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HomeMy WebLinkAboutagenda.hpc.20170712 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING July 12, 2017 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. SITE VISITS A. Please visit the sites on your own II. 4:30 INTRODUCTION A. Roll call B. Draft Minutes for 5/10/17 and 5/24/17 C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. OLD BUSINESS A. 210 W. Main Street- Conceptual Major Development Review, Demolition, Special Review, Residential Design Standard Review, Conceptual Commercial Design Review, PUBLIC HEARING CONTINUED FROM MAY 31st, CONTINUE TO JULY 26TH IV. 4:40 NEW BUSINESS A. 4:40- 5:40 305-307 S. Mill Street- Substantial Amendment to Final Major Development and Final Commercial Design Review, PUBLIC HEARING B. 5:40- 7:00 834 W. Hallam Street- Final Major Development, Growth Management, Establishment of Affordable Housing Credits, PUBLIC HEARING V. 7:00 ADJOURN Next Resolution Number: 14 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. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 10, 2017 Chairman Jeffrey Halferty brought the meeting to order at 4:30 p.m. Commissioners in attendance were Jeffrey Halferty, Gretchen Greenwood, Willis Pember, John Whipple, Roger Moyer, Richard Lai. Absent were Jim DeFrancia, Nora Berko and Bob Blaich. Staff present: Andrea Bryan, Assistant City Attorney Amy Simon, Historic Preservation Planner Linda Manning, City Clerk Approval of draft minutes from April 12th, 2017: Ms. Greenwood moved to approve, seconded by Mr. Pember. All in favor, motion carried. PUBLIC COMMENT: none. COMMISSIONER COMMENTS: none. DISCLOSURES OF CONFLICT: Mr. Whipple has a conflict on 500 W Main St. as well as Mr. Halferty. PROJECT MONITORING: None. STAFF COMMENTS: Ms. Simon gave a reminder that there will be a regular meeting on May 24th and a special meeting on May 31st to take care of some projects being pushed from the May 24th agenda. CERTIFICATES OF NO NEGATIVE EFFECT: Ms. Simon said there was one item for the Creperie to allow them to put up some canopies that they’ve used in previous summers. They were approved for the summers and will be removed each winter. They are made of corrugated metal that shield the tables and are not visible from the street. She said they are also in the process of approving an amendment for Su Casa. The Building Department is requiring a bridge to cross over the staircase for access to the Hub. There will be a small visual impact for a platform with railing and we have allowed this to move forward. PUBLIC NOTICE: Ms. Simon stated there is no public notice for tonight and for clarification, the item that is showing up for Old Business has been withdrawn. They will be coming back for final in June. OLD BUSINESS: 500 W Main – Conceptual Commercial Design Review. No action required. Amended Proposal Withdrawn. NEW BUSINESS: Aspen Pedestrian Mall walking tour. Mike Albert, principal and partner with Design Workshop presenting on the Mall. The mall is now over 40 years old and the utilities are at the end of their life. Breaks in the pipes have caused major problems to businesses on the mall at the most inopportune times. The goal is to development a master plan for development and improve the pedestrian experience. This project is just for the renovation of the mall and not about the expansion or the alleyways. The plan is to maintain the historic integrity and character while upgrading the utilities and explore innovative ways to improve the storm water P1 II.B. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 10, 2017 infrastructure, protect the roaring fork, retain the mall as an urban park, increase accessibility and engage the public and community. There are three specialists to help in the process. The three areas of focus are: projects for public spaces, sustainable infrastructures and Tina Bishop for a historical and cultural aspect. Phase 1- Inventory and analysis Phase 2 – Conceptual planning and design Phase 3 – Design Phase 4 – Approvals Phase 5 - Construction This is not a new problem and many malls are built during this time are going through the same issues. Successful public places think about programming and uses, diversity of people through the day and year, access and linkages and how design can foster interaction among people. As far as outdoor dining goes, an expanded number of plates creates revenue to the bottom line and provides vitality energy and life to the space. The cities green reputation will be enhanced by the storm water management plan. Currently the limits of the mall do not receive storm water management to current codes so bringing this into compliance, will improve the water quality in the Roaring Fork. Accessibility is an issue throughout the mall. There is also a human comfort aspect with the trees providing a picturesque environment. There have been several aspects from the public outreach summary, which are the project website, information letter, door to door outreach, email blast, city newsletter, community voice. Please visit aspenpedestrianmall.com for more information and to leave comments. Tina Bishop introduced herself and said that her analysis begins with a chronology of the malls. This includes three temporary malls that occurred over time, which are broke into periods by what happened during those times. She proceeded to show slides of the original construction and looked at the original 1976 drawings and historic photographs. There was a very simple pallet of materials built building edge to building edge, curb to curb and it created an important vocabulary. The Mill street renovation was done in 2000, which added the bathroom and playground. There are three typologies to the mall currently: the urban park, urban plaza and nodes (the pieces that connect everything together). They are looking at what has significance and integrity and is still contributing in order to see the future of the mall. Mr. Moyer asked how many original people are still here in town since the mall was built and Ms. Simon said they are reaching out to people to start discussions. Mr. Pember stated that he wondered about the compared efforts for renovating a building as opposed to a landscape. This is vastly different and wondered if in a public plane, if this is really the kind of way you execute. This is where he sees a disconnect in restoring historic buildings and the renovation of the mall project. Ms. Bishop said they were lacking in photographs from different angles and are lacking in information in general from the 1980’s to 2000 so she would welcome any plans or information that Mr. Pember may have to contribute. P2 II.B. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 10, 2017 Mr. Lai commented that the Independence node is one of the weaker areas and wondered about a water or water/fire feature. Mr. Albert said they are open to comments and suggestions and all options on the table and will get guidance from Council on this to move forward, but yes, this is a possibility. Ms. Greenwood and Mr. Whipple both agreed that it is encouraging to see many different departments working together on this project because that doesn’t happen very often. Ms. Bishop commented that it is important to see what the choices are according to the degree of change and how the changes will be managed. She also mentioned that there is no documentation on the plans that there was a landscape architect originally, but many different architects were involved. Mr. Albert commented on the trees and in regards to sun and shade comfort and he said the majority of people who voted said it was fine as is. He said people also voted that the outdoor dining is perfect the way it is as well as the current lighting structure. Mr. Whipple asked if there has been talk of replicating the bricks or having them made somewhere since there is a shortage of them and Mr. Albert said there is so much discussion about the bricks and replicating is not off the table and it’s something that needs to be explored. Ms. Simon said everyone must realize that even through all of the community outreach being done, there is only a slice of the community that is responding and giving their opinion. She wants to know how they are dealing with this and what else is being done to include people. Mr. Albert said there is an online survey that has gone out and will be sent out again over the next month and ask some demographic questions so they can parse out how business owners answered as opposed to locals or down valley citizens, etc. Mr. Lai said he is so gratified to see the direction this project is going and thanked everyone involved. Mr. Albert said he will inform the board when there is another survey available to keep everyone involved and in the loop and mentioned they will be back for another discussion in August or September. The board decided no walking tour was needed. MOTION made at 6:19 p.m. by Mr. Whipple to go into executive session with Jim True and seconded by Ms. Greenwood. Motion to convene executive session for the purpose of discussion of: C.R.S. 24-6- 402(b): conferences with an attorney for the local public body for the purposes of receiving legal advice on specific legal questions. Commissioners present: Jeffrey Halferty, Gretchen Greenwood, Willis Pember, Roger Moyer, Richard Lai. Staff present: Jim True; City Attorney, Andrea Bryan; Assistant City Attorney, Linda Manning; City Clerk, Amy Simon; Historic Preservation Planner. MOTION to adjourn at 6:46 p.m. by Roger Moyer and seconded by John Whipple. All in favor, motion carried. P3 II.B. 4 P4 II.B. 1 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 Chairman Halferty brought the meeting to order at 4:31 p.m. Commissioners in attendance: Jeffrey Halferty, Gretchen Greenwood, Jim DeFrancia, John Whipple, Bob Blaich, Roger Moyer, Richard Lai and Willis Pember. Nora Berko was absent. Staff present: James R. True, City Attorney Nicole Henning, Deputy City Clerk Jessica Garrow, Community Development Director Denis Murray, Plans Examination Manager Amy Simon, Historic Preservation Planner PUBLIC COMMENT: None. COMMISSIONER COMMENTS: Mr. Moyer made a comment about insulating historic homes and he has found that the contractor tries to make the house airtight, but a house has to breath so the moisture is causing rot. A lot of contractors aren’t aware of this and he believes this should be part of BEST card testing. DISCLOSURES OF CONFLICT: Mr. Halferty stated that he worked at 232 E. Bleeker about four years ago. PROJECT MONITORING: Ms. Simon stated that she has a couple of things to speak with Mr. Pember about. STAFF COMMENTS: Reminder from Ms. Simon that she sent a request today for a special meeting one week from tonight in Council Chambers. CERTIFICATES OF NO NEGATIVE EFFECTS: None. PUBLIC NOTICE: Ms. Bryan stated that she has seen and is good with the public notice for 232 E Bleeker. She hasn’t seen the notice for 210 W. Main St., but Ms Simon said it was provided at the previous meeting. CALL UPS: None. OLD BUSINESS: Motion to continue 210 W. Main St. hearing to May 31st. Mr. Blaich motioned and Mr. Moyer seconded. All in favor, motion carried. NEW BUSINESS: 232 E. Bleeker for consideration of penalties for alleged violation of the Municipal Code – site visit. Will return by 5:10 p.m. Mr. Halferty mentioned once again that he worked on this project four years ago with Kim Raymond as consulting architect. Ms. Bryan asked that he be fair and impartial and Mr. Halferty said yes. Ms. Simon summarized the staff memo while Ms. Garrow handed out copies. One handout explains the evidence with a timeline and the other has outlined the various penalties that can be put into effect. P5 II.B. 2 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 On March 16th, the City issued a stop work order for this project. There were violations of the building permit and violations of the contractor specialty license regarding HPC guidelines. Determination of any penalties is within HPC’s authority. HPC granted an approval in 2015, which included preserving a historic structure on site and making an addition, converting it from a single-family home into a duplex. During the review process, they had a conceptual and a final. HPC approved the demolition of the garage on site and relocation and basement to be renovated. HPC granted reductions of setback requirements, floor area bonuses and waivers of some residential design standards. The review time took about seven months and the issuance of the building permit took about thirteen months. The architect is the same as appeared before HPC, but the contractors are new. Aspen was the first town in the country to institute a specialty license for historic preservation contractors. The purpose of the training is that best preservation practices are known to avoid situations like this. The property was built in a couple of phases. There was a log home portion, which was built in 1882 and is one of the oldest buildings remaining in Aspen. There were additions also made on north and west sides of building and HPC understood this to be part of the restoration process. As laid out in the plans, the log walls should be thicker than the frame walls. HPC’s approval included several bonuses and the application said to only demo the non-historic garage. The alterations approved were an addition of dormers on the rear of the roof and a connector. Staff met on site with the contractor to review the expectations and make sure the approval was understood. She stated they had numerous meetings with the architect to make sure additional notes were added to the plans to make sure the original siding and framing were preserved. Staff received an email that the rear portion of the house was built more recently, possibly in the 1970’s and matched what was on the maps on earlier periods of the property so someone reconstructed this and this was not known during the HPC review. The contractor asked if that portion of the house could be demolished since it wasn’t considered historic and staff said no, but that area was demolished anyway. This is a representation of not following through with what HPC suggested and a clear lack of communication. Ms. Simon said they understand that the contractor found issues and challenges with preservation, but were never contacted on what to do with facing these challenges. She says they did not expect that the log walls were going to be disassembled and taken from the site when she visited the site earlier in the year. What is on site now does not match what was approved. She said it is a completely new building with historic materials that can be applied to it, but that isn’t the intent of the historic preservation program. Ms. Simon said she hopes that HPC will make a finding that the applicant is in violation of their approval and the land use code. She said there is a handout which outlines options that HPC can take as far as penalties. Sections 1 through 4 outlines HPC’s power to issue a moratorium on the property, but staff is not recommending this option. Other options are to revoke the approvals that have been granted and staff is recommending this and feel that they should start over. They feel they should restore the house to its original condition using the materials on site. Ms. Simon feels the landmark designation should P6 II.B. 3 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 stand. There has been some discussion on owner representation to reattach the log walls, but staff does not feel this is meaningful and is not recommending. This is a very unfortunate outcome and we feel staff did enough to communicate HPC’s expectations. This is not the way this program operates and we do feel that HPC should revoke the benefits and variances and ask that the property be put back to its previous condition. Mr. DeFrancia asked Ms. Simon to tick off in summary the things they did that they should not have done. Ms. Simon summarized by saying that all exterior materials were removed and the process of moving the house and then the demolishing of part of it was not what was expected. Mr. Moyer asked for Ms. Simon to explain the implication to the owner of the building regarding the potential penalties. Ms. Simon stated that she doesn’t think it should be taken down or rebuilt, but put back together from an exterior appearance to resemble what it was previously. There is a very large basement that has been dug on site and we are asking for that variance to be revoked. We aren’t asking for