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HomeMy WebLinkAboutagenda.hpc.20170614 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING June 14, 2017 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. 12:00 SITE VISITS A. None II. 4:30 INTRODUCTION A. Roll call B. Approval of minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments Community Development Work Plan Check-In H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS A. None IV. 4:55 NEW BUSINESS A. 201 W. Main Street- Minor Development Review, Demolition, Commercial Design Review, Setback Variances, CONTINUE PUBLIC HEARING TO 6/28 DUE TO NOTICING ERROR B. 500 W. Main Street- Final Major Development, Final Commercial Design Review, GMQS Review, PUBLIC HEARING V. 6:05 ADJOURN Next Resolution Number: 12 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. 6.14.17 HPC Work Program Check-in Page 1 of 3 MEMORANDUM TO: Historic Preservation Commission FROM: Phillip Supino, Principal Long Range Planner THRU: Jessica Garrow, Community Development Director Amy Simon, Historic Preservation Officer MEETING DATE: June 14, 2017 RE: Community Development Department work program SUMMARY: Staff meets with City Council periodically to review the Community Development work program. In advance of that, staff is meeting with the Planning and Zoning Commission and Historic Preservation Commission to get feedback on their priorities relative to specific items in the over-all ComDev work program. Staff requests comments from HPC on the historic-related work program items listed below, as well as any other ideas the board would like to discuss. CURRENT COMMUNITY DEVELOPMENT WORK PROGRAM ITEMS: Beyond the general planning services the city provides (processing land use applications, providing walk-in services, etc), Community Development staff is working on the following items related to Historic Preservation: 1. BasicGov Implementation. The Community Development Department has worked with Vertiba, a contractor for the software system BasicGov, for the last six months to develop a new permitting and data management system. That system is in the construction phase, and staff expects that, following beta tests and revisions, that system will be implemented beginning in 2018. Staff: Various. 2. Lift 1A Location Study. The City and property owners adjacent to Lift 1A are engaged in a study to determine the optimal future location of Lift One relative to approved and proposed developments in the area. Depending on the result of the study, there may be staff and HPC review related to how the new lift will interact with the historic lift and historic buildings on the Lift One Lodge site. Staff: Jennifer Phelan. PROPOSED WORK PROGRAM ITEMS: Community Development staff proposes three additional work program items related to the Historic Preservation Program. 1. Expedited Tenant Finish Permitting Process. The Community Development Department is interested in piloting a program to assist minor tenant finish permits through the process. Tenant finishes typically include the construction of improvements such as non-load bearing walls, lighting and mechanical systems and floor and wall finishes. The review time associated with these types of permits is relatively short. P1 II.G. 6.14.17 HPC Work Program Check-in Page 2 of 3 However, they are processed in the order they are received, which can increase the time required for the application to make its way through the department. The expedited review process would ensure that low-level tenant finish applications are not placed in the queue behind large permits that require more significant review time. This will provide a significant benefit to business owners, because it will shorten the time required to start or reopen a business in the City. It will be important to develop clear standards for what constitutes a small-scale tenant finish versus a more impactful finish project. Staff: Building Staff, Zoning Staff. 2. Expedited Energy Efficiency Permit Process. The Community Development Department is considering the development of an expedited review process for energy efficiency permits. It would support the City’s energy efficiency and sustainability policies, as well as assist property owners in complying with energy code requirements. This expedited process would apply only to permits required for energy efficiency improvements like solar panel installation or mechanical system upgrades. Like the tenant finish process described above, it will be essential to clearly define the types of activities eligible for the expedite process. Staff: Stephen Kanipe, Mike Metheny. 3. Historic Preservation Submittal Requirement Standards. The Planning Department intends the use the funds generated from the penalty assessed on 232 E. Bleecker to fund the development of more specific standards for the submittal of applications to preserve historic buildings. Staff intends to hire a consultant to assist the Historic Preservation Officer in developing a standardized preservation submittal sheet, to be included in Historic Preservation Land Use Applications. This sheet will include standardized exhibits and descriptions of preservation techniques to help ensure that future preservation projects have clearly defined preservation processes and techniques. Staff: Amy Simon. 4. Renewable Energy Systems. The Aspen Area Community Plan focuses on encouraging renewable energy sources to decrease the city's carbon footprint. The policies and goals in the AACP are also supported by the City's Canary Initiative. To date, the City has not focused on making individual alternative energy sources easier to construct (i.e. individual solar panels on a home). The Land Use Code allows for alternative energy production equipment, but often requires a review process with the Planning & Zoning Commission, which can be a deterrent for homeowners. Staff proposes implementing the AACP Action Items that focus on removing barriers to individual renewable energy development, such as solar panels in a back yard or on retaining walls. Staff anticipates this work would require some consultant assistance and budget for community outreach (estimated at $10,000) and would take approximately six months to complete, including public outreach. This item could be included as an aspect of the successful implementation of item 2 above. Staff: Stephen Kanipe, Mike Metheny. 5. Historic Property Inventorying. The City is required to periodically update the official inventory of historic properties with updates pictures and technical analysis. No changes to which properties are designated is part of this effort. This update is a requirement to P2 II.G. 6.14.17 HPC Work Program Check-in Page 3 of 3 maintain the city’s Certified Local Government (CLG) status with the state. Staff: Amy Simon. Additional Questions for the Commission 1. Are there items on the proposed or current lists on which the Commission would like additional information? 2. Are there any additional items the Commission would like staff to consider and present to Council? The Council work program discussion is scheduled for July 18, 2017. HPC’s feedback will be incorporated into staff’s presentation of work program priorities to Council at that meeting. P3 II.G. 1 FINAL MAJOR DEVELOPMENT AND COMMERCIAL DESIGN REVIEW MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 500 W. Main Street– Final Major Development, Final Commercial Design Review, GMQS Review, PUBLIC HEARING DATE: June 14, 2017 ______________________________________________________________________________ SUMMARY: 500 W. Main is located in the Main Street Historic District and contains an 1890 false front building, the largest remaining in Aspen. The structure was built as a grocery store and later operated as The Mesa Store Bakery. Since then, it has been occupied by a number of office and retail uses. On October 12, 2016, HPC reviewed and approved a proposal to make the property home to Rowland + Broughton Architects. HPC granted Conceptual design approval, Special Review related to floor area, and Variations to Parking and Setback requirements generated by a proposed addition to the historic structure. The applicant now requests HPC Final Design review and Growth Management approval