the Drawings, approved submittals, manufacturer’s recommendations and installation instructions, and as follows: 1. Properly flash, waterproof and seal around opening perimeter. 2. Securely attach anchorage devices to rigidly fit frame in place, level, straight, plumb and square. Install frame in proper elevation, plane and location, and in proper alignment with other work. 3. When lower track is designed to drain, provide connections to allow for drainage. 4. Install panels, handles, lockset, screens and other accessories in accordance with manufacturer’s recommendations and instructions. 3.03 FIELD QUALITY CONTROL A. Field Tests and Inspections per Section 01 40 00 of the following: 1. Verify the Folding Glass Storefront system operates and functions properly. Adjust hardware for proper operation. B. Non-Conforming Work: Repair or replace non-conforming work as directed by the Architect; see General and Supplementary Conditions, and Division 01, General Requirements. 3.04 CLEANING AND PROTECTION A. Keep units closed and protect Folding Glass Storefront installation against damage from construction activities. B. Remove protective coatings and use manufacturer recommended methods to clean exposed surfaces. END OF SECTION DISCLAIMER: Nana Wall Systems, Inc. takes no responsibility for product selection or application, including, but not limited to, compliance with building codes, safety codes, laws, or fitness for a particular purpose. This guide specification is not intended to be verbatim as a project specification without appropriate modifications for the specific use intended and the particular requirements of a specific construction project. www.nanawall.com P205 IV.A. DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 14.3 5 0.24 5.24 9.03 The net trips to be mitigated is greater than 0. The project shall propose additional mitigation measures. Chris Bendon BendonAdams LLC 300 So. Spring St. 202; Aspen, CO 81611 970.925.2855 chris@bendonadams.com Summary and Narrative: Narrative: August 17, 2016 (Amendment to Aug 1 TIA) 305/7 So. Mill St. 305 and 307 So. Mill 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. Project Description In the space below provide a description of the proposed project. An addition to the existing building including an expanded basement space is proposed. The new building is one story and 100% commercial. The project site is located adjacent to Mill Street Mall and across from the Wheeler Opera House. MMLOS Include any additional information that pertains to the MMLOS plan in the space provided below. We would like to install additional bike parking proximate the to the project to enhance bicycle access. Number, type and location to be finalized with the City Engineering Department. After a discussion with City Engineering, we used the bicycle parking option although the bicycle parking is proposed for the mall area amnd not within the property. Funding to the City to support pedestrian, bicycle, and transit improvements within the walkshed will be provided to account for the 9.03 additional trip mitigation required. TDM Explain below how the project plans to participate in the Transportation Options Program (TOP). The successful project will work with City of Aspen staff to determine whether TOP membership is appropriate and, if so, to join the program. Notes: This program is not typically appropriate for employers of less than 20 employees. Grant funding from the TOP program may not be used to offset mitigation measures until the reporting period has been successfully completed The project will participate in the Transportation Options Program with the City. A requirement to participate in the TOP will be included in the lease agreements with each tenant space. P206 IV.A. Explain the proposed trip reduction marketing/incentive program in the space provided. A trip reduction marketing programs should include a number of the following strategies: orientation to trip reduction programs and benefits; orientation to specific alternative transportation modes such as bus service information, bike/walk route maps, etc.; publishing of web or traditional informational materials; events and contests such as commuter fairs, new employee orientations, bike to work days, etc.; educational opportunities such bicycle commute/repair classes; web or traditional materials aimed at guests/customers such as bike/walk maps, free transit day passes, etc.; incentive programs such as prizes, rewards or discounts for alternative commuting. Introducing employees to all of the different modes of transportation will be part of employee orientation and a requirement of the lease agreement for tenants. Educational opportunities will be posted in employee back of house areas. Include any additional information that pertains to the TDM plan in the space provided below. Enter Text Here MMLOS Site Plan Requirements Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal. Slopes Between Back of Curb and Sidewalk 2% Slope at Pedestrian Driveway Crossings Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example) Enforcement and Financing Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures. Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data. Individual tenants are responsible for monitoring the MMLOS requirements. The TDM measures will be completed as part of building permit certificate of occupancy. Physical commitments such as bike racks will be installed prior to Certificate of Occupancy. Requirements of the TIA will be included in the lease agreements with the individual tenants. Scheduling and Implementation Responsibility of Mitigation Measures Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures. The TDM measures are a requirement of building permit certificate of occupancy. The MMLOS measures will be the responsibility of the individual tenants of the building. Monitoring and Reporting P207 IV.A. DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 14.3 5 0.24 5.24 9.03 The net trips to be mitigated is greater than 0. The project shall propose additional mitigation measures. We would like to install additional bike parking proximate the to the project to enhance bicycle access. Number, type and location to be finalized with the City Engineering Department. After a discussion with City Engineering, we used the bicycle parking option although the bicycle parking is proposed for the mall area amnd not within the property. Funding to the City to support pedestrian, bicycle, and transit improvements within the walkshed will be provided to account for the 9.03 additional trip mitigation required. TDM Explain below how the project plans to participate in the Transportation Options Program (TOP). The successful project will work with City of Aspen staff to determine whether TOP membership is appropriate and, if so, to join the program. Notes: This program is not typically appropriate for employers of less than 20 employees. Grant funding from the TOP program may not be used to offset mitigation measures until the reporting period has been successfully completed The project will participate in the Transportation Options Program with the City. A requirement to participate in the TOP will be included in the lease agreements with each tenant space. Project Description In the space below provide a description of the proposed project. An addition to the existing building including an expanded basement space is proposed. The new building is one story and 100% commercial. The project site is located adjacent to Mill Street Mall and across from the Wheeler Opera House. MMLOS Include any additional information that pertains to the MMLOS plan in the space provided below. 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. Chris Bendon BendonAdams LLC 300 So. Spring St. 202; Aspen, CO 81611 970.925.2855 chris@bendonadams.com Summary and Narrative: Narrative: August 17, 2016 (Amendment to Aug 1 TIA) 305/7 So. Mill St. 305 and 307 So. Mill Street Trip Generation SUMMARY Trip Mitigation NET TRIPS TO BE MITIGATED P208 IV.A. Provide a monitoring and reporting plan. Refer to page 17 in the Transportation Analysis Guidelines for a list of monitoring plan requirements. Components of a Monitoring and Reporting Plan should include (1) Assessment of compliance with guidelines, (2) Results and effectiveness of implemented measures, (3) Identification of additional strategies, and (4) Surveys and other supporting data. Individual tenants are responsible for monitoring the MMLOS requirements. The TDM measures will be completed as part of building permit certificate of occupancy. Physical commitments such as bike racks will be installed prior to Certificate of Occupancy. Requirements of the TIA will be included in the lease agreements with the individual tenants. Scheduling and Implementation Responsibility of Mitigation Measures Provide an overview of the scheduling and implementation responsibility for the proposed transportation mitigation measures. The TDM measures are a requirement of building permit certificate of occupancy. The MMLOS measures will be the responsibility of the individual tenants of the building. Monitoring and Reporting Slopes Between Back of Curb and Sidewalk 2% Slope at Pedestrian Driveway Crossings Pedestrian Directness Factor (See callout number 9 on the MMLOS sheet for an example) Enforcement and Financing Provide an overview of the Enforcement and Financing plan for the proposed transportation mitigation measures. Introducing employees to all of the different modes of transportation will be part of employee orientation and a requirement of the lease agreement for tenants. Educational opportunities will be posted in employee back of house areas. Include any additional information that pertains to the TDM plan in the space provided below. Enter Text Here MMLOS Site Plan Requirements Include the following on a site plan. Clearly call out and label each measure. Attach the site plan to the TIA submittal. Explain the proposed trip reduction marketing/incentive program in the space provided. A trip reduction marketing programs should include a number of the following strategies: orientation to trip reduction programs and benefits; orientation to specific alternative transportation modes such as bus service information, bike/walk route maps, etc.; publishing of web or traditional informational materials; events and contests such as commuter fairs, new employee orientations, bike to work days, etc.; educational opportunities such bicycle commute/repair classes; web or traditional materials aimed at guests/customers such as bike/walk maps, free transit day passes, etc.; incentive programs such as prizes, rewards or discounts for alternative commuting. P209 IV.A.