the basement to be demolished, but for a smaller basement to be built instead. We would like to rescind a 448 square foot floor area bonus and rescind the residential design standard variances that were granted, which would unwind the approval and ask applicant to start process all over again. Mr. Whipple asked about when we cross the threshold of making decisions based on the outside of the building to the inside of the building regarding structural changes and when does it become the building department’s purview and not HPC’s issue. Ms. Simon stated that while we didn’t discuss it specifically, it was expected that the building would be preserved completely and said she looks at the structural plans as well for HPC in the review process. She noted that there was a label placed on the drawings stating that the original framing must be maintained. The framing is always preserved and this is where this project departed regarding the exterior frame, not the interior frame. Mr. Moyer asked if it is possible to maintain the original logs instead of removing them completely. Ms. Simon said yes, that was the expectation, but that is not what happened. Ms. Moyer observed that there seemed to be a complete lack of communication from the applicant and the builders and Ms. Simon agreed saying there was no more contact after they were denied demoing the backside of the building. Mr. Moyer asked about ways of punishing the people involved instead of just putting restrictions on the home and asked how we hold them accountable so this won’t happen again. Ms. Simon mention that fines and jail time are an option by the municipal code, but we are not suggesting this. Mr. Kaegebein’s license expired in January and we are not suggesting revocation, but we would not welcome this contractor for an HPC specialty license in the future. Ms. Greenwood asked for the demolition plan and Ms. Simon said the CMP plan would explain how the house would be relocated and the plan for this to be followed. Mr. Halferty asked if what was intended for the logs was outlined on the drawings clearly and Ms. Simon stated there was instruction about how they would insert metal columns into the log framing and she felt the architect completely understood what was to be accomplished. P7 II.B. 4 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 Mr. Whipple asked if the all grey steel was approved by the building department and Ms. Simon said yes. Ms. Garrow mentioned this was the reason for the sticker saying to keep the original material there while achieving the needed structural design. Mr. Pember asked about the provisions for dealing with mold, mildew and rot as far as the contractor licensing goes. Ms. Simon said she doesn’t know, but they state repeatedly to contact staff when these issues arise and staff will guide on how to deal with it. Mr. Pember asked why the building permit took 13 months to be issued and Ms. Garrow said there were the normal issues as far as inconsistencies in the plans, structurals didn’t match architecturals and there was incorrect routing on the first round of reviews and HPC was accidentally missed on that first round. It went through three rounds of review and there were discussions with engineering regarding storm water impacts and grading as well. Mr. DeFrancia asked if the logs were interior to the building, in their most recent position so when you go by, the logs are not visible and Ms. Simon said that maybe the logs weren’t visible, but we didn’t get to see it in modern times. Mr. Blaich asked what happened to bring all of this about and Ms. Simon said that as she passed by the property in March, she noticed material had been removed from the exterior of the house all the way up to the eave. Mr. Whipple asked if it was the intent of the original building permit that there would never be exposed walls and that everything would always be covered up. Ms. Simon stated that they don’t review the interior finishes of a historic property but they do want an authentic presentation of what was there before regarding the envelope. Ms. Greenwood asked if Ms. Simon inspected the north addition and Ms. Simon said that she responded to the email saying that was new information to them and you cannot remove that without further HPC approval. She never saw it for herself. Ms. Garrow explained the reason for that answer was if we had known that addition was made post ‘78, the entire design might have been different for the entire project and we needed HPC to weigh in on it. Mr. Halferty mentioned that we approved the temporary removal, so on behalf of the applicant, he feels that should show that the applicant had good intentions and they were following through with the approvals by paying the tremendous amount of money and having the structure moved. APPLICANT PRESENTATION: Joseph Krabacher, a local attorney who got involved three weeks after the red tag was issued. Kim Raymond, the architect on the project and Nate Kaegebein, the contractor on the project also present. The project has a landmark designation and has a score of 78 out of 100. He said he is in agreement with staff regarding the landmark designation not being withdrawn. P8 II.B. 5 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 One of the main issues is revolving around the original structure. The original log cabin was built in 1882 and by 1893, the property had been changed. It now had clap board siding and was then more of a Victorian miner’s cottage as opposed to a log cabin. The logs haven’t been visible since 1893 and were not visible from the outside. We understood this to be a rehabilitation to the miners cottage instead of to the log cabin. Looking at the secretary of interiors standards, he stated a portion of their rule. He quoted the phrase, “sound and usable” regarding the definition of “rehabilitation” in the code, while keeping defining characteristics. From our view, the character defining features are what you see from the outside. That’s his take on it, to preserve the architectural features. The exterior siding, fascia and soffit was removed and Mr. Kaegebein will talk about why. 10% was left in place with 90% removed, labeled and photographed, back primed down valley and the intended would be put back in place. The windows remain in their exact location. The doors and jambs, were removed for restoration and would be reinstalled. 100% of the porch was removed and to be reinstalled in historical condition. 22% of the exterior wall structure, 40% of that framing remains in place. 60% of this can be reinstalled if we start back up on the project. Showed a large size plan that was on site to the commissioners. The contractor felt like he didn’t need to communicate because the plan shows exactly what he needed to do. The concept of sistering a new wall system wasn’t called out in the plans. There was a disconnect of what the note on the plans was supposed to say and what it actually said. The other option that has been tossed around was maybe you should have built a new wall inside the old wall, which would create continued deterioration with the logs on the outside. With respect to the wall structure, 44% of the exterior wall structure was the post 1978 construction and 22% was the 1900 era rough-sawn, 35% of the exterior structure was in log. We would have close to 80% of the log structure that would be retained if we are allowed to move forward with the project. The bonus of 448 sq ft granted was not specific to keep wall structure, but related to a greater separation of the new and old buildings. The variances were granted to separate the two masses. If we take this variance away, we will require a new foundation wall and all of this would necessitate a whole new floor plan. We’re talking millions of dollars here. The project would be on hold for another year. Currently, 10 or 15 thousand dollars a day is lost just sitting for the past two months so this has already been a huge penalty because we have a construction loan and everything is demobilized. When Ms. Simon was told that the logs on site were being turned into furniture, that is not the case and we don’t know who said that, but is completely not true. There was no intent to evade the requirements of the code or the rules. Mr. Kaegebein is also currently working on 301 Lake and doing an exemplary job on it. Ms. Raymond stated that she has done a lot of historic preservation projects. In the past three to four years, she has been involved with fourteen historic preservation projects. She said she is very committed to Aspen’s history and the preservation process. She stated that she met with Ms. Simon early on and discussed the building, log walls, etc. Ms. Simon told her that they were more interested in preserving the Victorian miners cabin and that was the direction to go. Going through the HPC process, we went through many iterations coming up with ideas to be respectful to everyone. The HPC manual says you can remove material with the intent of putting it back. The brunt of the problem is that we didn’t call and communicate what we were doing and what the intent was and that is where we got the most sideways. If we keep the logs, you can’t add wall to the outside so they must be kept where they P9 II.B. 6 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 were historically. For the design intent to happen, they took it off carefully and added the sheer wall that was required. None of this was done as malicious to get rid of the material, it was very meticulous and they cleaned off the insides of the walls of mold and mildew so they can last another 100 years. We just should have communicated better and we’re feeling very unfortunate that we missed that phone call. Mr. Kaegebein’s team has done an exceptional job and has well preserved the little miners cabin. Mr. Kaegebein stated that he has been in the valley for the past 20 years and has built about 70 homes in the valley. He said that he has done four HPC projects previously. On three of these projects he stated that they removed all of the material from outside to install weather proofing so he has done this prior to this project. The biggest thing that went on, if you reference the yellow line on the plans, the note above it says, “keep all original framing, per the design of the walls and roof.” It also states “removing a minimal amount necessary in order to achieve the required design is fine.” This note was approved by HPC in the permit review. The statement was approved by HPC and that is why we didn’t call. The note indicated to us that we were doing the right thing and had the note said something different, to not touch structural whatsoever, we would have done things differently. This is the only thing I have to work off of. He then read portions of the code regarding removing materials. We intend to reinstall every piece of material. There is only one page that relates to structural framing, he proceeded to read the section, and said he is in possession of all 2X4 material and intend to reinstall all of this. In order to install the sheer walls, you have to remove the siding and it’s been carefully cataloged. The building did not contain a water-resistant panel on the outside so we couldn’t do this without removing it. The Aspen Muni Code, 26.415, lists section A- “ineffective waterproofing on the building must be corrected” and this building clearly had no waterproof membrane. The HPC handbook lists three reasons to contact HPC staff on page 3 and he continued to read the conditions to the commission. We felt the only way to save the material was to take it out, which it says we are allowed to do. As a licensed general contractor, I have to insulate the building according to current codes and such a note was never communicated to me. He stated that the only mechanisms he had were the HPC manual, the approved plans and the building codes. We felt we acted in appropriate methods to remove and reinstall the material and we fee we have preserved every historical piece of the exterior. I’m sorry I didn’t do a better job of communicating this process to Ms. Simon. He said he can’t possibly imagine a better way of getting these logs back into the wall and this project is in jeopardy of serious consequences. If there is a fault in this process, the fault is mine. I just hope that you don’t penalize the people that employed me to do this and I apologize. COMMISSIONER COMMENTS: None. PUBLIC COMMENT: None. Mr. Pember said he did in fact have a question and asked if Steve Peightel was brought into the loop on the standards of HPC? Ms. Raymond said yes, that he is well aware of all HPC standards and works on many projects. Mr. Whipple commented that he is not “Dr. Steel” and he is reasonable. Mr. Pember commented that it seems Mr. Peightel would know a better way to do a sheer wall without removing the exterior siding and there are several other ways of doing this, as Mr. Peightel could tell P10 II.B. 7 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 you. He then asked when the log wall situation came up and said that this is not the first time we’ve heard this waterproofing issue. Mr. Kaegebein’s last statement was regarding the stair tower section of the building. He commented that he didn’t maliciously try to destroy the materials and just tried to do as best as he could. HPC DISCUSSION: Mr. Blaich asked if there was a project monitor and Ms. Simon said that Mr. Blaich was the monitor, but she hadn’t needed to contact him for anything. He asked if he should have been going on site checking this project, but she said no. Mr. DeFrancia stated that the thing most troubling and most disturbed by is that they were told not to demolish, but went ahead anyway. Mr. Pember asked if Ms. Simon reviews structural documents and she answered yes, and had suggested the note be worded differently. Ms. Greenwood mentioned that the chain link fence was required before these sounds walls started going up, which the CMP requires. She said that a lot more concern would come up from the public when it was chain link because people could see what was going on. She mused that they got a lot further along before there was a noticeable problem due to the sound wall. Ms. Simon said she believes the demolition occurred in February, but she didn’t noticed it until March. Ms. Greenwood said she has been involved in the restoration of many historic homes in Aspen and it requires enormous thought and the role of the architect is to understand preservation and the unique construction details that go along with it. The goal and role of professionals is to figure out a correct way to go about it. This job got started on the wrong foot with the architect from the beginning. She previously had to get special permission to take materials off site and bring them back. For her there was a complete disregard from the start for preservation on this project and feels there’s nothing left of the historic fabric. We award bonuses and setbacks for excellence in preservation, but there isn’t any preservation here. She stated that she understands the contractor’s role and he was just following his plans, but feels the structural plans are not good. This project completely lacks and it’s disappointing and is no longer a historic building in her estimation. There’s a right way and a wrong way and for Ms. Greenwood, the decisions were wrong. Mr. Moyer agreed with Ms. Greenwood. Mr. Pember said he has confidence that the applicant will reassemble this to its original state and he has this confidence based on their presentation. He stated that he would like to put this out there for the board’s consideration. The historic character is very much the same and to any passerby on the street, it will look like a historically preserved property. Mr. Whipple made a motion to extend and Mr. Blaich seconded. All in favor, motion carried. Mr. DeFrancia also in support of Mr. Pember’s view and said if it’s put back to the way it was, you’ve accomplished your mission to the person walking down the street. The fact that they can restore to the P11 II.B. 8 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 appearance it had before, is in line with what our original objective is. The ignoring of what Ms. Simon suggested is another issue and the main issue. Mr. Whipple commented that the two plus months of the stop work order might be adequate regarding punishment. He stated that Mr. Kaegebein’s presentation made him feel a lot better. He went on to say that he doesn’t feel like we