for the new net leasable space and free market dwelling unit included in the addition. The review is conducted under the land use regulations and design guidelines which were in place at the time of the original 2016 submittal. APPLICANT: 500 West Main Street, LLC, 234 E. Hopkins Avenue, Aspen, CO, 81611. ADDRESS: 500 W. Main Street, Lots R and S, Block 30, City and Townsite of Aspen. PARCEL ID: 2735-124-43-007. ZONING: MU, Mixed Use. Redevelopment of this site is subject to Major Development and Commercial Design Review, a two-step process requiring approval of a Conceptual Development Plan, and then a Final Development Plan. HPC’s 2016 Conceptual approval is binding in regards to the location and P4 IV.B. 2 form of the structure 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 applicable design guidelines are attached as Exhibit A and are found in the 2015 Historic Preservation Design Guidelines and the 2007 Commercial, Lodging and Historic District Design Objectives and Guidelines; Main Street Historic District chapter. The guideline versions to be applied were determined by what was in effect at the time the Conceptual application was submitted, in March 2016. The historic structure on this site will remain in place. The applicant plans to reinforce the existing foundation from within and continue to use the existing basement for commercial purposes. The applicant proposes to make an addition along the west side of the property, an area which is currently vacant except for parking. The connector between the historic structure and new addition will attach to the historic resource for a length of approximately 35’ along the west side of the building, below an exterior stairway that existed historically but has been reconfigured over the years. The basement, main floor, and second floor of the historic building will be used for commercial purposes. A residential unit is on the second floor of the new addition. At Conceptual, HPC granted approval for more of the project to be devoted to commercial use, and less to residential use, than the code typically allows. The maximum square footage allowed on the site was not affected; just how it is allocated by use. HPC granted a waiver of the 10’ front yard setback and a waiver of the 5’ east yard setback for the historic building location. With regard to parking, the project generates a requirement for 5.9 on-site spaces, however HPC waived all but three spaces, which is a benefit available to landmarks. One space is proposed for the residence and 2 for the commercial area. The applicant has numerous strategies for reducing vehicle traffic to and from their office. At the previous review, HPC also reviewed plans for trash storage and confirmed that adequate public amenity was being provided (the open area on the site exceeds the minimum.) There were three conditions of Conceptual approval. · For Final review, the applicant is to consider restoration actions, especially related to upper floor windows and the porch on the historic resource. · A revised trash, recycling and utilities plan, including the walls required by Environmental Health, must be included in the Final design. · The applicant must continue to work with the Engineering, Parks and Transportation Departments for an approved plan for Final review. Staff finds that the applicant has addressed the conditions of approval. Significant restoration work is proposed to recreate original window openings and the front porch roof, based on historic photographs and evidence on the site. The applicant has continued to work with P5 IV.B. 3 Environmental Health on their trash storage plan and has coordinated their transportation plan with Engineering. Parks has also visited the site and provided feedback on preservation of trees on the adjacent right of way. Staff finds the addition is a good fit with the scale of the surrounding development. The proposed addition is lower in height than the historic building and meets all setback requirements. The width of the addition, not including the recessed connector, is 20’. As can be seen from the 1893 Bird’s Eye View of Aspen at right in red, in the Victorian era there were three small storefronts directly alongside 500 W. Main. Their date of demolition is unknown. Regarding the guidelines for Final review, staff finds that they are met, with only minor exceptions. First, the application suggests that textured solar shingles could be installed on the historic structure. Staff finds that this does not meet the guidelines that require wood shingles, or a very related material (such as asphalt), see 7.3, 7.8 and 7.21. Solar shingles are also proposed for the new addition, which is an acceptable action on new construction and will help to differentiate new from old, while also meeting energy conservation goals. The applicant plans to restore or repair exterior materials on the false front building, and to side the new addition in composite board. Composite siding has been allowed for other projects in the district, particularly new free-standing buildings. Staff finds that the painted composite board is adequately related to wood siding, however the applicant has offered a wood siding alternative if HPC disagrees. P6 IV.B. 4 GROWTH MANAGEMENT Information about window design for the historic structure and new structure is provided. Any original windows (and doors) in the historic building must be preserved, and restoration windows much match the historic units, to be reviewed and approved by staff during permit review. The lighting and landscape plans are simple in character. Staff does have a concern with the planter proposed at the rear of the historic structure, potentially introducing too much moisture in that area. The planter also intrudes into the right of way. This requires addition review with staff and monitor during permit review. The generation of net leasable commercial space and a new free market residential unit on this site is subject to the following sections of the Municipal Code. Section 26.470.070.1 Enlargement of an historic landmark for commercial, lodge or mixed- use development. The enlargement of an historic landmark building for commercial, lodge or mixed-use development shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the following criteria: a. Up to four (4) employees generated by the additional commercial/lodge development shall not require the provision of affordable housing. Thirty percent (30%) of the employee generation above four (4) and up to eight (8) employees shall be mitigated through the provision of affordable housing or cash in lieu thereof. Sixty percent (60%) of the employee generation above eight (8) employees shall be mitigated through the provision of affordable housing or cash in lieu thereof. For example: A project generating 15 employees shall require employee mitigation for a total of 5.4 employees, as follows: First 4 employees = 0 employee mitigation Second 4 employees mitigated at 30% = 1.2 employees Remaining 7 employees mitigated at 60% = 4.2 employees Affordable housing shall be approved pursuant to Subsection 4, Affordable housing, of this Section 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. b. Up to one (1) free-market residence may be created pursuant to Paragraph 26.470.060.4, Minor enlargement of an historic landmark for commercial, lodge or mixed-use development. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 14, Series of 2007. Additional free- P7 IV.B. 5 market units (beyond one [1]) shall be reviewed pursuant to Paragraph 26.470.070.7, New free-market residential units within a multi-family or mixed-use project. AND 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 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. 