need to make an example of the applicant even though the communication breakdown is unfortunate. He thinks that Mr. Kaegebein does a great job on other project and doesn’t think there is any malice in it. Mr. Halferty commented that it’s not always black and white dealing with HPC and sometimes the methods and means of construction don’t match up with a lot of ambiguity coming in to play. The communication could have been better and it’s hard when it’s not so cut and dry. Looking at the structural drawings, it’s clear that Peightel has shown a new structural infrastructure that’s going completely around the building. He stated that he feels from the contractor’s standpoint, they should construct exactly as the plans show. He said he thinks there is a very challenging task to make it all work together. It’s a tough one and puts extra time on all of us and with the financial issues that have come up, everyone loses. He stated he’d hate to have a demolition by neglect because it sits there exposed. Mr. DeFrancia noted that a potential bankruptcy and foreclosures would lie in the future of this property. Mr. Halferty then commented that it’s important to make sure it goes back to what was originally presented. Mr. Moyer asked how this can be prevented from happening again and noted that he last occurrence was 17 years ago. Mr. Whipple stated that this doesn’t seem like a normal occurrence and in his opinion they do not need to do a whole lot more than what has already been done. There’s a fine line between a slap on the wrist or to make contractors not want to deal with these historic structures anymore. There needs to be more dialogue with Peightel and the Building Department. We do not want to set someone up for failure, but in future we need to address these issues in a different manner to make sure this can all work better. If these plans were reviewed and approved by the Building Department, that is all you have to go off of. Mr. Pember asked Ms. Simon why staff was not recommending a moratorium on the property and she stated that they would rather move to a solution or conclusion on this matter. There are other processes that can be used to send the message that this wasn’t what was approved instead of putting this property in moth balls for ten years. Mr. DeFrancia asked Ms. Simon if the HPC board has the authority to impose a fine and Ms. Simon answered no. Mr. DeFrancia then clarified that they could withhold the $30,000 assurance bond, which would be like a fine. Mr. Pember said that he would like to take rescinding the designation off the table. P12 II.B. 9 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MAY 24, 2017 MOTION: Ms. Greenwood moved to rescind the bonus. Mr. DeFrancia said that his sense is to lift the red tag, let them move forward and forgo the 30,000 assurance. MOTION: Mr. DeFrancia moved that they do find a violation of the approvals granted by HPC so therefore direct forfeiture of the 30,000 financial assurance and impose a moratorium so that after the CO is issued, there will be no more permits until ten years has passed and finally to lift the red tag and proceed. Mr. Blaich seconded. Ms. Greenwood made a friendly motion to amend removing the moratorium. MOTION: Mr. DeFrancia motioned to amend and strike the moratorium condition, Mr. Halferty seconded. Role call vote: Ms. Greenwood, yes; Mr. DeFrancia, yes; Mr. Halferty, yes; Mr. Whipple, yes; Mr. Blaich, yes; Mr. Pember, yes; Mr. Moyer, yes. 7-0 motion carried. Mr. Halferty motioned to adjourn, Mr. Pember seconded 7:24 p.m. ______________________________________ Nicole Henning, Deputy City Clerk P13 II.B. 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer RE: 305-307 S. Mill Street- Substantial Amendment, PUBLIC HEARING DATE: July 12, 2017 ______________________________________________________________________________ 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 structure on this lot. While HPC granted approval for Demolition, it was represented that portions of the current building would remain in place. The approval was Called Up for discussion by City Council but not remanded. Final design approval and Growth Management review were passed by HPC on August 24, 2016. Since that time the applicant has been preparing to apply for a building permit and has become concerned that maintaining any of the existing building will be problematic, particularly to the construction of new basement space. The request being made in this application is for HPC to allow a Substantial Amendment so that the entire existing building can be demolished, except for the brick arch along Mill Street that the applicant wishes to preserve intact, crated and temporarily stored off-site and then applied to the new structure, an action not required by HPC. A Substantial Amendment is in essence a combined Conceptual/Final approval wherein HPC may review plans that materially modify the location, size, shape, materials, design, detailing or appearance of the building elements as originally depicted. Because this project was originally submitted before the 2015/2016 moratorium went into effect, and was therefore subject to the pre-moratorium regulations, the Community Development Director had to carefully consider whether the amendment to this project could continue to be reviewed under the “old code” or whether the alteration could only be reviewed by HPC under all of the provisions of the “new code.” The Community Development Director made the determination that the change to the project is sufficiently minor in scope to allow it to be considered under the land use code in affect at the time the review process began. This determination as to the proper land use review P14 IV.A. 2 process has been finalized is not subject to modification by HPC. HPC is charged with determining whether the changes to the project are in conformance with the design guidelines and other land use provisions involved in the previous review. There are no changes proposed to the Final HPC approval other than regarding Demolition. Among the code provisions previously resolved with HPC that do not need new discussion are Public Amenity, Utility/Delivery/Trash and Recycling, Transportation Impact Analysis, Parking, Infrastructure (drainage, snow storage, transformer), and Growth Management. Final review did include conditions to follow up on three aspects of the design; windows, metal siding and light fixtures, with staff and monitor. That process was initiated but has not been wrapped up and is not being presented to the full board at this time. 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. SUBSTANTIAL AMENDMENT 26.415.070.E.2 Substantial amendments. All changes to approved plans that materially modify the location, size, shape, materials, design, detailing or appearance of the building elements as originally depicted must be approved by the HPC as a substantial amendment. Staff Response: Approval of a Substantial Amendment to this project requires a finding that the proposed revisions remain in conformance with the design guidelines and other applicable Land Use Codes. HPC’s decision on a Substantial Amendment is not subject to Call Up by City Council. The applicant proposes to construct the same design that has been approved by HPC. All of the design guidelines applied at Conceptual and Final are listed in Exhibit A. Staff finds that the design guidelines are met and the previous conditions of approval listed in HPC Conceptual Resolution #27, Series of 2015 and HPC Final Resolution #27, Series of 2016, are still appropriate. Please note that the applicant has provided copies of the resolutions, and the minutes of the HPC hearings within their submittal; Exhibit B. The applicant suggests that the extent of the approved demolition was not entirely clear and that removal of the whole building, except for the arch, is appropriate. Staff believes that the approval included the premise that a significant amount of the exterior walls and roof planes forming the existing structure would remain in place. P15 IV.A. 3 Examples of pages presented to HPC during the review process follow, starting with the site plan approved on September 30, 2015, which clearly indicates the existing building being substantially retained in the project. This same representation was presented at Final review. P16 IV.A. 4 The elevation below, approved by HPC at Final review and substantially the same as the Conceptual design, is labeled “existing building” where arrows have been added. The following text is taken directly from the September 30, 2015 staff memo, when HPC granted approval for demolition on the subject property: ______________________________________________________________________________ __________________________________________________________________________ DEMOLITION Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a) The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b) The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c) The structure cannot practically be moved to another appropriate location in Aspen or d) No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Staff response: The applicant proposes to retain the existing structures on the site and expand them. According to the Municipal Code, a structure shall be deemed demolished if more than 40% of the exterior surface or building structure is removed. In the event that the project would be deemed to demolish the existing building, the applicant has requested demolition approval. The structures on the property are sound and are not an imminent hazard. The buildings cannot practically be moved to another location. P17 IV.A. 5 The structure currently occupied by Grey Lady was of interest during early AspenModern surveys, however staff has been unable to identify the architect or document the history of the structure, other than a construction date of 1960, therefore we cannot justify a finding of significance. The popcorn wagon is a vintage vehicle that has been used as a food cart in Aspen since the 1960s. It appears to have been originally located in the area where it sits now, then moved to Galena and Cooper for a time, and returned to its setting across from the Wheeler Opera House in 1986. The current plans indicate the wagon remaining on the site, however it may be displaced by a new trash area. The property owner is interested in offering the popcorn wagon to the City to use for outdoor food vending elsewhere in town. The City has expressed interest in this possibility. The Aspen Historic Preservation Commission has never designated the popcorn wagon as a historic resource, and the wagon was significantly remodeled by a previous restaurant operator and has limited original materials. Staff finds that Criterion D is met. There is no documentation that supports a finding that any development on this property has historic, architectural, archaeological, engineering or cultural significance. Additionally, for approval to demolish, all of the following criteria must be met: a) The structure does not contribute to the significance of the parcel or Historic District in which it is located and b) The loss of the building, structure or object would not adversely affect the integrity of the Historic District or its historic, architectural or aesthetic relationship to adjacent designated properties and c) Demolition of the structure will be inconsequential to the historic preservation needs of the area. Staff response: As stated, the existing development is not considered historically significant. The property is not directly adjacent to any historic resources and in fact is generally surrounded by non- historic structures, except for the buildings across the street. (See vicinity map at right. Historically designated structures are shown in green.) Demolition of this structure will not affect the historic preservation needs of the area. Staff finds these criteria are met. ______________________________________________________________________________ ______________________________________________________________________________ P18 IV.A. 6 In short, we believe that this project was represented to be a remodel and that the extent of approved demolition is not as unclear as suggested in this request for an Amendment. Reading the HPC minutes, and the minutes from Council Call Up discussions held on November 9, 2015 and December 14, 2015, re-use of the existing building was meaningful to the HPC’s and Council’s decision-making on this project. Whether or not HPC should allow more Demolition than previously discussed is important to this review hearing. Staff has a significant concern with increasing Demolition because of the relationship to HPC’s discussion of conformance with Mountain View Plane review, a land use code provision evaluated at HPC Conceptual. The project that was presented to HPC indicated that an east facing notch in the center of the current structure would be filled in with an addition, and a new addition would be placed on the north end of the lot, in the area of the trellis. The new additions were approved at a lower height than the retained areas of the existing building. The following text is taken directly from the September 30, 2015 staff memo, when HPC granted approval for Mountain View Plane impacts on the subject property: ______________________________________________________________________________ ______________________________________________________________________________ MOUNTAIN VIEW PLANE No mountain view plane may be infringed upon, except as provided below. When any mountain view plane projects at such an angle so as to reduce the maximum allowable building height otherwise provided for in this Title, development shall proceed according to the provisions of Chapter 26.445 as a Planned Development so as to provide for maximum flexibility in building design with special consideration to bulk and height, open space and pedestrian space and similarly to permit variations in lot area, lot width, yard and building height requirements and view plane height limitations. HPC, after considering a recommendation from the Community Development Department, may exempt a development from being processed as a Planned Development when the board determines that the proposed development has a minimal effect on the view plane. When any proposed development infringes upon a designated view plane, but is located in front of another development which already blocks the same view plane, the Planning and Zoning Commission shall consider whether or not the proposed development will further infringe upon the view plane and the likelihood that redevelopment of the adjacent structure will occur to re- open the view plane. In the event the proposed development does not further infringe upon the view plane and redevelopment to reopen the view plane cannot be anticipated, HPC shall exempt the development from the requirements of this Section. Staff response: The view plane has a significant impact as it intersects the site at a height 7’3” above grade along Hyman Avenue and 10’6” at the pedestrian walkway on the south end of the site. Both the existing and proposed development exceed the height of this plane. Because of P19 IV.A. 7 view plane limitations, the existing structure has unsightly mechanical equipment on the roof that is not well screened. New development is not prohibited from intruding into the view plane, but in order for this to be permitted, HPC must find that it has a minimal effect on the view plane. As a reminder to the board, the July 9th proposal for this project is shown below right. The current proposal is below, left. The zone district does require that the minimum height between the first floor and second floor (in this case roof) is 13,’ to ensure that downtown buildings have a storefront proportion that is compatible with Victorian era structures. This is a dimensional requirement, not a guideline. The proposed height for the additions to the existing building is 11’. The applicant could increase that dimension to 13’ and still not exceed the height of the existing structure. HPC should determine whether this is an appropriate revision to make. There is no roof plan or indication of location for mechanical equipment. This must be addressed in preparation for the HPC hearing. P20 IV.A. 8 ______________________________________________________________________________ ______________________________________________________________________________ Staff finds that the HPC allowed the new construction occurring on this site to intrude into the protected View Plane based on the fact that it did not exceed the height of the structure being retained. The area of the structure being retained already blocked the View Plane and the new work had no additional impacts. If the existing development is totally removed, the basis of HPC’s decision to allow a new intrusion into the View Plane at a height of 11’ is eliminated. Staff finds that the Amendment is not in conformance with the code provisions applied during HPC’s previous review and that the Amendment should be denied. __________________________________________________________________________ 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 deny the proposed Amendment. Exhibits: A. Design Guidelines applied by HPC at Conceptual and Final review. B. Application Text C. Application Drawings D. Minutes from Council Notice of Call Up, November 2015 E. Minutes from Council Call Up, December 2015 Exhibit A- Relevant Design Guidelines applied at Conceptual and Final Review 6.3 Develop an alley façade to create visual interest. q Use varied building setbacks and changes in materials to create interest and reduce perceived scale. q Balconies, court yards and decks are also appropriate. q Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. 6.6 A street facing amenity space shall meet all of the following requirements: q Abut the public sidewalk q Be level with the sidewalk q Be open to the sky P21 IV.A. 9 q Be directly accessible to the public q Be paved or otherwise landscaped 6.7 A street-facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Core. q Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defined, with buildings placed at the sidewalk edge. q Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these should be replaced with sidewalk level improvements. 6.8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: q Street furniture q Public art q Historical/interpretive marker 6.18 Maintain the alignment of façades at the sidewalk’s edge. q Place as much of the façade of the building at the property line as possible. q Locating an entire building front behind the established storefront line is inappropriate. q A minimum of 70% of the front façade shall be at the property line. 6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. q The front of a primary structure shall be oriented to the street. 6.21 Orient a primary entrance toward the street. q Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry way. q Do not orient a primary entrance to an interior court. q Providingsecondary public entrances to commercial spaces is also encouraged on larger buildings. 6.22 Rectangular forms should be dominant on Commercial Core façades. q Rectangular forms should be vertically oriented. q The façade should appear as predominantly flat, with any decorative elements and projecting or setback “articulations” appearing to be subordinate to the dominant roof form. 6.23 Use flat roof lines as the dominant roof form. q A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof form. q Parapets on side façades should step down towards the rear of the building. q False fronts and parapets with horizontal emphasis also may be considered. 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk. q Establish a two-story height at the sidewalk edge, or provide a horizontal design element at this level. A change in materials, or a molding at this level are examples. P22 IV.A. 10 6.26 Building façade height shall be varied from the façade height of adjacent buildings of the same number of stories. q If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but must vary in façade height by a minimum of 2 ft. 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core. q Refer to the zone district regulations to determine the maximum height limit on the subject property. q A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. q Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day- lighting. 6.28 Height variation should be achieved using one or more of the following: q Vary the building height for the full depth of the site in accordance with traditional lot width. q Set back the upper floor to vary the building façade profile(s) and the roof forms across the width and the depth of the building. q Vary the façade (or parapet) heights at the front. q Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. 14.14 Minimize the visual impacts of service areas as seen from the street. q When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. q This includes locations for trash containers and loading docks. q Service areas should be accessed off of the alley, if one exists. 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: q The fenestration grouping q The modeling of the façade q The design framework for the first floor storefront q 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. P23 IV.A. 11 q 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. 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: q The design and definition of the traditionally tall first floor q T h e proportions of the upper level fenestration pattern q 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. q Upper story windows should have a vertical emphasis. In general, they should be twice as tall as they are wide. q 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. q Set the door back from the front façade approximately 4 feet. This is an adequate amount to establish a distinct threshold for pedestrians. q Where entries are recessed, the building line at the sidewalk edge should be maintained by the upper floor(s). q 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. q Typical elements that align include window moldings , tops of display windows, cornices, copings and parapets at the tops of buildings. q 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. q The framework for the first floor of the façade, as identified in architectural tradition as characteristic first floor design. q An entryway, door and transom light designed to use the full storefront height. q A distinct change in the palette of materials used for the first floor design framework. q The depth and strength of the modeling of elements and details. 6.49 Incorporate an airlock entry into the plan for all new structures. P24 IV.A. 12 q An airlock entry that projects forward of the primary façade at the sidewalk edge is inappropriate. q Adding temporary entries during the winter season detracts from the character of the historic district. q Using a temporary vinyl or fabric "airlock" to provide protection from winter weather is not permitted. 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: q A traditional recessed retail entrance q Retail display cases q Appropriately designed signage and lighting 6.52 Design of the first floor storefront should include particular attention to the following: q The basic elements and proportions of storefront design q Depth and strength of modeling q The palette of materials and finishes used in both the structural framework and the storefront window q The concentration of architectural detail to ensure a rich visual experience q The careful and complementary use of signage and lettering to enhance the retail and downtown character q 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. q Group and screen mechanical units from view. q Locate mechanical equipment to the rear of the roof area. q Position, articulate and design rooftop enclosures or structures to reflect the modulation and character of the building. q Use materials which complement the design of the building façades q Design roof garden areas to be unobtrusive from the street. q Use 'green roof' design best practice, where feasible. 6.59 High quality, durable materials should be employed. P25 IV.A. 13 q 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: q Convey the quality and range of materials seen historically q Reduce the scale and enhance visual interest q Convey human scale q 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: q High quality in durability and finish q Detailed to convey a human scale q 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. q The design of a fixture should be simple in form and detail. Exterior lighting must be approved by the HPC. q All exterior light sources should have a low level of luminescence. 14.7 Minimize the visual impacts of site and architectural lighting. q Unshielded, high intensity light sources and those which direct light upward will not be permitted. q Shield lighting associated with service areas, parking lots and parking structures. q 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. q Do not wash an entire building facade in light. q Avoid placing exposed light fixtures in highly visible locations, such as on the upper walls of buildings. q 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. q When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. q This includes locations for trash containers and loading docks. q Service areas should be accessed off of the alley, if one exists. P26 IV.A. 14 14.15 Minimize the visual impacts of mechanical equipment as seen from the public way. q Mechanical equipment may only be installed on an alley facade, and only if it does not create a negative visual impact. q 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. q Screen ground-mounted units with fences, stone walls or hedges. q A window air conditioning unit may only be installed on an alley facade, and only if it does not create a negative visual impact. q 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. q Paint telecommunications and mechanical equipment in muted colors that will minimize their appearance by blending with their backgrounds. P27 IV.A. City of Aspen Amy Simon Historic Preservation Officer 130 S. Galena St. Aspen, CO 81611 June 14, 2017 Clarification of Demolition Approval for 305-7 S. Mill Street/ Substantial Amendment Dear Amy, Please accept this application for Substantial Amendment to clarify Demolition approval for the property located at 305/307 South Mill Street. The design team is working on construction level drawings in preparation of a building permit application and requests demolition clarification. 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. Final Design Reviews were granted on August 24, 2016 via HPC Resolution 27 Series of 2016. Requested Clarification of Demolition Approval 26.415.080.A.4 The HPC shall review the application, the staff report and hear evidence presented by the property owners, parties of interest and members of the general public to determine if the standards for demolition approval have been met. 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: P28 IV.A. Page 2 of 5 305-7 S. Mill St Substantial Amendment 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. Response - HPC found that the review criteria were met and granted approval for demolition of the existing building, preservation of the existing brick arch, and construction of a one story commercial building with a full basement level. The ability to temporarily store the arch off-site during construction was discussed by HPC and approved as part of Final Review (Section 1.8 of Resolution 27 – 2016). The applicant has spent the months since the approval developing construction level drawings and a comprehensive Construction Management Plan (CMP). Questions arose as to how much demolition was approved on the property. The arch was discussed as being relocated off-site while the full basement was being dug, and then returned to its original location. The original intent was to keep some of the existing building onsite; however, stabilizing non-historic walls during the construction process causes some concern for the engineers and contractors working on the project. Demolition approval was granted as part of Conceptual Review, but the exact amount of demolition was not specified (see attached minutes, Exhibit 10). The applicant requests clarification that the existing building, minus the brick arch, is allowed to be demolished. The review criteria are met for demolition. There are no pertinent design guidelines for demolition of a non-historic landmark. Details of demolition are provided below: P29 IV.A. Page 3 of 5 305-7 S. Mill St Substantial Amendment o July 22, 2015. The original application to redevelop 305-7 was to completely demolish the existing building. HPC meeting minutes: “The building where Bodega is has no historic significance. Gray Lady has an iconic arch on the front of the building but we have never been able to find any architect associated with it or any more specifics about its history. Staff feels the criteria for demolition are met.” The hearing was continued to restudy the public amenity, massing and roof deck. o September 30, 2015. The application is revised to incorporate the historic arch. The percent of demolition is unclear; however the demolition criteria are applied. Staff states “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.” There was not much discussion about demolition with most of the conversation about the viewplane and the reduced massing. HPC member Greenwood states: “…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.” Conceptual approval, including demolition, was granted with a 3 -1 vote. o August 24, 2016. Final design review is presented which includes an expanded basement from that represented in the Conceptual application. The design hearing included a request to temporarily remove the brick arch during construction for protection. Final approval including a condition to store the arch offsite during construction was granted with a 6 – 0 vote. Demolition of the existing building facilitates a much faster construction schedule by 4 – 6 months. Shortening the construction timeline benefits the town and adjacent neighbors. Demolition approval was granted for an amount over 40%, but the actual amount was not specified. We request clarification to demolish the entire building, with the exception of the arch which will be stabilized and relocated off-site during construction – consistent with the representations of the approved project. The concept voiced by HPC member Greenwood that there be some familiarity between the new and existing buildings is retained in this proposal. The approved building form is the same, and the arch remains the highlight of the project. A preservation plan for the relocation and temporary storage of the arch is proposed to be submitted prior to Building Permit to detail exactly how the arch will be moved off-site during construction and reinstalled after the basement is dug. 26.435.050.C. Mountain view plane review standards. No development shall be permitted within a mountain view plane unless the Planning and Zoning Commission makes a determination that the proposed development complies with all requirements set forth below. 1. No mountain view plane is infringed upon, except as provided below. When any mountain view plane projects at such an angle so as to reduce the maximum allowable building height otherwise provided for in this Title, development shall proceed according to the provisions of Chapter 26.445 as a Planned Development so as to provide for maximum flexibility in building design with special consideration to bulk and height, open space and pedestrian space and similarly to permit variations in lot area, lot width, yard and building height requirements and view plane height limitations. P30 IV.A. Page 4 of 5 305-7 S. Mill St Substantial Amendment The Planning and Zoning Commission, after considering a recommendation from the Community Development Department, may exempt a development from being processed as a Planned Development when the Planning and Zoning Commission determines that the proposed development has a minimal effect on the view plane. When any proposed development infringes upon a designated view plane, but is located in front of another development which already blocks the same view plane, the Planning and Zoning Commission shall consider whether or not the proposed development will further infringe upon the view plane and the likelihood that redevelopment of the adjacent structure will occur to re-open the view plane. In the event the proposed development does not further infringe upon the view plane and re-redevelopment to reopen the view plane cannot be anticipated, the Planning and Zoning Commission shall exempt the development from the requirements of this Section. Response - HPC granted Viewplane Exemption for a one story building via Resolution 27- 2015 and Resolution 27- 2016. Meeting minutes are attached as Exhibit 10. The property is located directly in front of the Wheeler Opera House Viewplane. The application was submitted prior to the adoption of Referendum 1 and prior to the amendments to the Viewplane section of the new Land Use Code (adopted in May 2017). The Viewplane intersected the property at a height of 7’3” above grade along Hyman Avenue and 10’6” at the pedestrian walkway on the south end of the site. A 7 ft. tall building does not meet the design guidelines for minimum building height, specifically Guideline 6.45, and would look out of place in the Historic District. 