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 P8 IV.B. 6 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. AND Section 46.470.070.4 Affordable housing. The development of affordable housing deed- restricted in accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the following criteria: a. The proposed units comply with the Guidelines of the Aspen/Pitkin County Housing Authority. A recommendation from the Aspen/Pitkin County Housing Authority shall be required for this standard. The Aspen/Pitkin County Housing Authority may choose to hold a public hearing with the Board of Directors. b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units or buy-down units. Off-site units shall be provided within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a fee-in-lieu payment may be accepted by the Planning and Zoning Commission upon a recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation requirement is one (1) or more units, a fee-in-lieu payment shall require City Council approval, pursuant to Paragraph 26.470.090.3. A Certificate of Affordable Housing Credit may be used to satisfy mitigation requirements by approval of the Community Development Department Director, pursuant to Section 26.540.080 Extinguishment of the Certificate. Required affordable housing may be provided through a mix of these methods. c. Each unit provided shall be designed such that the finished floor level of fifty percent (50%) or more of the unit's net livable area is at or above natural or finished grade, whichever is higher. This dimensional requirement may be varied through Special Review, Pursuant to Chapter 26.430. d. The proposed units shall be deed-restricted as "for sale" units and transferred to qualified purchasers according to the Aspen/Pitkin County Housing Authority Guidelines. The owner may be entitled to select the first purchasers, subject to the aforementioned qualifications, with approval from the Aspen/Pitkin County Housing Authority. The deed restriction shall authorize the Aspen/Pitkin County Housing Authority or the City to own the unit and rent it to qualified renters as defined in the Affordable Housing Guidelines established by the Aspen/Pitkin County Housing Authority, as amended. The proposed units may be rental units, including but not limited to rental units owned by an employer or nonprofit organization, if a legal instrument in a form acceptable to the City Attorney ensures permanent affordability of the units. The City encourages P9 IV.B. 7 affordable housing units required for lodge development to be rental units associated with the lodge operation and contributing to the long-term viability of the lodge. Units owned by the Aspen/Pitkin County Housing Authority, the City of Aspen, Pitkin County or other similar governmental or quasi-municipal agency shall not be subject to this mandatory "for sale" provision. e. Non-Mitigation Affordable Housing. Affordable housing units that are not required for mitigation, but meet the requirements of Section 26.470.070.4(a-d). The owner of such non-mitigation affordable housing is eligible to receive a Certificate of Affordable Housing Credit pursuant to Chapter 26.540. Staff response: The Growth Management Quota system sets a limit on the amount of new net leasable and new lodge development that is to occur annually. This project entails the creation of 1,620 square feet of new net leasable space, and 5.13 new full time employees as described below and in the application. Existing net leasable: Main floor: = 1,660 square feet or 5.98 FTEs (3.6 FTEs per 1,000 square feet of net leasable) Upper floor= 1,586 square feet or 4.28 FTEs (2.7 FTEs per 1,000 square feet of net leasable) Basement: = 984 square feet or 2.66 FTEs (2.7 FTEs per 1,000 square feet of net leasable) TOTAL EXISTING FTEs: 12.92 Proposed net leasable: Main floor: = 2,266 square feet or 8.38 FTEs (3.6 FTEs per 1,000 square feet of net leasable) Upper floor= 1,575 square feet or 4.25 FTEs (2.7 FTEs per 1,000 square feet of net leasable) Basement = 2,009 square feet or 5.42 FTEs (2.7 FTEs per 1,000 square feet of net leasable) TOTAL PROPOSED FTEs: 18.05 NET NEW FTEs: 5.13 Historic landmarks receive a reduction of required affordable housing mitigation. The first 4 employees generated require no mitigation. The remaining 1.13 employees generated must be mitigated at a rate of 30%, therefore mitigation must be provided for 0.34 FTEs. The applicant may provide a Certificate of Affordable Housing credit to mitigate 0.34 employees at Category 4 level, or may provide a cash in lieu payment of $75,844 ($223,072 per Category 4 FTE x 0.34) No affordable housing mitigation is required for the free market unit due to the landmark status. These are valuable preservation benefits. The final calculation of mitigation will occur during building permit review. TRANSPORTATION IMPACT ASSESSMENT The application must incorporate improvements to pedestrian and transit amenities, such as safety improvements, public bike racks, etc. The application is considered to have a minor impact due to the credits for the existing structure, however the applicant is required to complete P10 IV.B. 8 a “Transportation Impact Analysis.” A draft was reviewed at HPC Conceptual. Since then the applicant has continued to meet with the Engineering Department and refine their proposal. They are being conservative and are currently not claiming “credit” for some planned actions which are not fully resolved, such as improvements to the accessible ramp on the east side of the site. The attached TIA requires the applicant to address the impacts of 5.5 new trips generated to the site daily. The applicant proposes to mitigate the equivalent of 13.3 trips by improving the crosswalk by the site, providing bike storage, improving transit signage, and creating operational changes to encourage employees to use transit options. ______________________________________________________________________________ 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 approval as follows: 1. The historic structure must be roofed with wood shingles. 2. The building permit must clearly label all original exterior materials, doors and windows on the historic structure to be restored, with review of any necessary repair or replacement conducted on site by staff. The building permit must clearly label that all historic structural elements on the perimeter of the historic building and roof will be preserved in place with any structure to be added or removed reviewed by staff. 3. Final cut sheets for new windows to be installed in the historic building will be reviewed and approved during permit review by staff. 4. Detailed drawings of the porch restoration will be reviewed and approved by staff during permit review. 5. The planter at the rear of the historic structure must be restudied to ensure no damage will be done to the historic resource, for review by staff and monitor. 6. The Transportation Impact Analysis is approved as proposed. Any revisions shall be approved by the City of Aspen Engineering Department. 7. The application requires affordable housing mitigation for approximately 0.34 employees, to be addressed at a Category 4 level with the provision of Affordable Housing Credit Certificates or cash in lieu payment. The calculations will be finalized during building permit review. Exhibits: Resolution #__, Series of 2017 A. Design Guidelines B. Application text C. Application Drawings P11 IV.B. 9 Exhibit A- Relevant Design Guidelines HPC Guidelines 1.5 Maintain the historic hierarchy of spaces. · Reflect the established progression of public to private spaces from the public sidewalk to a semi-public walkway, to a semi private entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. · Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. · Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. · The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. · Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. · Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. · When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. · Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. P12 IV.B. 10 · Refer to City Engineering for additional guidance and requirements. 1.12 Provide an appropriate context for historic structures. See diagram. · Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. · In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. · Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. · Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. · Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. · In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. · Contemporary landscapes that highlight an AspenModern architectural style are encouraged. P13 IV.B. 11 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. · Low plantings and ground covers are preferred. · Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. · Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. · Climbing vines can damage historic structures and are not allowed. 