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. The approved building is not proposed to change and is shorter than the existing building. HPC found that the project met Viewplane Exemption, and the project is not proposed to change. The request is for a clarification of demolition, not for any changes to the project. The proposed height is well below the newly adopted 15 ft. height limit for properties located in the “foreground” of a viewplane such as 305-7 S. Mill Street. The review criteria for an exemption are met. P31 IV.A. Page 5 of 5 305-7 S. Mill St Substantial Amendment Thank you for considering these amendments. 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 Exhibits 1 – Land Use Application 2 - Pre-application summary 3 – Ownership Certificate 4 – Authorization to Represent 5 – Vicinity Map 6 – Agreement to Pay 7 – HOA form 8 - Conceptual HPC Resolution 9 – Final HPC Resolution 10 – HPC meeting minutes 11 – Survey 12 - Drawings – no change 13 - Materials – no chnage P32 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 - NO CHANGE P33 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: ______________________________________________________ ________________________________________________________________________ NO CHANGE P34 IV.A. CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon DATE: 5.24.17 PROPERTY: 305/307 S. Mill Street REPRESENTATIVE: BendonAdams TYPE OF APPLICATION: Substantial Amendment DESCRIPTION: The Aspen Historic Preservation Commission’s Resolution #27, Series of 2015 and Resolution #27, Series of 2016 provided approval for a redevelopment of 305/307 S. Mill Street. While the applicant was permitted Demolition (demolishing more than 40% of the existing building) the proposal included a representation that portions of the existing building would be maintained. The portions of the building that are to be maintained exceed the height of the viewplane that crosses the site but as an existing condition they do not represent a new impact and are allowed to remain. As the applicant has prepared for building permit, the efforts needed to retain some portions of the building in light of basement level excavation are being reconsidered. The applicant would like to demolish more of the building than was represented. Staff considers this to be a meaningful departure from the approval, by calling the basis for the viewplane approvals into question. There are two processes for amendments to HPC approvals; Insubstantial (Administrative) or Substantial (HPC.) The request to undertake more demolition does not meet the criteria for Insubstantial review. Found at Section 26.415.070.E.1.a. (1)Address circumstances discovered in the course of construction that could not have been reasonably anticipated during the approval process or (2)Are necessary for conformance with building safety or accessibility codes and do not materially change the approved plans or (3)Approve specific building materials, finishes, design of ornamental trim and other such detail not provided in the HPC approved plans or (4)Change the shape, location or material of a building element or feature but maintains the same quality and approximate appearance of that found in the approved plans. The Historic Preservation Commission will review the requested amendment. Below are links to the Land Use Application form and Land Use Code. Land Use Application Form: http://www.aspenpitkin.com/Portals/0/docs/City/Comdev/HPC/Land%20Use%20HPC% 20Packet%20March%202016.pdf Land Use Code: http://www.aspenpitkin.com/Business-Navigator/Get-Approval-to-Develop/Refer-to- Land-Use-Code/ exhibit 2 P35 IV.A. Land Use Code Section(s) 26.304 Common Development Review Procedures 26.415.070.E.2 Major Development, Substantial Amendment Review by: Planning Staff for completeness and recommendation Historic Preservation Commission for decision Public Hearing: Yes, at the Historic Preservation Commission Planning Fees: $1,950 for six (6) hours of review. Additional hours above this amount will be billed at a rate of $325/hour. Total Deposit: $ 1,950.00 To apply, 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.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  HOA Compliance form  A written description of the proposal and an explanation of how the Amendment affects the project’s conformance with the design guidelines and other applicable Land Use Codes.  Site plan, elevations and floor plans, representations of building materials and finishes depicting the Amendment.  Photographs or other exhibits to illustrate the proposed changes.  Existing and proposed floor area and net leasable area, and demolition calculations. Once the copy is deemed complete by staff, the following items will then need to be submitted:  1 digital PDF copy of the complete application packet emailed to amy.simon@cityofaspen.com  Total deposit for review of the application. P36 IV.A. 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. P37 IV.A. Active/45426224.1 730 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 4, 2017 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 P38 IV.A. 2 Active/45426224.1 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. P39 IV.A. 3 Active/45426224.1 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. 16. Terms, conditions, provisions, obligations and all matters as set forth in Resolution #27 (Series of 2016) of the City of Aspen Historic Preservation Commission recorded December 1, 2016 as Reception No. 634268. Sincerely, Curtis B. Sanders P40 IV.A. exhibit 4P41IV.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 P42IV.A. 305-7 Mill Street LLC, a Delaware limited liability company305-7 S. Mill Street312-850-1680mhunt@mdevco.comM Development2001 N. Halsted St., Suite 304Chicago, IL 6061419506Mark HuntManager305-7 South Mill Street LLCexhibit 6P43IV.A. 6/3/16 exhibit 7 P44 IV.A. exhibit 8P45IV.A. P46IV.A. P47IV.A. P48IV.A. P49IV.A. P50IV.A. P51IV.A. P52IV.A. exhibit 9 P53 IV.A. P54 IV.A. P55 IV.A. P56 IV.A. P57 IV.A. exhibit 10 P58 IV.A. P59 IV.A. P60 IV.A. P61 IV.A. P62 IV.A. P63 IV.A. P64 IV.A. P65 IV.A. P66 IV.A. P67 IV.A. P68 IV.A. P69 IV.A. P70 IV.A. P71 IV.A. P72 IV.A. P73 IV.A. P74 IV.A. P75 IV.A. P76 IV.A. P77 IV.A. P78 IV.A. P79 IV.A. P80 IV.A. 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, DESCRIBED IN PITKIN COUNTY TITLE INC.'S TITLE INSURANCE CASE NO. PCT24752W, 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 4/12/2017 - 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. 13 (SERIES OF 2002) (04/25/2002 REC. NO. 466649) 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. UPDATED APRIL 12, 2017. 2)DATE OF PREPARATION: APRIL - MAY, 2016. UPDATED APRIL, 2017. 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 THE TITLE REPORT PREPARED BY PITKIN COUNTY TITLE, CASE NO. PCT24752W WITH AN EFFECTIVE DATE OF MAY 13, 2016 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 exhibit 11 P81IV.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 4/12/2017 - 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 ________________________________ MARK S. BECKLER L.S. #28643 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 EX:####.#'+/- = SPOT ELEVATION P82IV.A. NEW PARAPET11' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"NORTHEASTGRADE-1' - 8 1/2"NORTHWESTGRADE-2' - 6 1/2"ADJACENT BUILDINGOPENACCORDIANSTOREFRONTDOORSTRASHAND UTILITYAREAEXISTING BUILDINGPROPOSED BUILDINGEXISTING BUILDINGSTEEL PLATE CANOPYNEW TRASH AREAMETAL SCREEN AND GATEWOOD SIDINGBEYONDEXISTING BUILDINGRECLAD WITH WOOD SIDINGNEW CONCRETEBASENEW CORNER ANGLE IRON DETAILMETAL SHINGLESPARAPET BEAM, TYP.DECORATIVE METALMEDALLION, TYP.ANGLE IRON DETAILLIGHT FIXTUREBEYONDNEW DECORATIVE STOREFRONT SYSTEM, TYP.RAISED METAL PANEL IN NEWSTOREFRONT SYSTEM, TYP.EXISTING STUCCO WALLNEW STUCCO WALLMETAL CLADDING, TYP.PAINTED METALRTU SCREEN, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". 897 SF DEMO AREASOUTH GRADE0' - 0"NEW PARAPET11' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"NORTHEASTGRADE-1' - 8 1/2"OPENACCORDIANSTOREFRONTDOORSEXISTING STUCCO WALLEXISTING BRICK ARCH,PAINT REMOVEDEXISTING BUILDINGRECLAD WITH WOOD SIDINGNEW LIGHT FIXTURE, TYP.CANOPY BEYONDNEW CONCRETEBASENEW CORNER ANGLE IRON DETAILNEW BIFOLDING DOOR BEYONDNEW DECORATIVE STOREFRONT SYSTEM, TYP.RAISED METAL PANEL IN NEWSTOREFRONT SYSTEM, TYP.PARAPET BEAM, TYP.DECORATIVE METALMEDALLION, TYP.EXISTING BUILDINGEXISTING BUILDINGPROPOSED BUILDINGPROPOSED BUILDINGMETAL CLADDING, TYP.LOW PROFILEMETAL COPING, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". PAINTED METALRTU SCREEN, TYP.ELEVATOR OVERRUN BEYONDELEVATOR OVERRUN13' - 5"1,108 SF DEMO AREAScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.14.17RAHPC AMENDMENTmodif.modif. 1/4" = 1’−0"6/14/2017 5:07:06 PMA−210_−PROPOSED EXTERIOR ELEVATIONS305-307 S. MILL ST.ASPEN, CO 1/4" = 1'-0"1NORTH ELEVATION 1/4" = 1'-0"2EAST ELEVATIONNO.DATEBYDESCRIPTIONexhibit 12P83 IV.A. SOUTH GRADE0' - 0"EXIST. PARAPET13' - 5"OPENOPENOPENBI-FOLDING DOOR, TYP.EXISTING BUILDINGEXISTING BUILDINGRECLAD WITH WOOD SIDINGNEW LIGHT FIXTURE, TYP.NEW CONCRETEBASENEW CORNER ANGLE IRON DETAILNEW DECORATIVE STOREFRONT SYSTEM, TYP.RAISED METAL PANEL IN NEWSTOREFRONT SYSTEM, TYP.LOW PROFILE SHEETMETAL COPING, TYP.1VP-2ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". 827 SF DEMO AREASOUTH GRADE0' - 0"NEW PARAPET11' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"TRASH AREAADJACENT BUILDINGNORTHWESTGRADE-2' - 6 1/2"EXISTING BUILDINGPROPOSED BUILDINGEXISTING BUILDINGEXISTING BUILDINGRECLAD WITH WOOD SIDINGCANOPY BEYONDLOW PROFILE SHEETMETAL COPING, TYP.STUCCO FINISH, TYP.LIGHT FIXTURE ANDCANOPY BEYONDNEW TRASH AREAMETAL SCREEN AND GATEPAINTED METALRTU SCREEN, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". 1,275 SF DEMO AREAScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.14.17RAHPC AMENDMENTmodif.modif. 1/4" = 1’−0"6/14/2017 5:14:49 PMA−211_−PROPOSED EXTEROIR ELEVATIONS305-307 S. MILL ST.ASPEN, CO 1/4" = 1'-0"1SOUTH ELEVATION 1/4" = 1'-0"2WEST ELEVATIONNO.DATEBYDESCRIPTIONP84 IV.A. ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif.8/9/2016 5:25:46 PMASPEN, COCS−1_−COVER SHEET305-307 S. MILL ST.ASPEN, COLOCAL JURISDICTION:THE CITY OF ASPEN130 S. GALENA STREETASPEN, CO 81611TEL (970) 429-2761CONTACT: BY DEPARTMENTARCHITECT:MODIF. ARCHITECTURE, LLC.1200 W. LAKE STREET, SUITE 200CHICAGO, IL 60607TEL 773-307-8420CONTACT: ROB AVILA, RA, LEED APOR STEVE COUGHLIN, RALAND PLANNER:BENDONADAMS LLC300 SO. SPRING ST, STE. 202 ASPEN, CO 81611TEL (970) 925-2855CONTACT: CHRIS BENDONVICINITY MAPDRAWING LIST:SHEET NUMBERSHEET NAMECS-1COVER SHEETPA-1EXISTING PUBLIC AMENITYPA-2PROPOSED PUBLIC AMENITYA-010PROPOSED SITE PLANFAR-1FLOOR PLAN - FAR CALCULATIONSNL-1FLOOR PLAN - NET LEASABLEA-210EXTERIOR ELEVATIONSA-211EXTERIOR ELEVATIONS1 OF 2IMPROVEMENT SURVEY PLATEC-1EXISTING CONDITION FLOOR PLANA-100PROPOSED FLOOR PLANLANDLORD:M DEVELOPMENT2001 N. HALSTED ST., SUITE 304CHICAGO, IL 60614CONTACT: MARK HUNTEC-2EXISTING CONDITION FLOOR PLANA-220BUILDING SECTIONSTIATIA SITE PLAN-PROPOSED RENDERING AND EXIST. TRELLIS DIAGRAM-PROPOSED STREETSCAPE RENDERINGD-010ROOF DEMOLITION CALCULATIONSD-020WALL DEMOLITION CALCULATIONSA-160PROPOSED ROOF PLANA-240PROPOSED OUTDOOR LIGHTING2 OF 2IMPROVEMENT SURVEY PLATNO. DATE BYDESCRIPTIONNO CHANGE FROM FINAL APPROVALP85 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 FEETP86 IV.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 P87IV.A. 1614 S.F.PUBLICAMENITYScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 3/32" = 1’−0"8/9/2016 5:25:54 PMASPEN, COPA−1_−EXISTING PUBLIC AMENITY PLAN305-307 S. MILL ST.NO. DATE BYDESCRIPTIONP88 IV.A. EAST HYMAN AVENUESOUTH MILL STREETWAGNER PARKADJACENT BUILDINGPAVEDWALKPAVEDWALKBRICK PAVEDPEDESTRIAN MALLLINE OFEXISTINGWALLBUILDINGADDITIONPLANTER305 MILL ST.307 MILL ST.BUILDINGADDITIONTREEGRATETREEGRATETREEGRATETREEGRATENEW TREE BY THECITY OF ASPENPUBLIC AMENITY834.46 S.F.TRASH AREAScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 1/8" = 1’−0"8/9/2016 5:25:55 PMASPEN, COPA−2_−PROPOSED PUBLIC AMENITY305-307 S. MILL ST. 1/8" = 1'-0"1PROPOSED PUBLIC AMENITYNO. DATE BYDESCRIPTIONNNO CHANGEP89 IV.A. NET LEASABLEAREA - 1,771S.F.NET LEASABLEAREA - 1,602 S.F.NET LEASABLEAREA - 114 S.F.NET LEASABLEAREA - 70 S.F.ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 1/4" = 1’−0"8/9/2016 5:25:49 PMASPEN, COEC−1_−EXISTING CONDTION PLAN305-307 S. MILL ST.NET LEASABLE: 1,771 + 1,602 + 114 + 70 = 3,557 S.F.COMMON AREA: 0 S.F.NO. DATE BYDESCRIPTIONP90 IV.A. NET LEASABLEAREA - 1,413 S.F.COMMON AREA - 53 S.F.ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 1/4" = 1’−0"8/9/2016 5:25:50 PMASPEN, COEC−2_−EXISTING CONDITION PLAN305-307 S. MILL ST.NET LEASABLE: 1,413 S.F.COMMON AREA: 53 S.F.NO. DATE BYDESCRIPTIONP91 IV.A. EAST HYMAN AVENUESOUTH MILL STREETWAGNER PARKADJACENT BUILDINGPAVEDWALKPAVEDWALKBRICK PAVEDPEDESTRIAN MALLLINE OFEXISTINGWALLBUILDINGADDITION305 MILL ST.307 MILL ST.BUILDINGADDITIONTREEGRATETREEGRATETREEGRATETREEGRATEAWNINGNEW TREE BY THECITY OF ASPENAWNINGAWNINGAWNING300 S.F. TRASH AREA6' - 2"25' - 7"19' - 7"8' - 0"8' - 0"3' - 0"6' - 8"60' - 4"100' - 0"LINE OFEXISTINGWALL6' - 0"4' - 0"8' - 0"30' - 0"5' - 5"10' - 0"B/O AWNING = 9'-3"ABOVE GRADEB/O AWNING = 7'-9"ABOVE GRADEB/O AWNING = 10'-0"ABOVE GRADEBRICK PAVERSTO MATCH EXISTINGABOVE GRADEPLANTERS, TYP.4 YD.DUMPSTER4 YD.DUMPSTER4 YD.DUMPSTERRECYCLINGNEW CROSSWALK ANDCURB CUTScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 1/8" = 1’−0"8/9/2016 5:25:29 PMASPEN, COA−010_−SITE PLAN305-307 S. MILL ST. 1/8" = 1'-0"1SITE PLANNO. DATE BYDESCRIPTIONP92 IV.A. DNUPUPUPTENANT 'C'102TENANT 'B'101TOILET1042A-220TENANT 'A'1001A-2203A-22010' - 0"30' - 8"33' - 0"16' - 11"8' - 0"8' - 0"5' - 8"40' - 1"3' - 1"60' - 4"67' - 4"32' - 8"100' - 0"300 S.F. TRASH AREASHAREDCORRIDOR103TOILET1056' - 0"43' - 5"8' - 0"30' - 0"DNSTAIR #1106STAIR #2107ELEVATOR108AIR CURTAINBY TENANTAIR CURTAINBY TENANTAIR CURTAINBY TENANTAIR CURTAINBY TENANTCORRIDOR1092' - 6"2' - 6"2' - 6"2' - 6"5' - 0"5' - 0"5' - 0"6' - 0"4 YD.4 YD.4 YD.RECY.,TYP.2' - 7"15' - 5"6' - 9"3' - 4"TENANT 'B'LOWER LEVELL10060' - 4"100' - 0"30" X 48"AREA OFRESCUESTAIR #1106ELEVATOR10860' - 4"66' - 4"EXTENT OFEXISTINGBASEMENTCONCEPTUAL LAYOUT OFPROPOSED FOUNDATIONUNDERPINNING, TYP.TENANT 'A'STORAGE1105' - 9"23' - 6"4' - 5"10' - 0"42' - 8"7' - 8"ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 3/16" = 1’−0"8/9/2016 5:25:30 PMASPEN, COA−100_−PROPOSED FLOOR PLAN305-307 S. MILL ST. 3/16" = 1'-0"1FLOOR PLAN - MAIN FLOOR 3/16" = 1'-0"2FLOOR PLAN - LOWER LEVELNO. DATE BYDESCRIPTIONP93 IV.A. PLUMBINGVENTEXHAUSTFANEXHAUSTFANEXHAUSTFANR.D.O.R.D.RTUR.D.O.R.D.RTUPLUMBINGVENTRTUR.D.O.R.D.R.D.O.R.D.PLUMBINGVENTMAUEXHAUSTFANALL FUTURE ROOFTOP MECHANICAL EQUIPMENT,INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". SEE EXTERIOR ELEVATIONS.RTUSCREEN, TYP.22' - 1"16' - 2"28' - 4"25' - 10"23' - 11"21' - 5"17' - 6"15' - 0"18' - 11"8' - 11"20' - 5"RTUDUCTWORKBELOW ROOF, TYP.RTURTU15' - 0"22' - 11"ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 3/16" = 1’−0"8/10/2016 5:10:38 PMASPEN, COA−160_−PROPOSED ROOF PLAN305-307 S. MILL ST. 3/16" = 1'-0"1PROPOSED ROOF PLANNO. DATE BYDESCRIPTIONP94 IV.A. UPUPUPDNFLOOR AREA SUMMARY:MAIN LEVEL: 5,431.23 SFLOWER LEVEL: 5,000.00 SFCOMMERCIAL AREA: 4,399.98 SF (RED & BLUE)DEDUCTIONS: 1031.25 SF (PURPLE)AREA TOWARDS FAR: 4,399.98 SFCOMMERCIAL AREA: 5,000.00 SF (RED)DEDUCTIONS: 5,000.00 SF (SUBGRADE EXEMPT)AREA TOWARDS FAR: 0 SFTOTAL FAR: 4,399.98 SF (0.73:1 FAR)ZONING INFORMATION AND CALCULATIONS:ZONING: (CC) COMMERCIAL CORENET 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 GRADENORTH: 0 SF EXPOSEDSOUTH: 0 SF EXPOSEDEAST: 0 SF EXPOSEDWEST: 0 SF EXPOSEDBELOW 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" HEIGHT6,411'-8" SF TOTAL WALL AREA0 SF TOTAL EXPOSED WALL AREA0 / 6,411'-8" = 0% APPLIEDFINAL 