1.14 Minimize the visual impacts of landscape lighting. · Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. · Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-case basis. · Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. P14 IV.B. 12 · Driveway lighting is not permitted on Aspen Victorian properties. · Landscape uplighting is not allowed. 2.1 Preserve original building materials. · Do not remove siding that is in good condition or that can be repaired in place. · 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 in place. Reconstruction may result in a building which no longer retains its historic integrity. · Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 3.1 Preserve the functional and decorative features of a historic window. · Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. · Repair frames and sashes rather than replacing them. · Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. · Enclosing a historic window is inappropriate. · Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. · If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. · Changing the window opening is not permitted. · Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. · A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. P15 IV.B. 13 · The historic profile on AspenModern properties is typically minimal. 3.7 Adding new openings on a historic structure is generally not allowed. · Greater flexibility in installing new windows may be considered on rear or secondary walls. · New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. · Preserve the historic ratio of window openings to solid wall on a façade. · Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. · Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. · If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. A storm window should not include muntins unless necessary for structure. Any muntin should be placed to match horizontal or vertical divisions of the historic window. 4.1 Preserve historically significant doors. · Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. · Do not change the position and function of original front doors and primary entrances. · If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. · Previously enclosed original doors should be reopened when possible. 4.2 Maintain the original size of a door and its opening. · Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.5 Adding new doors on a historic building is generally not allowed. · Place new doors in any proposed addition rather than altering the historic resource. P16 IV.B. 14 · Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. · A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. · Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. 7.3 Minimize the visual impacts of skylights and other rooftop devices. · Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. 7.4 New vents should be minimized, carefully, placed and painted a dark color. · Direct vents for fireplaces are generally not permitted to be added on historic structures. · Locate vents on non-street facing facades. · Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. · Reconstruct a missing chimney when documentation exists. 7.7 Preserve original roof materials. · Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. · If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. · Flashing should be in scale with the roof material. · Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-reflective finish. · Design flashing, such as drip edges, so that architectural details are not obscured. · A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. · A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. P17 IV.B. 15 · Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. · The material used for the gutters should be in character with the style of the building. 10.6 Design a new addition to be recognized as a product of its own time. · An addition shall be distinguishable from the historic building and still be visually compatible with historic features. · A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. · Do not reference historic styles that have no basis in Aspen. · Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. · Note that on a corner lot, departing from the form of the historic resource may not be allowed. · There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 12.1 Address accessibility compliance requirements while preserving character defining features of historic buildings and districts. · All 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. 12.3 Exterior light fixtures should be simple in character. · The design of a new fixture should be appropriate in form, finish, and scale with the structure. · New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. · Lighting 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. · One 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. · On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. P18 IV.B. 16 · Place mechanical equipment on the ground where it can be screened. · Mechanical equipment may only be mounted on a building on an alley façade. · Rooftop 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. · Window air conditioning units are not allowed. · Minimize 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. · Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds · In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. · Avoid surface mounted conduit on historic structures. Commercial Design Standards 7.16 Use building components that are similar in size and shape to those of the Victorian era residences seen traditionally on Main Street. q T h e s e i n c l u d e w i n d o w s , d o o r s a n d porches. q Overall, details should be modest in character. 7.17 The imitation of older historic styles is discouraged. q This blurs the distinction between old and new buildings. q Highly complex and ornately detailed revival styles that were not a part of Aspen’s history are especially discouraged. 7.20 Use building materials that are similar to those used historically. q When selecting materials, reflect the simple and modest character of historic materials and their placement. 7.21 Use roofing materials that are similar in appearance to those seen historically. 7.22 Landscaping and paving should have the following characteristics: q Enhance the street scene q Integrate the development with its setting q Reflect the quality of the architectural materials 7.23 Landscaping should create a buffer between the street and sidewalk. P19 IV.B. Historic Preservation Commission Resolution #__, Series 2017 Page 1 of 3 RESOLUTION #__ (SERIES OF 2017) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING FINAL MAJOR DEVELOPMENT, FINAL COMMERCIAL DESIGN AND GROWTH MANAGEMENT APPROVALS FOR 500 W. MAIN STREET, LOTS R AND S, BLOCK 30, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO Parcel ID: 2735-124-43-007 WHEREAS, the Community Development Department received an application from 500 West Main Street, LLC, for the following land use review approvals: · Final Commercial Design Review pursuant to Land Use Code Section 26.412, · Final Major Development Review pursuant to Land Use Code Section 26.415, · Growth Management Review pursuant to Land Use Code Section 26.430, and WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect on the day of initial application, March 15, 2016, as applicable to this Project; and, WHEREAS, the Aspen Community Development Department reviewed the proposed Application and recommended approval with conditions, and, WHEREAS, the Historic Preservation Commission reviewed the Application at a duly noticed public hearing on June 14, 2017 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, the Historic Preservation Commission determined that the applicable review criteria were met and approved Resolution #__, Series of 2017, by a __ to __ vote, granting approval with the conditions listed hereinafter. NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grants approval for Final Major Development, Final Commercial Design Review and Growth Management (in addition to approvals contained in HPC Resolution #32, Series of 2016), as follows. 1. The historic structure must be roofed with wood shingles. 2. The building permit must clearly label all original exterior materials, doors and windows on the historic structure to be restored, with review of any necessary repair or replacement conducted on site by staff. The building permit must clearly label that all historic structural elements on the perimeter of the historic building and roof will be preserved in place with any structure to be added or removed reviewed by staff. 3. Final cut sheets for new windows to be installed in the historic building will be reviewed and approved during permit review by staff. P20 IV.B. Historic Preservation Commission Resolution #__, Series 2017 Page 2 of 3 4. Detailed drawings of the porch restoration will be reviewed and approved by staff during permit review. 5. The planter at the rear of the historic structure must be restudied to ensure no damage will be done to the historic resource, for review by staff and monitor. 6. The Transportation Impact Analysis is approved as proposed. Any revisions shall be approved by the City of Aspen Engineering Department. 7. The application requires affordable housing mitigation for approximately 0.34 employees, to be addressed at a Category 4 level with the provision of Affordable Housing Credit Certificates or cash in lieu payment. The calculations will be finalized during building permit review. 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: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice P21 IV.B. Historic Preservation Commission Resolution #__, Series 2017 Page 3 of 3 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: 500 W. Main Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. FINALLY, adopted, passed and approved this 14th day of June, 2017. Approved as to form: Approved as to content: __________________________ ______________________________ Andrea Bryan, Assistant City Attorney Jeffrey Halferty, Chair Attest: _______________________________ Nicole Henning, Deputy City Clerk P22 IV.B. P23 IV.B. P24 IV.B. = input = calculation DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Minor Entering Exiting Total Entering Exiting Total Commercial (sf)1357.0 sf 2.13 0.95 3.08 2.25 3.37 5.62 Free-Market Housing (Units)1 Units 0.19 0.48 0.67 0.46 0.36 0.82 Affordable Housing (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Lodging (Units)0 Units 0.00 0.00 0.00 0.00 0.00 0.00 Essential Public Facility (sf)0.0 sf 0.00 0.00 0.00 0.00 0.00 0.00 2.32 1.43 3.60 2.71 3.73 5.54 Land Use Trip Rate %Entering %Exiting Trip Rate %Entering %Exiting Commercial 2.27 0.69 0.31 4.14 0.4 0.6 Free-Market Housing 0.67 0.29 0.71 0.82 0.56 0.44 Affordable Housing 0.75 0.48 0.52 0.89 0.55 0.45 Lodging 0.25 0.57 0.43 0.31 0.52 0.48 Essential Public Facility 0.86 0.62 0.38 1.66 0.4 0.6 DANA GANSSLE ELLIS, ROWLAND+BROUGHTON, 234 E HOPKINS AVE, ASPEN CO 81611, (970) 429 8707, DANA@ROWLANDBROUGHTON.COM Trip Generation MAY 12 2017 AM Peak Average PM Peak Average Trips Generated AM Peak-Hour PM Peak-Hour TOTAL NEW TRIPS ASSUMPTIONS ASPEN TRIP GENERATION Is this a major or minor project? 500 W MAIN STREET ASPEN CO 81611 MESA STORE - ROWLAND + BROUGHTON STUDIO Net New Units/Square Feet of the Proposed ProjectProposed Land Use *For mixed-use (at least two of the established land uses) sites, a 4% reduction for AM Peak-Hour and a 14% reduction for PM Peak-Hour is applied to the trip generation. Instructions: IMPORTANT: Turn on Macros: In order for code to run correctly the security settings need to be altered. Click "File" and then click "Excel Options." In the "Trust Center"category, click "Trust Center Settings", and then click the "Macro Settings" category. Beneath "Macro Settings" select "Enable all Macros." Sheet 1. Trip Generation: Enter the project's square footage and/or unit counts under Proposed Land Use. The numbers should reflect the net change in land use between existing and proposed conditions. If a landuse is to be reduced put a negative number of units or square feet. Sheet 2. MMLOS: Answer Yes, No, or Not Applicable under each of the Pedestrian, Bike and Transit sections. Points are only awarded for proposed (not existing) and confirmed aspects of the project. Sheet 3. TDM: Choose the mitigation measures that are appropriate for your project. Sheet 4. Summary and Narrative: Review the summary of the project's mitigated trips and provide a narrative which explains the measures selected for the project. Click on "Generate Narrative" and individually explain each measure that was chosen and how it enhances the site or mitigates vehicle traffic. Ensure each selected measure make sense Minor Development - Inside the Roundabout Major Development - Outside the Roundabout Helpful Hints: 1. Refer to the Transportation Impact Analysis Guidelines for information on the use of this tool. 2. Refer to TIA Frequently Asked Questions for a quick overview. 2. Hover over red corner tags for additional information on individual measures. 3. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of project location and future use. Transportation Impact Analysis TIA Frequently Asked Questions P25 IV.B. = input = calculation 13 Category Sub.Measure Number Question Answer Points 1 Does the project propose a detached sidewalk where an attached sidewalk currently exists? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 2 Is the proposed effective sidewalk width greater than the standard minimum width?No 0 3 Does the project propose a landscape buffer greater than the standard minimum width?No 0 0 4 Does the project propose a detached sidewalk on an adjacent block? Does the proposed sidewalk and buffer meet standard minimum widths? No 0 5 Is the proposed effective sidewalk width on an adjacent block greater than the standard minimum width?No 0 6 Is the proposed landscape buffer on an adjacent block greater than the standard minimum width?No 0 0 7 Are slopes between back of curb and sidewalk equal to or less than 5%?NA 0 8 Are curbs equal to (or less than) 6 inches? Yes 0 9 Is new large-scale landscaping proposed that improves the pedestrian experience? Properties within the Core do not have ample area to provide the level of landscaping required to receive credit in this category. No 0 10 Does the project propose an improved crosswalk? This measure must get City approval before receiving credit. Yes 5 5 11 Are existing driveways removed from the street? No 0 12 Is pedestrian and/or vehicle visibility unchanged by new structure or column?Yes 0 13 Is the grade (where pedestrians cross) on cross-slope of driveway 2% or less?Yes 0 14 Does the project propose enhanced pedestrian access points from the ROW? This includes improvements to ADA ramps or creating new access points which prevent pedestrians from crossing a street. NA 0 15 Does the project propose enhanced pedestrian or bicyclist interaction with vehicles at driveway areas?NA 0 0 16 Is the project's pedestrian directness factor less than 1.5? Yes 0 17 Does the project propose new improvements which reduce the pedestrian directness factor to less than 1.2? A site which has an existing pedestrian directness factor less than 1.2 cannot receive credit in this category. No 0 18 Is the project proposing an off site improvement that results in a pedestrian directness factor below 1.2?* No 0 19 Are traffic calming features proposed that are part of an approved plan (speed humps, rapid flash)?