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)TENANT 'B'LOWER LEVELL100COMMERCIAL AREA:4,000.00 SFELEVATOR108STAIR #1106TENANT 'A'STORAGE110COMMERCIAL AREA:1,000.00 SFTENANT 'C'102429 SFTENANT 'B'101TOILET10410' - 0"TENANT 'A'100COMMERCIAL AREA:4,399.98 SFHARDSCAPE/LANDSCAPEAREA 731.10 SF(EXEMPT)TRASH AND UTILITYAREA 582.21 SFSHAREDCORRIDOR103TOILET105TRASH AREA6' - 0"8' - 0"ELEVATOR108STAIR #1106ELEVATOR ANDSTAIR TOPLANDING 155.07 SF(EXEMPT)STAIR TOPLANDING 145.08 SF(EXEMPT)CORRIDOR109STAIR #2107ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif.As indicated8/9/2016 5:25:51 PMASPEN, COFAR−1_−FAR CALCULATIONS305-307 S. MILL ST. 3/16" = 1'-0"2FAR CALCULATIONS - LOWER LEVEL 3/16" = 1'-0"3FAR CALCULATIONS - MAIN FLOORNO. DATE BYDESCRIPTIONP95 IV.A. UPUPUPDNTENANT 'B'LOWER LEVELL100NET LEASABLE AREA:3,750.70 SFELEVATOR108STAIR #1106TENANT 'A'STORAGE110NET LEASABLE AREA:869.85 SFTENANT 'C'102429 SFTENANT 'B'101TOILET10410' - 0"TENANT 'A'100NET LEASABLE AREA:3,798.30 SFNON-UNIT COMMONAREA 582.21 SFTOILET105SHAREDCORRIDOR103TRASH AREACORRIDOR109NON-UNIT COMMONAREA 265.37 SFNON-UNIT COMMONAREA 109.41 SFSTAIR #1106STAIR #2107NON-UNIT COMMONAREA 144.28 SFNET LEASABLE CALCULATIONS:MAIN LEVEL:LOWER LEVEL:NET LEASABLE AREA: 3,798.30 SFSUB-TOTAL MAIN LEVEL: 3,798.30 SFNET LEASABLE AREA: 4,620.55 SFSUB-TOTAL LOWER LEVEL: 4,620.55 SFTOTAL NET LEASABLE: 8,418.85 SFScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif.As indicated8/9/2016 5:25:52 PMASPEN, CONL−1_−NET LEASABLE305-307 S. MILL ST. 3/16" = 1'-0"1NET LEASABLE - LOWER LEVEL 3/16" = 1'-0"2NET LEASABLE - MAIN FLOORNO. DATE BYDESCRIPTIONP96 IV.A. NEW PARAPET11' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"NORTHEASTGRADE-1' - 8 1/2"NORTHWESTGRADE-2' - 6 1/2"ADJACENTBUILDINGOPENACCORDIANSTOREFRONTDOORSTRASHAND UTILITYAREAEXISTING BUILDINGPROPOSED BUILDINGEXISTING BUILDINGSTEEL PLATE CANOPYNEW TRASH AREAMETAL SCREEN AND GATEWOOD SIDINGBEYONDEXISTING BUILDINGRECLAD WITH WOOD SIDINGNEW CONCRETEBASENEW CORNERANGLE IRON DETAILMETAL SHINGLESPARAPET BEAM, TYP.DECORATIVE METALMEDALLION, TYP.ANGLE IRON DETAILLIGHT FIXTUREBEYONDNEW DECORATIVESTOREFRONT SYSTEM, TYP.RAISED METAL PANEL IN NEWSTOREFRONT SYSTEM, TYP.EXISTING STUCCO WALLNEW STUCCO WALLMETAL CLADDING, TYP.PAINTED METALRTU SCREEN, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT,INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5".SOUTH GRADE0' - 0"NEW PARAPET11' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"NORTHEASTGRADE-1' - 8 1/2"OPENACCORDIANSTOREFRONTDOORSEXISTING STUCCO WALLEXISTING BRICK ARCH,PAINT REMOVEDEXISTING BUILDINGRECLAD WITH WOOD SIDINGNEW LIGHT FIXTURE, TYP.CANOPY BEYONDNEW CONCRETEBASENEW CORNERANGLE IRON DETAILNEW BIFOLDINGDOOR BEYONDNEW DECORATIVESTOREFRONT SYSTEM, TYP.RAISED METAL PANEL IN NEWSTOREFRONT SYSTEM, TYP.PARAPET BEAM, TYP.DECORATIVE METALMEDALLION, TYP.EXISTING BUILDINGEXISTING BUILDINGPROPOSED BUILDINGPROPOSED BUILDINGMETAL CLADDING, TYP.LOW PROFILEMETAL COPING, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT,INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5".PAINTED METALRTU SCREEN, TYP.ELEVATOR OVERRUN BEYONDELEVATOR OVERRUN13' - 5"ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 1/4" = 1’−0"8/9/2016 5:25:35 PMASPEN, COA−210_−EXTERIOR ELEVATIONS305-307 S. MILL ST. 1/4" = 1'-0"1NORTH ELEVATION 1/4" = 1'-0"2EAST ELEVATIONNO. DATE BYDESCRIPTIONP97 IV.A. SOUTH GRADE0' - 0"EXIST. PARAPET13' - 5"OPENOPENOPENBI-FOLDINGDOOR, TYP.EXISTING BUILDINGEXISTING BUILDINGRECLAD WITH WOOD SIDINGNEW LIGHT FIXTURE, TYP.NEW CONCRETEBASENEW CORNERANGLE IRON DETAILNEW DECORATIVESTOREFRONT SYSTEM, TYP.RAISED METAL PANEL IN NEWSTOREFRONT SYSTEM, TYP.LOW PROFILE SHEETMETAL COPING, TYP.1VP-2ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT,INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5".SOUTH GRADE0' - 0"NEW PARAPET11' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"TRASH AREAADJACENT BUILDINGNORTHWESTGRADE-2' - 6 1/2"EXISTING BUILDINGPROPOSED BUILDINGEXISTING BUILDINGEXISTING BUILDINGRECLAD WITH WOOD SIDINGCANOPY BEYONDLOW PROFILE SHEETMETAL COPING, TYP.STUCCO FINISH, TYP.LIGHT FIXTURE ANDCANOPY BEYONDNEW TRASH AREAMETAL SCREEN AND GATEPAINTED METALRTU SCREEN, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT,INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5".ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 1/4" = 1’−0"8/9/2016 5:25:39 PMASPEN, COA−211_−EXTEROIR ELEVATIONS305-307 S. MILL ST. 1/4" = 1'-0"1SOUTH ELEVATION 1/4" = 1'-0"2WEST ELEVATIONNO. DATE BYDESCRIPTIONP98 IV.A. NEW PARAPET11' - 0"LOWER LEVEL 2-14' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"TENANT 'C'102TENANT 'B'101TENANT 'B'LOWER LEVELL100TENANT 'A'100EXISTING BUILDINGPROPOSED BUILDINGEXISTING BUILDINGLIMIT OF EXISTING BASEMENTLIMIT OFEXISTINGBASEMENTLOWER LEVEL 1-11' - 1 1/2"TENANT 'A'STORAGE11010' - 0"13' - 3"NEW PARAPET11' - 0"LOWER LEVEL 2-14' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"TENANT 'B'101SHAREDCORRIDOR103EXISTING BUILDINGPROPOSED BUILDINGELEVATOR108STAIR #2107TENANT 'B'LOWER LEVELL100NEW PARAPET11' - 0"EXIST. PARAPET13' - 5"NEW ROOF LEVEL10' - 9"TENANT 'A'100PROPOSED BUILDINGA-2402TENANT 'A'STORAGE1102A-2201A-2203A-220ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif.As indicated8/9/2016 5:25:40 PMASPEN, COA−220_−BUILDING SECTIONS305-307 S. MILL ST. 1/4" = 1'-0"1BUILDING SECTION - VIEW PLANE 1 1/4" = 1'-0"2BUILDING SECTION - VIEW PLANE 2 1/4" = 1'-0"3BUILDING SECTION - VIEW PLANE 3 1" = 30'-0"4KEY PLANNO. DATE BYDESCRIPTIONP99 IV.A. LIGHT FIXTURE 'B' (TYP)LIGHT FIXTURE 'B' (TYP)LIGHT FIXTURE 'B' (TYP)LIGHT FIXTURE 'A' (TYP)LIGHT FIXTURE 'C'(PARAPET MOUNTED)LIGHT FIXTURE 'C'(PARAPET MOUNTED)WINDOW SYSTEMPARAPET BEAMSTEEL ANGLECONCEALED LIGHTFIXTUREEXTERIORINTERIORGRAZING LIGHTDISTRIBUTION1 5/8"2"ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif.As indicated8/9/2016 5:25:44 PMASPEN, COA−240_−PROPOSED OUTDOOR LIGHTING305-307 S. MILL ST.TYPE ’A’ − DOWNLIGHTTYPE ’B’ − WALL MOUNTED SCONCE 1/8" = 1'-0"1MAIN FLOOR - PROPOSED LIGHTINGPLANPROPOSED FIXTURE COLOR = DARK BRONZETYPE ’C’ − CONCEALED FACADE ACCENT 1 1/2" = 1'-0"2FIXTURE 'C' MOUNTING DETAIL ATPARAPETNO. DATE BYDESCRIPTIONP100 IV.A. EAST HYMAN AVENUESOUTH MILL STREETWAGNER PARKADJACENT BUILDINGPAVEDWALKPAVEDWALKBRICK PAVEDPEDESTRIAN MALLLINE OFEXISTINGWALLBUILDINGADDITIONPLANTER305 MILL ST.307 MILL ST.BUILDINGADDITIONTREEGRATETREEGRATETREEGRATETREEGRATENEW CROSSWALK ANDCURB CUT83'-2" ROUTEBETWEENDOORSNEWPEDESTRIANENTRANCENEW PEDESTRIANENTRANCE.127'-10" ROUTEBETWEEN DOORSNEW PEDESTRIANENTRANCE.88'-10" ROUTEBETWEEN DOORS.45'-2" ROUTEBETWEEN DOORSNEW PEDESTRIANENTRANCE.111'-1" ROUTEBETWEEN DOORSNEW TREE BY THECITY OF ASPENPEDESTRIAN MALL73' - 8"18' - 8"57'-7" ROUTEBETWEENDOORSTRASH AREAScalePROJECT NUMBERDATEDRAWN BYCHECKED BY8.9.16 RA HPC FINAL REVIEWmodif.modif. 1/8" = 1’−0"8/9/2016 5:25:56 PMASPEN, COTIA_−TIA SITE PLAN305-307 S. MILL ST. 1/8" = 1'-0"1TIA SITE PLANNO. DATE BY DESCRIPTION P101 IV.A. P102 IV.A. P103IV.A. P104IV.A. P105IV.A. P106IV.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  NO CHANGE UNLESS APPROVED BY STAFF AND MONITOR IN ACCORDANCE WITH HPC FINAL RESOLUTION P107 IV.A. modif. architecture  Exterior Material 1  Basis of Design: Reclaimed Barn Wood  Plank Size: 6” Nominal  Pattern: Horizontal Random  Example Image  Example of Application  modif. architecture 1200 west lake street suite 200   chicago, il   60607  P108 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    P109 IV.A. modif. architecture  Architectural Cast Stone  Supporting Documentation  modif. architecture 1200 west lake street suite 200   chicago, il   60607  P110 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 P111 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 P112 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 P113 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 P114 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 P115 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 P116 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    P117 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    P118 IV.A.     modif. architecture    Millennium Forms Supporting  Documentation                            modif. architecture 1200 west lake street suite 200      chicago, il     60607    P119 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 P120 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. P121 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 P122 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: P123 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. P124 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: P125 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 P126 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 P127 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    P128 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    P129 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 P130 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 P131 IV.A.     modif. architecture    Hope’s Windows Supporting  Documentation                            modif. architecture 1200 west lake street suite 200      chicago, il     60607    P132 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    P133 IV.A.     modif. architecture    NanaWall Supporting  Documentation                        modif. architecture 1200 west lake street suite 200      chicago, il     60607    P134 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 P135 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; P136 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, P137 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. P138 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. P139 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): P140 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 P141 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. P142 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. ] P143 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 ] P144 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. ] P145 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. ] P146 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). P147 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 P148 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. P149 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 P150 IV.A. ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1 1/2" = 1’−0"6/19/2017 12:28:17 PMCS−12016−00106.19.17COVER SHEET305-307 S. MILL ST.ASPEN, COASPEN, COLOCAL JURISDICTION:THE CITY OF ASPEN130 S. GALENA STREETASPEN, CO 81611TEL (970) 429-2761CONTACT: BY DEPARTMENTARCHITECT:MODIF. ARCHITECTURE, LLC.1200 W. LAKE STREET, SUITE 200CHICAGO, IL 60607TEL 312-288-2009CONTACT: ROB AVILA, RA, LEED APOR STEVE COUGHLIN, RALAND PLANNER:BENDONADAMS300 S. SPRING ST. #202 ASPEN, CO 81611TEL (970) 925-2855CONTACT: SARA ADAMSVICINITY MAPDRAWING LIST:SHEET NUMBERSHEET NAMECS-1COVER SHEETPA-1EXISTING PUBLIC AMENITYPA-2PROPOSED PUBLIC AMENITYA-010PROPOSED SITE PLANFAR-1FLOOR PLAN - FAR CALCULATIONSNL-1FLOOR PLAN - NET LEASABLEA-210EXTERIOR ELEVATIONSA-211EXTERIOR ELEVATIONS1 OF 2IMPROVEMENT SURVEY PLATEC-1EXISTING CONDITION FLOOR PLANA-100PROPOSED FLOOR PLANLANDLORD:305-7 MILL STREET, LLC.2001 N. HALSTED ST., SUITE 304CHICAGO, IL 60614CONTACT: JEFF RICHMANEC-2EXISTING CONDITION FLOOR PLANA-220BUILDING SECTIONSTIATIA SITE PLAN-PROPOSED RENDERING AND EXIST. TRELLIS DIAGRAM-PROPOSED STREETSCAPE RENDERINGD-010ROOF DEMOLITION CALCULATIONSD-020WALL DEMOLITION CALCULATIONSA-160PROPOSED ROOF PLANA-240PROPOSED OUTDOOR LIGHTING2 OF 2IMPROVEMENT SURVEY PLATPROJECTSITENO.DATEBYDESCRIPTIOND-030PROPOSED DEMOLITION ELEVATIONSP151 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, DESCRIBED IN PITKIN COUNTY TITLE INC.'S TITLE INSURANCE CASE NO. PCT24752W, 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 4/12/2017 - 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. 13 (SERIES OF 2002) (04/25/2002 REC. NO. 466649) 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. UPDATED APRIL 12, 2017. 2) DATE OF PREPARATION: APRIL - MAY, 2016. UPDATED APRIL, 2017. 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 THE TITLE REPORT PREPARED BY PITKIN COUNTY TITLE, CASE NO. PCT24752W WITH AN EFFECTIVE DATE OF MAY 13, 2016 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 FEETP152 IV.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 4/12/2017 - 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 ________________________________ MARK S. BECKLER L.S. #28643 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 EX:####.#'+/- = SPOT ELEVATION P153IV.A. 1614 S.F.PUBLIC AMENITYScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 3/32" = 1’−0"6/19/2017 12:28:29 PMPA−12016−00106.19.17EXISTING PUBLIC AMENITY PLAN305-307 S. MILL ST.ASPEN, CONO.DATEBYDESCRIPTIONP154 IV.A. EAST HYMAN AVENUESOUTH MILL STREETWAGNER PARKADJACENT BUILDINGPAVED WALKPAVED WALKBRICK PAVEDPEDESTRIAN MALLPLANTER 305 MILL ST.307 MILL ST.TREE GRATETREE GRATETREE GRATETREE GRATENEW TREE BY THE CITY OF ASPENPUBLIC AMENITY834.46 S.F.TRASH AREAPROPOSED ONE STORYBUILDING WITH BASEMENTScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/8" = 1’−0"6/19/2017 12:28:29 PMPA−22016−00106.19.17PROPOSED PUBLIC AMENITY305-307 S. MILL ST.ASPEN, CO 1/8" = 1'-0"1PROPOSED PUBLIC AMENITYNO.DATEBYDESCRIPTIONP155 IV.A. NET LEASABLE AREA - 1,771S.F.NET LEASABLE AREA - 1,602 S.F.NET LEASABLE AREA - 114 S.F.NET LEASABLE AREA - 70 S.F.ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/4" = 1’−0"6/19/2017 12:28:25 PMEC−12016−00106.19.17EXISTING CONDITION FLOOR PLAN305-307 S. MILL ST.ASPEN, CONET LEASABLE: 1,771 + 1,602 + 114 + 70 = 3,557 S.F.COMMON AREA: 0 S.F.NO.DATEBYDESCRIPTIONP156 IV.A. NET LEASABLE AREA - 1,413 S.F.COMMON AREA - 53 S.F.ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/4" = 1’−0"6/19/2017 12:28:26 PMEC−22016−00106.19.17EXISTING CONDITION FLOOR PLAN305-307 S. MILL ST.ASPEN, CONET LEASABLE: 1,413 S.F.COMMON AREA: 53 S.F.NO.DATEBYDESCRIPTIONP157 IV.A. EAST HYMAN AVENUESOUTH MILL STREETWAGNER PARKADJACENT BUILDINGPAVED WALKPAVED WALKBRICK PAVEDPEDESTRIAN MALL305 MILL ST.307 MILL ST.TREE GRATETREE GRATETREE GRATETREE GRATEAWNINGNEW TREE BY THE CITY OF ASPENAWNINGAWNINGAWNING300 S.F. TRASH AREA6' - 2"25' - 7"19' - 7"8' - 0"8' - 0"3' - 0"6' - 8"60' - 4"100' - 0"6' - 0"4' - 0"8' - 0"30' - 0"5' - 5"10' - 0"B/O AWNING = 9'-3" ABOVE GRADEB/O AWNING = 7'-9" ABOVE GRADEB/O AWNING = 10'-0" ABOVE GRADEBRICK PAVERSTO MATCH EXISTINGABOVE GRADEPLANTERS, TYP.4 YD.DUMPSTER4 YD.DUMPSTER4 YD.DUMPSTERRECYCLINGNEW CROSS WALK AND CURB CUTPROPOSED ONE STORYBUILDING WITH BASEMENTScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/8" = 1’−0"6/19/2017 12:28:03 PMA−0102016−00106.19.17PROPOSED SITE PLAN305-307 S. MILL ST.ASPEN, CO 1/8" = 1'-0"1SITE PLANNO.DATEBYDESCRIPTIONP158 IV.A. DNDNUPUPUPTENANT 'C'102TENANT 'B'1012A-220TENANT 'A'1001A-2203A-22010' - 0"30' - 8"16' - 11"8' - 0"8' - 0"5' - 8"41' - 1"2' - 1"60' - 4"67' - 4"32' - 8"100' - 0"300 S.F. TRASH AREA6' - 0"43' - 5"8' - 0"30' - 0"DNELEVATOR108AIR CURTAINBY TENANTAIR CURTAINBY TENANTAIR CURTAINBY TENANTAIR CURTAINBY TENANT2' - 6"2' - 6"2' - 6"2' - 6"5' - 0"5' - 0"5' - 0"6' - 0"4 YD.4 YD.4 YD.RECY.,TYP.2' - 7"15' - 5"6' - 9"3' - 4"5' x 5'WHEELCHAIRLIFTTENANT 'B'LOWER LEVELL10060' - 4"100' - 0"30" X 48" AREA OF RESCUESTAIR #1106ELEVATOR10860' - 4"66' - 4"TENANT 'A'STORAGE1105' - 9"23' - 6"4' - 5"10' - 0"42' - 8"7' - 8"ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 3/16" = 1’−0"6/19/2017 12:28:05 PMA−1002016−00106.19.17PROPOSED FLOOR PLAN305-307 S. MILL ST.ASPEN, CO 3/16" = 1'-0"1FLOOR PLAN - MAIN FLOOR 3/16" = 1'-0"2FLOOR PLAN - LOWER LEVELNO.DATEBYDESCRIPTIONP159 IV.A. PLUMBING VENTEXHAUSTFANEXHAUSTFANEXHAUSTFANR.D.O.R.D.RTUR.D.O.R.D.RTUPLUMBING VENTRTUR.D.O.R.D.R.D.O.R.D.PLUMBING VENTMAUEXHAUSTFANALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". SEE EXTERIOR ELEVATIONS.RTUSCREEN, TYP.22' - 1"16' - 2"28' - 4"25' - 10"23' - 11"21' - 5"17' - 6"15' - 0"18' - 11"8' - 11"20' - 5"RTUDUCTWORKBELOW ROOF, TYP.RTURTU15' - 0"22' - 11"29' - 8"ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 3/16" = 1’−0"6/19/2017 12:28:05 PMA−1602016−00106.19.17PROPOSED ROOF PLAN305-307 S. MILL ST.ASPEN, CO 3/16" = 1'-0"1PROPOSED ROOF PLANNO.DATEBYDESCRIPTIONP160 IV.A. UPUPUPDNDNDNFLOOR AREA SUMMARY:MAIN LEVEL: 5,431.23 SFLOWER LEVEL: 5,000.00 SFCOMMERCIAL AREA: 4,399.98 SF (RED & BLUE)DEDUCTIONS: 1031.25 SF (PURPLE)AREA TOWARDS FAR: 4,399.98 SFCOMMERCIAL AREA: 5,000.00 SF (RED)DEDUCTIONS: 5,000.00 SF (SUBGRADE EXEMPT)AREA