*No 0 0 20 Are additional minor improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? No 0 21 Are additional major improvements proposed which benefit the pedestrian experience and have been agreed upon with City of Aspen staff? No 0 0 5Pedestrian Total* MMLOS Input Page Subtotal SubtotalSidewalk Condition on Adjacent BlocksSidewalk Condition on Project FrontageSubtotal Instructions: Answer Yes, No, or Not Applicable to each measure under the Pedestrian, Bike and Transit sections. Subtotal Subtotal PedestriansSubtotalAdditional Proposed ImprovementsTOTAL NUMBER OF TRIPS MITIGATED:Pedestrian RoutesTraffic Calming and Pedestrian NetworkDriveways, Parking, and Access ConsiderationsP26 IV.B. Category Sub.Measure Number Question Answer Points 22 Is a new bicycle path being implemented with City approved design? No 0 23 Do new bike paths allow access without crossing a street or driveway?No 0 24 Is there proposed landscaping, striping, or signage improvements to an existing bicycle path?No 0 25 Does the project propose additional minor bicycle improvements which have been agreed upon with City of Aspen staff?No 0 26 Does the project propose additional major bicycle improvements which have been agreed upon with City of Aspen staff?No 0 0 Bicycle Parking27 Is the project providing bicycle parking? Yes 5 5 5 Category Sub.Measure Number Question Answer Points 28 Is seating/bench proposed?No 0 29 Is a trash receptacle proposed?No 0 30 Is transit system information (signage) proposed? Yes 3 31 Is shelter/shade proposed?No 0 32 Is enhanced pedestrian-scale lighting proposed? No 0 33 Is real-time transit information proposed? No 0 34 Is bicycle parking/storage proposed specifically for bus stop use? No 0 35 Are ADA improvements proposed?NA 0 3 36 Is a bus pull-out proposed at an existing stop? No 0 37 Is relocation of a bus stop to improve transit accessibility or roadway operations proposed?No 0 38 Is a new bus stop proposed (with minimum of two basic amenities)? No 0 0 3 Bicycles Total* Transit Total*BicyclesModifications to Existing Bicycle PathsTransitBasic AmenitiesSubtotal Subtotal Enhanced AmenitiesSubtotal Subtotal P27 IV.B. Category Measure Number Sub. Question Answer Strategy VMT Reductions Will an onsite ammenities strategy be implemented? NA Which onsite ammenities will be implemented? Will a shared shuttle service strategy be implemented? NA What is the degree of implementation? What is the company size?Small What percentage of customers are eligible? 3 Nonmotorized Zones Will a nonmotorized zones strategy be implemented? NA 0.00% 0.00% Category Measure Number Sub. Question Answer Strategy VMT Reductions Will a network expansion stragtegy be implemented? No What is the percentage increase of transit network coverage? What is the existing transit mode share as a % of total daily trips? Will a service frequency/speed strategy be implemented? No What is the percentage reduction in headways (increase in frequency)? What is the existing transit mode share as a % of total daily trips? What is the level of implementation? Will a transit access improvement strategy be implemented? No What is the extent of access improvements? 7 Intercept Lot Will an intercept lot strategy be implemented?No 0.00% 0.00% Category Measure Number Sub. Question Answer Strategy VMT Reductions Will there be participation in TOP?No What percentage of employees are eligible? Is a transit fare subsidy strategy implemented?No What percentage of employees are eligible? What is the amount of transit subsidy per passenger (daily equivalent)? Is an employee parking cash-out strategy being implemented? No What percentage of employees are eligible? Is a workplace parking pricing strategy implemented? No What is the daily parking charge? What percentage of employees are subject to priced parking? Is a compressed work weeks strategy implemented? Yes What percentage of employees are participating? 25% What is the workweek schedule?4-day/40-hour Is an employer sponsered shuttle program implemented? No What is the employer size? What percentage of employees are eligible? Is a carpool matching strategy implemented?Yes What percentage of employees are eligble?100% Is carshare participation being implemented?No How many employee memberships have been purchased? What percentage of employees are eligble? Is participation in the bikeshare program WE-cycle being implemented? Yes How many memberships have been purchased?<100 What percentage of employees/guests are eligble? 100% Is an end of trip facilities strategy being implemented? Yes What is the degree of implementation? Low What is the employer size? Small Is a self-funded emergency ride home strategy being implemented? No What percentage of employees are eligible? Is a carpool/vanpool priority parking strategy being implemented? No What is the employer size? What number of parking spots are available for the program? Is a private employer shuttle strategy being implemented? No What is the employer size? What percentage of employees are eligible? Is a trip reduction marketing/incentive program implemented? Yes What percentage of employees/guests are eligible? 100% 3.63% 0.00% 3.63% 1. 22% work trips represents a mixed-used site (SF Bay Area Travel Survey). See Assumptions Tab for more detail. Maximum Reduction Allowed in CategoryTransit System Improvements Strategies1 2 4 5 6 8 9 10 4.00% 0.00% 0.00% 0.00% 0.00% 0.00% Maximum Reduction Allowed in Category Maximum Reduction Allowed in Category 0.00% 0.00% 0.00% 3.75% 0.00% 7.50% 0.00% Bikeshare Program 0.00% TDM Input Page 1.50% 1.00% 0.00%Commute Trip Reduction Programs StrategiesOnsite Servicing Shared Shuttle Service Neighborhood/Site Enhancements Strategies0.00% 0.00% Network Expansion Service Frequency/Speed Transit Access Improvement Participation in TOP Transit Fare Subsidy Employee Parking Cash-Out Workplace Parking Pricing Compressed Work Weeks Employer Sponsored Vanpool Carpool Matching Carshare Program Self-funded Emergency Ride Home Carpool/Vanpool Priority Parking Private Employer Shuttle Trip Reduction Marketing/Incentive Program End of Trip Facilities Cross Category Maximum Reduction, Neighborhood and Transit Global Maximum VMT Reductions 11 12 13 14 15 21 16 17 18 19 20 Instructions TDM: Choose the mitigation measures that are appropriate for your project. Proposed TDM or MMLOS measures should be new and/or an improvement of existing conditions. A project will not receive credit for measures already in place. Proposed TDM or MMLOS measures should also make sense in the context of project location and future use. P28 IV.B. DATE: PROJECT NAME: PROJECT ADDRESS: APPLICANT CONTACT INFORMATION: NAME, COMPANY, ADDRESS, PHONE, EMAIL Peak Hour Max Trips Generated MMLOS TDM Total Trips Mitigated PM 5.5 13 0.20 13.20 0.00 DANA ELLIS, ROWLAND+BROUGHTON, 234 E HOPKINS AVE, ASPEN CO 81611, (970) 429 -8707, DANA@ROWLANDBROUGHTON.COM Summary and Narrative: Narrative: MAY 12 2017 MESA STORE - ROWLAND + BROUGHTON STUDIO 500 W MAIN ST, ASPEN CO 81611 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. P29 IV.B. P30IV.B. P31IV.B. P32IV.B. P33IV.B. P34IV.B. GUP23R@6-7/8"22T@11"DNIssue:DESCRIPTIONSHEETwww.robertsingerlighting.comROBERT SINGER&ASSOCIATES INC.PROJECTNOT FORCONSTRUCTIONpo box 8929aspen_co 81621po box 26344 scottsdale_az 85255© 2016 ROBERT SINGER & ASSOCIATES INC. NOTE: ALLDESIGNS, IDEAS, AND CONCEPTS DEVELOPED IN THISDRAWING SHALL REMAIN AT ALL TIMES THE SOLE PROPERTYOF ROBERT SINGER & ASSOCIATES INC. ALL DRAWINGS AREBASED ON INFORMATION SUPPLIED TO R.S.A. BY THEARCHITECT/DESIGNER. ALL SITE SPECIFIC CONDITIONS ANDDIMENSIONS TO BE CONTRACTOR VERIFIED. CONTRACTORASSUMPTION OF ALL RESPONSIBILITY IS HERE INFERREDAND ANY INTERPRETATION OF DRAWINGS IS TO BECONFIRMED BY DESIGNER. ALL WORK MUST BE IN COMPLETEACCORDANCE WITH ALL CODES, REGULATIONS, ANDREQUIREMENTS OF ALL GOVERNING AUTHORITIES HAVINGJURISDICTION OVER THIS WORK INCLUDING LOCAL UTILITIES,AND IN ACCORDANCE WITH FIRE UNDERWRITERSREQUIREMENTS. THE ABOVE DRAWINGS, SPECIFICATIONS,IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTEDTHEREBY ARE AND SHALL REMAIN THE PROPERTY OF THEDESIGNER AND NO PART THEREOF SHALL BE COPIED,DISCLOSED TO OTHERS, OR USED IN CONNECTION WITH ANYWORK OR PROJECT OTHER THAN THE SPECIFIED PROJECTFOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPEDWITHOUT THE WRITTEN CONSENT OF THE DESIGNERS.VISUAL CONTACT WITH THESE PLANS OR SPECIFICATIONSSHALL CONSTITUTE CONCLUSIVE EVIDENCE OFACCEPTANCE OF THESE RESTRICTIONS.Corporate MemberIALD, IESDESIGN CONSULTANTSLIGHTING SPECIALISTS655 e. valley rd. suite 200basalt_co 81621SCALE:T 970_963_5692F 970_963_5684NORTHNORTH04-08-08SCHEMATIC DESIGN                      MESA STORE500 W MAIN STASPEN, COLEVEL ONE LIGHTINGPLAN1/4"=1'-0"LT-1.2SCALE:1/4"=1'-0"LEVEL ONE LIGHTING PLAN1LT-1.2P35IV.B. 23R@6-7/8"22T@11"DNIssue:DESCRIPTIONSHEETwww.robertsingerlighting.comROBERT SINGER&ASSOCIATES INC.PROJECTNOT FORCONSTRUCTIONpo box 8929aspen_co 81621po box 26344 scottsdale_az 85255© 2016 ROBERT SINGER & ASSOCIATES INC. NOTE: ALLDESIGNS, IDEAS, AND CONCEPTS DEVELOPED IN THISDRAWING SHALL REMAIN AT ALL TIMES THE SOLE PROPERTYOF ROBERT SINGER & ASSOCIATES INC. ALL DRAWINGS AREBASED ON INFORMATION SUPPLIED TO R.S.A. BY THEARCHITECT/DESIGNER. ALL SITE SPECIFIC CONDITIONS ANDDIMENSIONS TO BE CONTRACTOR VERIFIED. CONTRACTORASSUMPTION OF ALL RESPONSIBILITY IS HERE INFERREDAND ANY INTERPRETATION OF DRAWINGS IS TO BECONFIRMED BY DESIGNER. ALL WORK MUST BE IN COMPLETEACCORDANCE WITH ALL CODES, REGULATIONS, ANDREQUIREMENTS OF ALL GOVERNING AUTHORITIES HAVINGJURISDICTION OVER THIS WORK INCLUDING LOCAL UTILITIES,AND IN ACCORDANCE WITH FIRE UNDERWRITERSREQUIREMENTS. THE ABOVE DRAWINGS, SPECIFICATIONS,IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTEDTHEREBY ARE AND SHALL REMAIN THE PROPERTY OF THEDESIGNER AND NO PART THEREOF SHALL BE COPIED,DISCLOSED TO OTHERS, OR USED IN CONNECTION WITH ANYWORK OR PROJECT OTHER THAN THE SPECIFIED PROJECTFOR WHICH THEY HAVE BEEN PREPARED AND DEVELOPEDWITHOUT THE WRITTEN CONSENT OF THE DESIGNERS.VISUAL CONTACT WITH THESE PLANS OR SPECIFICATIONSSHALL CONSTITUTE CONCLUSIVE EVIDENCE OFACCEPTANCE OF THESE RESTRICTIONS.Corporate MemberIALD, IESDESIGN CONSULTANTSLIGHTING SPECIALISTS655 e. valley rd. suite 200basalt_co 81621SCALE:T 970_963_5692F 970_963_5684NORTHNORTH04-08-08SCHEMATIC DESIGN                      MESA STORE500 W MAIN STASPEN, COLEVEL TWO LIGHTINGPLAN1/4"=1'-0"LT-1.3SCALE:1/4"=1'-0"LEVEL TWO LIGHTING PLAN1LT-1.3P36IV.B. P37IV.B. P38IV.B. P39IV.B. SLOPE 8:12 SLOPE 8:122 A4A421A4.22A4.11A4.12A4.2FF3311BB95'-0"54'-7 1/2"24'-0"DDNEW ADDITIONHISTORIC 24'-0" 54'-7 1/2" 10'-7 1/2"20'-0" 10'-7 1/2"20'-0"C11'-6"15'-9"CEE35'-11 3/4"11'-9 1/4"20'-0"95'-0"11'-6"15'-9"35'-11 3/4"11'-9 1/4"20'-0"NEW ADDITIONHISTORICSCALE:PROPOSED ROOF PLAN3/16" = 1'-0"1A2.3TRUENORTHPLANNORTHSLOPE EXST 8:12 SLOPE EXST 8:12 COLUMN BELOW, TYP.SLOPE 4:12 HEAT TAPE, TYP.LINE OF PORCHROOF BELOWRIDGE CAP TO MATCHROOFING MATERIALPROVIDE BRAKE METAL CAP TOMATCH EXST CHIMNEY BRICKCOLORPROVIDE BRAKEMETAL FLASHING CAPTO MATCH EXISTINGGUTTER, RE: ELEVATIONSGUTTER, RE: ELEVATIONSDOWNSPOUT BELOWGUTTER, RE: ELEVATIONSDOWNSPOUT BELOWPROVIDE SHINGLES TOMATCH ROOFING ONBACKSIDE OFFALSE-FRONT, RE:ELEVATIONSAPPROX LOCATION OFPLUMBING STACK VENTSLINE OF PARAPET &GUARDRAIL BELOWRIDGEGUTTER, TYP., RE: ELEVATIONSPRE-FINISHED GALV. SHEETMETAL FLASHINGDOWNSPOUT BELOW,TYP., RE: ELEVATIONSSNOW FENCE, TYP., RE:ELEVATIONSPARAPET WALL PLANTER BELOWPLANTER BELOWHEAT TAPE, TYP. - COORDINATEREQUIREMENTS & COMPATIBILITYW/ SOLAR SHINGLE MFR. &SPECIFICATIONSSOLAR SHINGLESWOOD SHINGLESDSDSDSDSDSDSRIDGEFIREPLACE FLUEFile Path: P:\Proj-2016\21636.00_Mesa\06_Documentation\01_Drawings\21636_A2-3.dwgPlot Date/Time: June 05, 2017 - 1:32 pm COPYRIGHT 2017 ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGNTHE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT ISTHE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBANDESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIORWRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBANDESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALLRETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS,INCLUDING COPYRIGHT THERETO.Revision:Issue:SHEET TITLEPROJECT NO:DWG FILE:SCALE:21636_A2-3.dwgMESA STORERESTORATIONAND ADDITION500 W. MAIN STREETASPEN, CO 81611216361830 blake st, ste 200denver, co 80202303.308.1373 o303.308.1375 f234 e hopkins aveaspen, co 81611970.544.9006 o970.544.3473 frowland+broughtonarchitecture / urban design / interior design15 MARCH 2016LAND USE APPLICATION12 OCTOBER 2016LAND USE APPLICATION - FAR UPDATE27 FEBRUARY 2017LAND USE APPLICATION AMENDMENTNOT FORCONSTRUCTION18 APRIL 2017PROGRESS19 MAY 2017LAND USE APPLICATION - UPDATEA2.33/16"=1'-0"PROPOSEDROOF PLANP40IV.B. T.O. FIN. FLR.100'-0"SCALE:PROPOSEDSOUTH ELEVATION3/16" = 1'-0"1A4.1344TH STREET2154'-7 1/2"24'-0"10'-7 1/2"20'-0"12'-4 3/8"LINKINGELEMENT28'-0"NEW ADDITIONHISTORICHISTORICT.O. FIN. FLR.112'-4 3/8"T.O. FIN. FLR.100'-0" (7918.85')ADDITIONT.O. RIDGE FRAMING128'-0"2ND FLOOR EXST WINDOWS TO BEREPLACED WITH WINDOWS CONSISTENTWITH PRE-1960's WINDOWS' FORM ANDSCALE, TYP.8'-0"8'-0" 17'-1" PROPERTY LINE 4'-8 5/8"17'-1"10'-11"12'-4 3/8" 8'-11" PROPERTY LINE SETBACK 12EXST 8NEW HALF-ROUND GUTTERSLAP SIDING - PAINTED 4"EXPOSURE CEMENT FIBER6" TRIM, PTDCEMENT FIBER4" RAINSCREEN SIDING, PTD1" EXPOSURE CEMENT FIBEREXISTING STREETGRADE12124EXST8ENTRY PORCH ROOF TO BE RESTORED TOPRE-1960's ROOF FORMNEW HALF-ROUND GUTTERSPTD SLATTED WOODSKIRTING TO MATCHHISTORICPRE-FINISHED GALV. SHEETMTL SKIRTING - EXTEND 6"BELOW GRADE, TYP.128LAP SIDING - PAINTED 4"EXPOSURE CEMENT FIBERPAINTED 12" STEELC-CHANNEL TRIMSNOW FENCELINE OF FOUNDATIONBEYONDT.O. HISTORIC FIN. FLR.91'-1"T.O. SUBFLOOR99'-11 1/4"T.O. PARAPET117'-1"T.O. FIN. FLR.112'-4 3/8"11'-4"T.O. SLAB.88'-8"1/3 SLOPEHEIGHT LIMITADDITIONHEIGHT PER CITY123'-7 1/425'-0"LOWEST GRADE POINT BEYOND,RE: 1/A4.2 AND CIVILNEW BALCONY ROOF TO MEETCURRENT HEAD CLEARANCECODES AND REFLECT PRE-1960sSLOPED FORMBRAKE METAL FASCIA TO MATCHWINDOW FRAME BELOWFIREPLACE FLUE AND VENTT.O. FIN. FLR.100'-0"SCALE:PROPOSEDEAST ELEVATION3/16" = 1'-0"2A4.1AALLEYPROPERTY LINE F12'-4 3/8"RECONDITION DOOR(INOPERABLE)HISTORICT.O. FIN FL112'-4 3/8"8'-11" SETBACK HISTORICT.O. RIDGE129'-11 3/8"GUTTER ANDDOWNSPOUT, TYP.LAP SIDING - PAINTED 4"EXPOSURE CEMENT FIBER4" TRIM - PAINTEDCEMENT FIBER4" RAINSCREEN SIDING - PAINTED1" EXPOSURE CEMENT FIBEREXISTING STREET GRADERESTORE HISTORIC WINDOWSILL HEIGHTMAIN STREET2ND FLOOR EXST WINDOWS TO BEREPLACED WITH WINDOWS CONSISTENTWITH PRE-1960's WINDOWS' FORM ANDSCALE, TYP.ENTRY PORCH ROOF TO BE RESTORED TOPRE-1960's ROOF FORMNEW HALF-ROUNDGUTTERSAPPROX. OUTLINEOF ADJACENTSTRUCTUREPTD SLATTED WOODSKIRTING TO MATCHHISTORICWOOD SHINGLESLINE OF FOUNDATIONBEYOND25'-0" HEIGHT LIMIT 15'-7 5/8"1'-11 5/16"20'-0"11'-9 1/4"35'-11 3/4"15'-9"11'-6"BDC95'-0"ET.O. HISTORIC FIN. FLR.91'-1"ADDITIONT.O. RIDGE FRAMING128'-0"ADDITIONHEIGHT PER CITY123'-7 1/4"1/3 SLOPEHEIGHT LIMITLOWEST GRADE POINT BEYOND,RE: 1/A4.2 AND CIVILPLANTERRETAINING WALLSOLARSHINGLESSNOWFENCECABLE RAIL GUARD ATRESIDENTIAL STAIRFile Path: P:\Proj-2016\21636.00_Mesa\06_Documentation\01_Drawings\21636_A4-1.dwgPlot Date/Time: June 05, 2017 - 1:21 pm COPYRIGHT 2017 ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGNTHE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT ISTHE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBANDESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIORWRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBANDESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALLRETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS,INCLUDING COPYRIGHT THERETO.Revision:Issue:SHEET TITLEPROJECT NO:DWG FILE:SCALE:21636_A4-1.dwgMESA STORERESTORATIONAND ADDITION500 W. MAIN STREETASPEN, CO 81611216361830 blake st, ste 200denver, co 80202303.308.1373 o303.308.1375 f234 e hopkins aveaspen, co 81611970.544.9006 o970.544.3473 frowland+broughtonarchitecture / urban design / interior design15 MARCH 2016LAND USE APPLICATION12 OCTOBER 2016LAND USE APPLICATION - FAR UPDATE27 FEBRUARY 2017LAND USE APPLICATION AMENDMENTNOT FORCONSTRUCTION18 APRIL 2017PROGRESS19 MAY 2017LAND USE APPLICATION - UPDATEA4.13/16"=1'-0"PROPOSEDELEVATIONSP41IV.B. T.O. FIN. FLR.100'-0"SCALE:PROPOSEDNORTH ELEVATION3/16" = 1'-0"1A4.234PROPERTY LINE 4TH STREET2154'-7 1/2"24'-0"10'-7 1/2"20'-0"HISTORICT.O. FIN FL91'-1"NEW ADDITIONHISTORICT.O. FIN. FLR.100'-0"HISTORICT.O. FIN FL112'-4 3/8"12'-4 3/8"8'-11"12EXST 8EXST FALSE FACADEHISTORICT.O. RIDGE129'-11 3/8"17'-7"29'-11 3/8" SETBACK PROPERTY LINE PROPOSED FINISHED GRADE, RE: CIVILLINKINGELEMENTNEW HALF-ROUND GUTTERSEXST DOOR TO BE REPLACED WITHWINDOWS CONSISTENT WITH PRE-1960'sWINDOWS FORM AND SCALE, TYP.LAP SIDING - PAINTED 4"EXPOSURE CEMENT FIBER4" TRIM - PAINTEDCEMENT FIBER4" RAINSCREEN SIDING - PAINTED1" EXPOSURE CEMENT FIBERSHINGLE FINISH ON BACKSIDE OF FALSEFRONT TO MATCH ROOF AND EXISTINGPLANTERPRE-FINISHED GALV. SHEET MTL SKIRTING -EXTEND 6" BELOW GRADE, TYP.128GARAGE DOORADDITIONT.O. FIN. FLR.112'-4 3/8"EXISTING ALLEY GRADE INFOREGROUND, RE: CIVIL25'-0" HEIGHT LIMITLOWEST (EXST AND PROPOSED) GRADEPOINT AT BUILDING PERIMETER FOR MOSTRESTRICTIVE BUILDING HEIGHT (7917.45' =ARCH 98'-7 