TOWARDS FAR: 0 SFTOTAL FAR: 4,399.98 SF (0.73:1 FAR)ZONING INFORMATION AND CALCULATIONS:ZONING: (CC) COMMERCIAL CORENET 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 GRADENORTH: 0 SF EXPOSEDSOUTH: 0 SF EXPOSEDEAST: 0 SF EXPOSEDWEST: 0 SF EXPOSEDBELOW 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" HEIGHT6,411'-8" SF TOTAL WALL AREA0 SF TOTAL EXPOSED WALL AREA0 / 6,411'-8" = 0% APPLIEDFINAL 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)TENANT 'B'LOWER LEVELL100COMMERCIAL AREA:4,000.00 SFELEVATOR108STAIR #1106TENANT 'A'STORAGE110COMMERCIAL AREA:1,000.00 SFTENANT 'C'102704 SFTENANT 'B'10110' - 0"TENANT 'A'100COMMERCIAL AREA:4,399.98 SFHARDSCAPE/LANDSCAPE AREA 731.10 SF (EXEMPT)TRASH AND UTILITY AREA 582.21 SF TRASH AREA6' - 0"8' - 0"ELEVATOR108ELEVATOR AND STAIR TOP LANDING 155.07 SF (EXEMPT)STAIR TOP LANDING 145.08 SF (EXEMPT)ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif.As indicated6/19/2017 12:28:27 PMFAR−12016−00106.19.17FAR CALCULATIONS305-307 S. MILL ST.ASPEN, CO 3/16" = 1'-0"2FAR CALCULATIONS - LOWER LEVEL 3/16" = 1'-0"3FAR CALCULATIONS - MAIN FLOORNO.DATEBYDESCRIPTIONP161 IV.A. UPUPUPDNDNDNTENANT 'B'LOWER LEVELL100NET LEASABLE AREA:3,750.70 SFELEVATOR108STAIR #1106TENANT 'A'STORAGE110NET LEASABLE AREA:869.85 SFTENANT 'C'102704 SFTENANT 'B'10110' - 0"TENANT 'A'100NET LEASABLE AREA:3,798.30 SFNON-UNIT COMMON AREA 582.21 SF TRASH AREANON-UNIT COMMON AREA 265.37 SF NON-UNIT COMMON AREA 109.41 SF NON-UNIT COMMON AREA 144.28 SF NET LEASABLE CALCULATIONS:MAIN LEVEL: LOWER LEVEL: NET LEASABLE AREA: 3,798.30 SFSUB-TOTAL MAIN LEVEL: 3,798.30 SFNET LEASABLE AREA: 4,620.55 SFSUB-TOTAL LOWER LEVEL: 4,620.55 SFTOTAL NET LEASABLE: 8,418.85 SFScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif.As indicated6/19/2017 12:28:27 PMNL−12016−00106.19.17NET LEASABLE305-307 S. MILL ST.ASPEN, CO 3/16" = 1'-0"1NET LEASABLE - LOWER LEVEL 3/16" = 1'-0"2NET LEASABLE - MAIN FLOORNO.DATEBYDESCRIPTIONP162 IV.A. LOW PARAPET11' - 0"HIGH PARAPET13' - 5"ROOF LEVEL10' - 9"NORTHEASTGRADE-1' - 8 1/2"NORTHWESTGRADE-2' - 6 1/2"ADJACENT BUILDINGOPENACCORDIANSTOREFRONTDOORSTRASHAND UTILITYAREASTEEL PLATE CANOPYTRASH AREA WITHMETAL SCREEN AND GATEWOOD SIDINGBEYONDWOOD SIDING ONCRETEBASECORNER ANGLE IRON DETAILMETAL SHINGLESPARAPET BEAM, TYP.DECORATIVE METALMEDALLION, TYP.ANGLE IRON DETAILLIGHT FIXTUREBEYONDDECORATIVE STOREFRONT SYSTEM, TYP.RAISED METAL PANEL INSTOREFRONT SYSTEM, TYP.STUCCO FINISH, TYP.METAL CLADDING, TYP.PAINTED METALRTU SCREEN, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". SOUTH GRADE0' - 0"LOW PARAPET11' - 0"HIGH PARAPET13' - 5"ROOF LEVEL10' - 9"NORTHEASTGRADE-1' - 8 1/2"OPENACCORDIANSTOREFRONTDOORSSTUCCO FINISH, TYP.EXISTING BRICK ARCH TO BE STORED OFFSITE AND RESETWOOD SIDINGLIGHT FIXTURE, TYP.CANOPY BEYONDCONCRETEBASECORNER ANGLE IRON DETAIL BIFOLDING DOOR BEYONDDECORATIVE STOREFRONT SYSTEM, TYP.RAISED METAL PANEL IN STOREFRONT SYSTEM, TYP.PARAPET BEAM, TYP.DECORATIVE METALMEDALLION, TYP.METAL CLADDING, TYP.LOW PROFILEMETAL COPING, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". PAINTED METALRTU SCREEN, TYP.ELEVATOR OVERRUN BEYONDELEVATOR OVERRUN13' - 5"ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/4" = 1’−0"6/19/2017 11:00:28 PMA−2102016−00106.19.17PROPOSED EXTERIOR ELEVATIONS305-307 S. MILL ST.ASPEN, CO 1/4" = 1'-0"1NORTH ELEVATION 1/4" = 1'-0"2EAST ELEVATIONNO.DATEBYDESCRIPTIONP163 IV.A. SOUTH GRADE0' - 0"HIGH PARAPET13' - 5"OPENOPENOPENBI-FOLDING DOOR, TYP.WOOD SIDINGLIGHT FIXTURE, TYP. CONCRETEBASECORNER ANGLE IRON DETAILDECORATIVE STOREFRONT SYSTEM, TYP.RAISED METAL PANEL IN STOREFRONT SYSTEM, TYP.LOW PROFILE SHEETMETAL COPING, TYP.1VP-2ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". SOUTH GRADE0' - 0"LOW PARAPET11' - 0"HIGH PARAPET13' - 5"ROOF LEVEL10' - 9"TRASH AREAADJACENT BUILDINGNORTHWESTGRADE-2' - 6 1/2"WOOD SIDINGCANOPY BEYONDLOW PROFILE SHEETMETAL COPING, TYP.STUCCO FINISH, TYP.LIGHT FIXTURE ANDCANOPY BEYONDTRASH AREA WITHMETAL SCREEN AND GATEPAINTED METALRTU SCREEN, TYP.ALL FUTURE ROOFTOP MECHANICAL EQUIPMENT, INCLUDING VENTS AND DUCTS, SHALL NOT EXCEEDA HEIGHT OF 13'-5". ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/4" = 1’−0"6/19/2017 11:00:33 PMA−2112016−00106.19.17PROPOSED EXTEROIR ELEVATIONS305-307 S. MILL ST.ASPEN, CO 1/4" = 1'-0"1SOUTH ELEVATION 1/4" = 1'-0"2WEST ELEVATIONNO.DATEBYDESCRIPTIONP164 IV.A. LOW PARAPET11' - 0"LOWER LEVEL 2-14' - 0"HIGH PARAPET13' - 5"ROOF LEVEL10' - 9"TENANT 'C'102TENANT 'B'101TENANT 'B'LOWER LEVELL100TENANT 'A'100LOWER LEVEL 1-11' - 1 1/2"TENANT 'A'STORAGE11010' - 0"13' - 3"LOW PARAPET11' - 0"LOWER LEVEL 2-14' - 0"HIGH PARAPET13' - 5"ROOF LEVEL10' - 9"TENANT 'B'101ELEVATOR108TENANT 'B'LOWER LEVELL100TENANT 'B'101TENANT 'B'LOWER LEVELL100LOW PARAPET11' - 0"HIGH PARAPET13' - 5"ROOF LEVEL10' - 9"TENANT 'A'100A-2402----TENANT 'A'STORAGE1102A-2201A-2203A-220ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif.As indicated6/19/2017 11:00:38 PMA−2202016−00106.19.17BUILDING SECTIONS305-307 S. MILL ST.ASPEN, CO 1/4" = 1'-0"1BUILDING SECTION - VIEW PLANE 1 1/4" = 1'-0"2BUILDING SECTION - VIEW PLANE 2 1/4" = 1'-0"3BUILDING SECTION - VIEW PLANE 3 1" = 30'-0"4KEY PLANNO.DATEBYDESCRIPTIONP165 IV.A. LIGHT FIXTURE 'B' (TYP)LIGHT FIXTURE 'B' (TYP)LIGHT FIXTURE 'B' (TYP)LIGHT FIXTURE 'A' (TYP) LIGHT FIXTURE 'C'(PARAPET MOUNTED) LIGHT FIXTURE 'C'(PARAPET MOUNTED) WINDOW SYSTEMPARAPET BEAMSTEEL ANGLECONCEALED LIGHTFIXTUREEXTERIORINTERIORGRAZING LIGHT DISTRIBUTION1 5/8"2"ScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif.As indicated6/19/2017 12:28:16 PMA−2402016−00106.19.17PROPOSED OUTDOOR LIGHTING305-307 S. MILL ST.ASPEN, COTYPE ’A’ − DOWNLIGHTTYPE ’B’ − WALL MOUNTED SCONCE 1/8" = 1'-0"1MAIN FLOOR - PROPOSED LIGHTINGPLANPROPOSED FIXTURE COLOR = DARK BRONZETYPE ’C’ − CONCEALED FACADE ACCENT 1 1/2" = 1'-0"2FIXTURE 'C' MOUNTING DETAIL ATPARAPETNO.DATEBYDESCRIPTIONP166 IV.A. EXISTING ROOF PLAN DIAGRAM ROOF AREA ANALYSISA3,300 Sq FtROOF DEMO LEGENDEXISTING ROOF TO REMAINROOF TO BE REMOVEDPROPERTY LINEScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/8" = 1’−0"6/19/2017 12:28:20 PMD−0102016−00106.19.17ROOF DEMOLITION CALCULATIONS305-307 S. MILL ST.ASPEN, CO 1/8" = 1'-0"1ROOF DEMOLITION CALCULATIONSNO.DATEBYDESCRIPTIONP167 IV.A. PROPERTY LINEABCDEFGHIJKLMNOPQRSUVWXYZEXPOSED WALL LEGENDEXISTING WALL TO REMAINWALL AREA TO BE REMOVEDAREA REDUCED FOR FENESTRATIOND-0303D-0304D-0302D-0301260.37 Sq Ft63.52Sq Ft239.20 Sq Ft119.32 Sq Ft200.82 Sq Ft50.92Sq Ft212.26Sq Ft85.32Sq Ft49.27Sq Ft4.9 Sq Ft372.04 Sq Ft64.63 Sq Ft64.63 Sq Ft227.89 Sq Ft477.81 Sq Ft40.19 Sq Ft40.19 Sq Ft448.72 Sq Ft68.49 Sq Ft71.37 Sq Ft26.20Sq Ft744.35 Sq Ft40.33 Sq Ft40.33 Sq Ft40.33 Sq Ft70.46 Sq Ft43.07 Sq Ft25.67 Sq Ft25.67 Sq Ft85.53 Sq Ft76.14 Sq Ft87.49 Sq Ft11.18 Sq Ft389.66 Sq Ft90.63 Sq Ft20 Sq Ft529.86 Sq Ft 25.22 Sq Ft129.66 Sq Ft35.12 Sq Ft108.14 Sq FtScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 3/16" = 1’−0"6/19/2017 12:28:21 PMD−0202016−00106.19.17WALL DEMOLITION CALCULATIONS305-307 S. MILL ST.ASPEN, CO 3/16" = 1'-0"1GROUND FLOOR WALL DEMO 3/16" = 1'-0"AEXT. WALL ELEVATION 3/16" = 1'-0"BEXT. WALL ELEVATION 3/16" = 1'-0"CEXT. WALL ELEVATION 3/16" = 1'-0"DEXT. WALL ELEVATION 3/16" = 1'-0"EEXT. WALL ELEVATION 3/16" = 1'-0"FEXT. WALL ELEVATION 3/16" = 1'-0"GEXT. WALL ELEVATION 3/16" = 1'-0"HEXT. WALL ELEVATION 3/16" = 1'-0"IEXT. WALL ELEVATION 3/16" = 1'-0"JEXT. WALL ELEVATION 3/16" = 1'-0"KEXT. WALL ELEVATION 3/16" = 1'-0"LEXT. WALL ELEVATION 3/16" = 1'-0"MEXT. WALL ELEVATION 3/16" = 1'-0"NEXT. WALL ELEVATION 3/16" = 1'-0"OEXT. WALL ELEVATION 3/16" = 1'-0"PEXT. WALL ELEVATION 3/16" = 1'-0"QEXT. WALL ELEVATION 3/16" = 1'-0"REXT. WALL ELEVATION 3/16" = 1'-0"SEXT. WALL ELEVATION 3/16" = 1'-0"TEXT. WALL ELEVATION 3/16" = 1'-0"UEXT. WALL ELEVATION 3/16" = 1'-0"VEXT. WALL ELEVATION 3/16" = 1'-0"WEXT. WALL ELEVATION 3/16" = 1'-0"XEXT. WALL ELEVATION 3/16" = 1'-0"YEXT. WALL ELEVATION 3/16" = 1'-0"ZEXT. WALL ELEVATIONNO.DATEBYDESCRIPTIONP168 IV.A. PORTION OF NORTH ELEVATIONTO BE DEMOLISHEDBRICK ARCH TO BE RELOCATED AND RESETENTIRE ELEVATIONTO BE DEMOLISHEDENTIRE ELEVATIONTO BE DEMOLISHEDPORTION OF EAST ELEVATIONTO BE DEMOLISHEDBRICK ARCH TO BE RELOCATED AND RESETScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/4" = 1’−0"6/19/2017 10:51:35 PMD−0302016−00106.19.17PROPOSED DEMOLITION ELEVATIONS305-307 S. MILL ST.ASPEN, CONO.DATEBYDESCRIPTION 1/4" = 1'-0"3NORTH ELEVATION DEMO 1/4" = 1'-0"4WEST ELEVATION DEMO 1/4" = 1'-0"2SOUTH ELEVATION DEMO 1/4" = 1'-0"1EAST ELEVATION DEMOP169 IV.A. EAST HYMAN AVENUESOUTH MILL STREETWAGNER PARKADJACENT BUILDINGPAVED WALKPAVED WALKBRICK PAVEDPEDESTRIAN MALLPLANTER 305 MILL ST.307 MILL ST.TREE GRATETREE GRATETREE GRATETREE GRATENEW CROSS WALK AND CURB CUT83'-2" ROUTE BETWEEN DOORSNEW PEDESTRIAN ENTRANCENEW PEDESTRIAN ENTRANCE.127'-10" ROUTE BETWEEN DOORSNEW PEDESTRIAN ENTRANCE.88'-10" ROUTE BETWEEN DOORS.45'-2" ROUTE BETWEEN DOORSNEW PEDESTRIAN ENTRANCE.111'-1" ROUTE BETWEEN DOORSNEW TREE BY THE CITY OF ASPENPEDESTRIAN MALL73' - 8"18' - 8"57'-7" ROUTE BETWEEN DOORSTRASH AREAPROPOSED ONE STORYBUILDING WITH BASEMENTScalePROJECT NUMBERDATEDRAWN BYCHECKED BY06.19.17RAHPC AMENDMENTmodif.modif. 1/8" = 1’−0"6/19/2017 12:28:30 PMTIA2016−00106.19.17TIA SITE PLAN305-307 S. MILL ST.ASPEN, CO 1/8" = 1'-0"1TIA SITE PLANNO.DATEBYDESCRIPTIONP170 IV.A. P171 IV.A. P172IV.A. Regular Meeting Aspen City Council November 9 and 10, 2015 4 Councilman Daily said he agrees with Councilwoman Mullin’s thinking. He is uncomfortable with the small HPC vote and would like a broader representation. It is a tight vote for a building of this significance. The guidelines are worthy of more discussion at this table. He is not persuaded that a pedestrian amenity is needed out front at the corner. He is in support of calling it up. Councilman Frisch said it should be called up. He does not buy the argument that every corner needs to be lot line to lot line. It is a pretty building but there will be more sticker shock for his building than any we have seen in a long time. Mayor Skadron asked if the chamfered corner will look more like the Ralph Lauren building. Ms. Simon replied yes, it will be addressed to be more traditional. Mayor Skadron said the public amenity was to be rooftop but it is not part of the application. Ms. Simon said the proposal is for cash in lieu. Mayor Skadron said he will support the call up as well. Councilwoman Mullins moved to call up 434 E Cooper; seconded by Councilman Frisch. All in favor, motion carried. 305-307 S Mill – Notice of Call up, HPC Resolution #27, Series of 2015 Amy Simon stated this property is in the historic district but not formally identified as historic. It is in the Wheeler view plane. It hits the leading edge at 7’3” and leaves at 10’6” and makes redevelopment very difficult. After looking at the initial scrape and replace application HPC asked for a restudy. The new application retains the existing structures with reclad siding, filled in a notch in the middle of the site and added a one story glass box in the area of the popcorn wagon. All the new development is under the height of the existing development. There is more open space in the approved version than the previous proposal and HPC appreciated that. The project was approved by a vote of 3 to 1. HPC granted conceptual major development, commercial design approval and view plane exemption. They felt the new development intruded no further into the view plane than the existing development. They did ask for detail at final for mechanical equipment. They want to make sure it is cleaned up. HPC is also accepting cash in lieu for new parking generation. The trash enclosure will be redesigned as well. For public amenity some will be provided onsite and the balance will be in the form of cash in lieu. Councilman Frisch said he is a big supporter of view planes but we need to have a check on a 7 foot view plane. A land owner should be able to build to one story. When the view plane gets to a second story it is a lot easier to offer some push back. Is the volume of the building the same size but enclosed. Ms. Simon said it is smaller than the existing. Councilman Frisch said it is interesting and a good way to solve the solution. The fact we are getting a smaller and lower foot print than what we could get does not require a call up. He would love to see more votes. Councilman Myrin said page 112 of the packet is the best view of the view plane. When there is an extra building you can’t see the front door of the Wheeler. He would support the call up. Has the elevator enclosure gone away. Ms. Simon stated that was in the first rendition but it has gone away. Councilman Daily said he really appreciates the applicant going back to the drawing board and the considerably smaller redesign. It fits the site a lot better. A good deal of open space has been preserved. The reuse of the existing building retains the current small scale. The pictures are appropriate for the site. P173 IV.A. Regular Meeting Aspen City Council November 9 and 10, 2015 5 He appreciates the more modest and thoughtful proposal. He does not see anything in the proposal that says we ought to call this up. Councilwoman Mullins said the low vote is disturbing but this is cleaning up what is existing. The Arch building is on the AspenModern list. There is a good probability that it won’t go away. She would not support calling this up. The applicant has done a good job of cleaning up what has become a messy corner. Mayor Skadron said he is desirous of a call up. Two votes in support of call up. Councilwoman Mullins said she would support the call up. Councilman Myrin moved to call up 305-307 S Mill St.; seconded by Councilwoman Mullins. All in favor except Councilmembers Daily and Frisch, motion carried. Ms. Simon stated both call ups will be December 14th. CONSENT CALENDAR Resolution #103 – snow cat Councilman Myrin asked if we are keeping the existing two and adding one. Jerry Nye, streets, said one will be a parts machine. It does more to keep it then to get rid of. Two will be good condition machines. There will be one new with a backup. Resolution #131 – Red Brick Management Agreement Mayor Skadron asked about the future repair needs. Jim True, city attorney, replied this recognizes the initial fees would be completed by Dec 1. It is accruing money intended for capital reserve for future repair costs. The Red Brick would collect money for capital reserve and if the City paid money for the repairs the capital reserve would pay it back. Angie Callen, red brick, in 2016 we foresee a complete roof replacement and do not have the funds to cover it. This will put in place a loan program where the City will front the funds with a repayment program. This is a preliminary ok on that program. Mayor Skadron asked if the revenues are primarily from rent. Ms. Callen replied yes. Councilman Frisch moved to approve the consent calendar; seconded by Councilman Daily. All in favor, motion carried. P174 IV.A. Regular Meeting Aspen City Council December 14, 2015 1 CALL UP OF HPC APPROVAL – 305-307 S Mill Street Ms. Simon told the Council this is a redevelopment of the property where Grey Lady is located. The plan that HPC reviewed changed during the review process. Initially it was a total demolition and replacement of the existing development. HPC had several concerns with the complete replacement mostly because it is in the Wheeler view plane. It crosses the property at a very low angle and hits the leading edge of the property at a height of 7 foot 3 inches and exits the property at 10 foot 6. The existing building already violates the view plane and it would be very hard to redevelop a new structure that would comply with the view plane. When HPC was presented with the total demo and replacement they had concerns with how it would affect the view plane, the massing and filling in of the corner. They asked the applicant to relook at the proposal. In September they say a new plan that retained all of the existing development, recladded and filled in a notch and added some enclosed space on the popcorn wagon end. All of what is being added is lower in height than what is existing. It does intrude into the view plane but no more than what it currently does now. HPC did grant a demolition approval. Demolition is defined by removing more than 40 percent of the existing construction. The board approved the architecture conceptually. They approved the view plane impact and the public amenity solution. They need to provide an equal amount of amenity space than exists now. They are doing that