1/4")4" TRIM - PAINTEDCEMENT FIBERLINE OF FOUNDATIONBEYONDLINE OF GRADE ATPLANTER1/3 SLOPEHEIGHT LIMIT28'-0" 7'-9 3/4"7'-9 7/8" 11'-4"ADDITIONT.O. RIDGE FRAMING128'-0"T.O. PLATE120'-2 1/8"T.O. SLAB88'-8"12'-4 3/8"ADDITIONHEIGHT PER CITY123'-7 1/4"T.O. SUBFLOOR99'-11 1/4"RESIDENTIAL TRASHENCLOSURECOMMERCIAL TRASH ENCLOSUREBRAKE METAL FASCIA TO MATCHWINDOW FRAME BELOWFIREPLACE FLUE AND VENT28'-0"15'-7 5/8"12'-4 3/8"25'-0"HEIGHTLIMIT T.O. FIN. FLR.100'-0"SCALE:PROPOSEDWEST ELEVATION3/16" = 1'-0"2A4.2APROPERTYLINE ALLEYBT.O. FIN. FLR.100'-0"FLAP SIDING - PAINTED 4"EXPOSURE CEMENT FIBER4" TRIM - PAINTEDCEMENT FIBERUTILITY EQUIPMENTLINE OF FOUNDATIONBEYONDFINISH GRADE,RE: CIVILADDITIONT.O. RIDGE FRAMING128'-0"SETBACK PROPERTY LINE SETBACK 4" RAINSCREEN SIDING - PAINTED1" EXPOSURE CEMENT FIBERMAIN STREETPRE-FINISHED GALV. SHEETMTL SKIRTING - EXTEND 6"BELOW GRADE, TYP.VERTICAL TRIM TO MATCHHORIZONTAL HEAD TRIM, RE:ASSEMBLIES - ALIGN CL WITH1-1/2" REVEAL ABOVE, TYP.ADDITIONT.O. FIN FL112'-4 3/8"SNOW FENCESOLAR SHINGLESGUTTER AND DOWNSPOUTT.O. SUBFLOOR99'-11 1/4"11'-4"T.O. SLAB.88'-8"ADDITIONT.O. FIN. FLR.112'-4 3/8"T.O. SLAB88'-8"ADDITIONT.O. RIDGE FRAMING128'-0"12'-4 3/8"15'-7 5/8" 28'-0" 11'-4"20'-0"11'-9 1/4"35'-11 3/4"15'-9"11'-6"95'-0"CDE1/3 SLOPEHEIGHT LIMITADDITIONHEIGHT PER CITY123'-7 1/4"RESIDENTIAL TRASHENCLOSURECABLE RAIL GUARDTRIM - PTD CEMENTFIBERFile Path: P:\Proj-2016\21636.00_Mesa\06_Documentation\01_Drawings\21636_A4-1.dwgPlot Date/Time: June 05, 2017 - 1:21 pm COPYRIGHT 2017 ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGNTHE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT ISTHE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBANDESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIORWRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBANDESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALLRETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS,INCLUDING COPYRIGHT THERETO.Revision:Issue:SHEET TITLEPROJECT NO:DWG FILE:SCALE:21636_A4-1.dwgMESA STORERESTORATIONAND ADDITION500 W. MAIN STREETASPEN, CO 81611216361830 blake st, ste 200denver, co 80202303.308.1373 o303.308.1375 f234 e hopkins aveaspen, co 81611970.544.9006 o970.544.3473 frowland+broughtonarchitecture / urban design / interior design15 MARCH 2016LAND USE APPLICATION12 OCTOBER 2016LAND USE APPLICATION - FAR UPDATE27 FEBRUARY 2017LAND USE APPLICATION AMENDMENTNOT FORCONSTRUCTION18 APRIL 2017PROGRESS19 MAY 2017LAND USE APPLICATION - UPDATEA4.23/16"=1'-0"PROPOSEDELEVATIONSP42IV.B. SCALE:PROPOSEDWEST ELEVATION - HISTORIC3/16" = 1'-0"1A4.3T.O. FIN. FLR.100'-0"PROPERTY LINE WOOD SHINGLESEXST PTD WOODSIDING - REPAIR ANDREPLACE TO MATCHHISTORIC AS REQ'DHISTORICT.O. FIN. FLR.91'-1"8'-11"HISTORICT.O. FIN. FLR.112'-4 3/8"12'-4 3/8"HISTORICT.O. RIDGE129'-11 3/8"8'-7 1/2" 29'-11 3/8"HISTORICT.O. EAVE120'-11 7/8"8'-11 1/2"MAIN STREETNEW GUTTER ANDDOWNSPOUTSETBACK PROPERTY LINE SETBACK NEW GUTTER ANDDOWNSPOUTSNOWMELTAFEXST PTD WOOD TRIMGUARD RAIL TO REFLECT EXISTINGCONDITIONS WITH CABLE-RAIL INFILL TOMEET CODEPTD SLATTED WOOD SKIRTING TO MATCHPRE-1960'S HISTORICNEW STAIR LAYOUT TO MEET CURRENTCODES AND REFLECT PRE-1960'a STREETRELATIONSHIPB20'-0"11'-9 1/4"35'-11 3/4"15'-9"11'-6"95'-0"CDELINE OF EXSTFOUNDATION BEYONDAPPROX. LINE OFGRADE, RE: CIVILNEW COLUMNS TO MATCHEXST NUMBER, SIZE, ANDRHYTHM, TYP.File Path: P:\Proj-2016\21636.00_Mesa\06_Documentation\01_Drawings\21636_A4-1.dwgPlot Date/Time: June 05, 2017 - 1:21 pm COPYRIGHT 2017 ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGNTHE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT ISTHE PROPERTY OF ROWLAND+BROUGHTON ARCHITECTURE AND URBANDESIGN. NO PART OF THIS INFORMATION MAY BE USED WITHOUT THE PRIORWRITTEN PERMISSION OF ROWLAND+BROUGHTON ARCHITECTURE AND URBANDESIGN. ROWLAND+BROUGHTON ARCHITECTURE AND URBAN DESIGN SHALLRETAIN ALL COMMON LAW STATUTORY AND OTHER RESERVED RIGHTS,INCLUDING COPYRIGHT THERETO.Revision:Issue:SHEET TITLEPROJECT NO:DWG FILE:SCALE:21636_A4-1.dwgMESA STORERESTORATIONAND ADDITION500 W. MAIN STREETASPEN, CO 81611216361830 blake st, ste 200denver, co 80202303.308.1373 o303.308.1375 f234 e hopkins aveaspen, co 81611970.544.9006 o970.544.3473 frowland+broughtonarchitecture / urban design / interior design15 MARCH 2016LAND USE APPLICATION12 OCTOBER 2016LAND USE APPLICATION - FAR UPDATE27 FEBRUARY 2017LAND USE APPLICATION AMENDMENTNOT FORCONSTRUCTION18 APRIL 2017PROGRESS19 MAY 2017LAND USE APPLICATION - UPDATEA4.33/16"=1'-0"PROPOSEDELEVATIONSP43IV.B. 3.125”7.5”3”1.125”5” 2.375” 4.125 ”5” WALL SCONCE BEGA 33580 WALL SCONCE LOUIS POULSEN STEP LIGHT LEDme STEP LIGHT BEGA 22371P44 IV.B. FALSE STOREFRONT OF ADDITION: 5/8”X4” COMPOSITE FIBER CEMENT SLATS PAINTED WHITE Fiber cement board slats Thickness: 5/8” Width: 2” Length: 12’0“ Color: White + Slats in form of wood to blend in well to Main Street Historic District. + Fiber cement boards are highly durable. EXTERIOR OF ADDITION: Composite Fiber Cement Fiber cement board paneling system. Thickness: 5/16” Width: 5.25”-6.25”-7.25”-8.25”- 9.25”-12” Length: 12’0“ Color: White + Panels in form of siding to blend in well to Main Street Historic District. + Fiber cement panels are highly durable. ROOF OF MESA BUILDING : Textured Solar Tiles Environmentally conscious material Width: 14” Length: 8.65” Color: Dark Grey + Collects the sun’s energy ROOF OF ADDITION: Smooth Solar Tiles Width: 14” Length: 8.65” Color: Dark Grey + Durable, Lifetime Warranty Environmentally conscious material + Collects the sun’s energy + Durable, Lifetime Warranty * Alternate: Cedar Shingles Width: Match Existing Length: Match Existing Color: Natural* Alternate: Wood Slats * Alternate: Wood Siding. This will be used as replacement patches for the Historic, as neededP45 IV.B. White to match existing color Blue to match existing color PAINT SCHEME FOR HISTORIC MESA STORE P46IV.B. MESA STORE HISTORIC WINDOW RESTORATION Sterling double hungs have a clean, architecturally-correct appearance that blends with the finest décor. Wood covers conceal the jamb liners, while giving the windows a rich, full wood appearance. Sterling double hungs are outstanding in terms of operation and functionality. The innovative lock has a dual-positioning lever. It is easy to use and allows the sash to be unlocked and tilted in for cleaning. Plus, the lock system boosts unit performance to a level often not reached by double hungs. • Sterling Double Hungs have 4-9/16” or 6-9/16” wide jambs, 3/4” thick frame at side jambs & head, 1-3/4” thick sash and double pane glass with LoE & argon gas as standard. • Spring-loaded block & tackle balances. • The jambliners & balance system are concealed, providing a smooth interior appearance. • Retractable screen kits are available for installation on the jobsite; they roll up, out- of-sight when not in use. • Multi-functional lock allows the sash to unlock, operate and tilt in.P47IV.B. MESA STORE ADDITION WINDOWS Steel-Arte is a superior solution for high- end residential and commercial applications. The strength of the Steel-Arte coupled with the narrow profile design is a natural fit for window walls where the mullions are small and the minimal glass to glass dimension are critical to the clean, crisp geometric look of the aesthetic. The profile face features widths from 1” to 1 9/16”. The new cold rolled steel in combination with the glass fibre-reinforced high performance composite thermal break results in minimal heat loss with superior strength and stability when compared to traditional hot rolled profiles. • Narrow sight lines • Superior energy efficiency with NFRC certification • True thermally broken frames and sash • State of the art architectural coatings in powder coat or torched-on Zinc patina applications • High performance dual or triple insulating glass LÊprofileÊ ÊÊÊZÊprofileÊ ÊÊÊÊÊÊÊÊÊhÊprofile CONFIGURATION: VENTINGORFIXED Back to Index - 7 OUTSWINGCASEMENT 1 2 3 HEAD DETAILS1 SILL DETAILS2 JAMB DETAILS3 OUTSWINGCASEMENTÊ MAX.VENTING DIMENSIONS: 311/2 “ X 63” w w w .dynam i c w i n d o ws.c o m LÊprofileÊ ÊÊÊZÊprofileÊ ÊÊÊÊÊÊÊÊÊhÊprofile CONFIGURATION: VENTINGORFIXED Back to Index - 7 OUTSWINGCASEMENT 1 23 HEAD DETAILS1 SILL DETAILS2 JAMB DETAILS3 OUTSWINGCASEMENTÊMAX.VENTING DIMENSIONS: 311/2 “ X 63” w w w .dynam i c w i n d o ws.c o mP48 IV.B.