by providing 70 percent physically onsite and the remaining balance as cash in lieu. The project does generate new parking requirements that will be paid with cash in lieu. There is no place for parking on site. The project will greatly improve the trash and recycling area. Mitch Haas showed a survey of the existing conditions and what counts as public amenity space. He showed an image of the proposed site plan with the widened trash area and what will count as public amenity space including the set backs. They did make a commitment to put in a crosswalk. There will be no new basement. He showed images of the renderings. They will keep the popcorn wagon on the property. The glass addition is 11 feet tall and will not have any mechanical on top. He showed an image of view plane. It hits the property at 7 foot 3 inches tall. You could not build and comply with the building code and view plane standards. The view plane cuts through the popcorn wagon. The view angle still tracks to the same place on the Grey Lady wall. They had a very good response from the HPC on this proposal. Councilwoman Mullins said the memo says during a public meeting Council shall consider an application so why are we not taking comment. Mr. True said there is a difference between a hearing and a meeting. Councilwoman Mullins said there is a lot of current public sentiment about variance and view planes. She went to the Wheeler and looked. This does two great things, cleaning up that trash area and retaining the arch and she hopes this becomes an AspenModern. If you have a historically designated building that blocks the view plane should it be allowed since you are assuming the historic designated building will never go away. It is somewhat the way she is viewing this. You are retaining what she hopes to be a designated building. You are creating a little bit more of a view by pulling back the trellis area. I think overall it is a really good project and we continue to talk about context. This fits in really well with the 1960s mall. Staggered context, low key design. She would very much like to see this project go forward. She prefers to see something at this corner be an entry to the mall. Building nothing would be the only other option to satisfy the view plane. She would support approval of this project as presented. P175 IV.A. Regular Meeting Aspen City Council December 14, 2015 2 Councilman Daily said he likes it. The design is a little more modern than he would normally find attractive but it is growing on him. When he thinks about it in the context of the mall entry he thinks it it attractive. It creates an additional open feeling. Maybe it is the glass. He finds the scale context very attractive. He likes the decision to abandon the original plan and is supportive. Councilman Myrin stated this is an important corner. It is the entry to the mall. He has a different view. One of the requirement is the amenity space and there could be more here rather than reducing by 30 percent. If this comes back to us in AspenModern are we then asked to trade things for that, potentially more amenity space? Ms. Simon replied it has not been discussed. It is on the list of properties that represents that period. We don’t know the architect and don’t know if designation will happen. Councilman Myrin stated his concern is if we give away 30 percent of the amenity today and it comes back as AspenModern and they want the 30 percent back. Councilman Frisch asked if the concern is it becomes AspenModern the part by the popcorn wagon becomes bigger? Councilman Myrin replied right. Dwayne Romero stated the corner has a much larger community priority attached to it as well as the view plane. We are willing and happy to pay the short fall in cash in lieu and provide a cross walk there that is part of a well composed community plan. Councilman Myrin said it is a philosophical difference on the amenity space. Once it is gone it is gone forever. The other issue is the view plane. The further back it is the more open it feels. Is the popcorn wagon entirely in the set back? Mr. Haas replied it is. Six feet off Hyman and eight off Mill. Mr. Romero said the improvement of the mechanicals and consolidation can be best witnessed not from the front door but the second floor of the Wheeler. HPC wanted the consolidation of the mechanical on the rooftop of the bathrooms. That will be a community benefit most specifically for the guests of the Wheeler. Councilman Myrin asked is that protected going forward forever or can we get the creeping hvac going forward? Ms. Simon said it is in the HPC resolution. Councilman Myrin asked is there anything in our code that keeps this restaurant versus high end retail? Ms. Simon replied no. Councilman Frisch said he appreciates the trellis but it is not a temporary trellis. The new building is stepping back a lot. This is just from bulk and mass a great example. He is supportive of this. From a pure view plane issue he doesn’t see how this isn’t a better solution that what is there right now. From architecture this is one of the prettier redevelopment example that he has seen in four years sitting up here and that we will see in a while. This is a really really good example. We have seen a lot of glass buildings that have come in here. The use of substantial glass and having the corner be translucent will be beneficial to the community. He is supportive of the application as it stands here. No one is going to build a 7 foot building. I will be happier with what is replace. Mayor Skadron asked for comment on the public amenity space. Mr. Haas said the existing is arguable because it has to be open to the sky and the trellis is not exactly open to the sky. The center alley also counts. It is very much privatized space. The proposed is building set backs and open areas along the rights of way. Councilwoman Mullins said the definition of public is something the public can use and benefit the public. We are looking at everything case by case. Here it is the mall. It is a linear mall. The public benefits much more greatly by getting the fee in lieu to allow it to function. I know you and I differ on this and in this case the cash in lieu is much more valuable. P176 IV.A. Regular Meeting Aspen City Council December 14, 2015 3 Councilman Myrin said the reason he feels so strongly is this could end up being a restaurant and 100 percent of the seating ends up being in the right of way. Councilman Frisch said the community is better off with this overall proposal than trying to send it back. I like where we are with the application now. Mayor Skadron asked what is the proposed use of the new glass space. Mark Hunt said he is not certain. It is important to have at least one food and beverage operation on the property. Mayor Skadron said it seems like the new building has minimal impact on the view plane. Councilman Myrin said it has less, if it was pushed back it would have even less it was not built it would have none. Councilwoman Mullins moved to accept the HPC decision; seconded by Councilman Daily. All in favor except Councilman Myrin. Motion carried. P177 IV.A. 834 W. Hallam Street Staff memo 7.12.2017 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Justin Barker, Senior Planner THRU: Amy Simon, Historic Preservation Officer RE: 834 W. Hallam Street – Final Major Development, Growth Management, Establishment of Certificates of Affordable Housing Credit, Public Hearing DATE: July 12, 2017 ______________________________________________________________________________ SUMMARY: 834 West Hallam Street is a designated landmark located on a 6,000 sq. ft. parcel. The landmark is in its original location and has been altered over time. The surrounding neighborhood is mostly a mix of single family and multi-family residential with the United States Forest Service located to the east. The property is zoned Mixed Use with a floor area restriction of 5,400 sq. ft. for this 100% affordable housing project1. HPC reviewed the project several times in the conceptual design phase, continually working toward a reduced scale and better relationship to the surrounding development. The project was granted Conceptual approval by a 6-0 vote on August 10, 2016 via Resolution No. 24, Series of 2016. The approval included demolition of non-historic additions, on-site relocation of the historic resource, and construction of two new structures on the property. The Applicant now seeks HPC Final approval for the project as well as the creation of Affordable Housing Credits, including the following land use reviews: 1. Final Major Development 2. Growth Management 3. Certificates of Affordable Housing Credit Staff recommends approval of the project with conditions. APPLICANT: 834 W. Hallam Associates, LLC, 515 W. Gillespie Street, Aspen, CO 81611, represented by Stan Clauson Associates, Inc. PARCEL ID: 2735-123-04-002. LEGAL DESCRIPTION: 834 West Hallam Street, Lots K and L Block 10, City and Townsite of Aspen, Colorado. 1 Ordinance No. 34, Series of 1994 limited the FAR to 4,000 sq. ft. City Council approved an FAR of 5,400 sq. ft. only for a 100% affordable housing project via Ordinance No. 27b, Series of 2016. All other development is still limited to 4,000 sq. ft. P178 IV.B. 834 W. Hallam Street Staff memo 7.12.2017 2 ZONE DISTRICT: MU, Mixed Use. Figure 1 – Locator and Zoning Map FINAL MAJOR DEVELOPMENT: 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. Final review focuses on landscape plan, lighting, fenestration, and selection of new materials. A list of the relevant design guidelines is attached as “Exhibit A.” Staff responses are broken down by topic area below. Fenestration: The historic structure primarily contains double hung windows that are generally more vertical in proportion. The proposed windows in the new construction vary in dimension and proportion and appear to be casement windows. Historic Preservation Guideline 11.6 states: R-6 P179 IV.B. 834 W. Hallam Street Staff memo 7.12.2017 3 11.6 Design a new structure to be recognized as a product of its time. · Consider these three aspects of a new building; form, materials, and fenestration. A project 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. · When choosing to relate to building form, use forms that are similar to the historic resource. · When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale · When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. The proposed design of the new construction relates to both the building form and materials of the historic structure, so a departure from the fenestration style is acceptable. However, the windows in the new construction should do more to distinguish from the historic construction, particularly on the south façade of the east building. The proportions are generally square and should be more rectangular, whether installed vertically or horizontally. Staff was not able to locate any photos that identify the location of historic fenestration on the north and east façades of the historic structure. All existing historic windows on the Victorian need to be retained. It appears there may be at least one or more historic windows remaining on the east façade, and there may be some additional ones exposed on the north once the non- historic additions are removed. The guidelines encourage restoration of original window openings: 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. The Applicant will need to study evidence of the original window opening locations in the framing once exposed, as well as historic photographs, to determine where to locate restored windows on these façades. The proposed design also shows the west-facing historic dormer to be a casement window, which may be to achieve egress, but is not historic and discouraged. Historic windows should not be altered to provide any required upper floor egress and alternative methods to achieve compliance should be explored. Materials: The Applicant has represented that original materials will be retained on the historic structure where possible, but there is little mention of what repairs or restoration may be necessary for the structure. All historic exterior materials on the Victorian are to be repaired and retained, unless determined by staff to be beyond salvage. There are also several architectural features that will require restoration including the brick chimney and front porch. Staff recommends a preservation plan detailing any such work should be submitted to staff for review P180 IV.B. 834 W. Hallam Street Staff memo 7.12.2017 4 and approval prior to building permit submittal. Minimum requirements for the preservation plan are outlined in the proposed resolution. The primary material for the new construction appears to be horizontal wood clapboard siding for the new development. Although this relates to the historic structure, cladding the entire building, particularly on the east building which is much longer and taller, in this material does little to break down the overall mass of the buildings. Staff would like to see a bit more variation from the Victorian in terms of the material and/or application on the new construction to help differentiate from the historic resource and reduce the perceived scale. Hardie board shingles are proposed in the gable of the structure facing Hallam Street to relate to the wood shingle gable detail in the historic structure, but with a slightly different pattern. The proposed roof material will be asphalt shingles, which is currently what exists on the historic structure. Earlier photographs show that wood shingles were likely the original roofing material on the historic structure. Staff would like to see wood shingles replaced on the Victorian as part of the restoration. Asphalt shingles are acceptable for the new construction, however staff would like for this to be an architectural shingle with a thicker profile, similar to a wood shingle. 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. Landscaping: There are several mature cottonwood trees adjacent to this property. HPC granted an east side yard setback variation at Conceptual to accommodate an increased setback on the west side of the property required by the Parks Department to protect these mature trees. The proposed landscape plan also includes several shrubs (up to 3 ft. tall) located between the streets and the historic resource. The Historic Preservation Guidelines identify these areas as the most significant and although plants up to 42” are often considered appropriate, the guidelines also suggest that shrubs should not be placed in such a way to obscure views to the building, and are even prohibited by Guideline 1.20 in Zones A and B. Staff recommends these shrubs be removed from the landscape plan (or relocated out of Zone A or B) to better retain the view of the historic P181 IV.B. 834 W. Hallam Street Staff memo 7.12.2017 5 resource. There are also two groups of trees located in the northwest and southeast corners of the property that are located within Zones A and B and need to be removed from the plan or relocated. The proposed plan includes extensive planting beds, particularly between the Victorian and the streets (Zone A). Heavily planted beds around the base of the building can introduce too much water that negatively affects historic materials, and is contrary to the Guidelines, which suggest simplicity and restraint in this area. Staff recommends that these planted areas should be reduced in size and simplified in design. 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. 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. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. · A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. P182 IV.B. 834 W. Hallam Street Staff memo 7.12.2017 6 · A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. · All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. There is currently a metal fence that sits near the south property line facing Hallam Street. This is a non-historic fence that the Applicant proposes for removal. There is no proposal to include a new fence in this application. The proposed plan includes a consolidated walkway from Hallam Street that continues between the Victorian and the new construction to the center of the site. The walkway accesses the Victorian porch from the side, which is contrary to the Guidelines. Guideline 1.6 calls for a simple walkway that runs perpendicular from the street to the front entry. Staff recommends a pathway is either added or the proposed one is moved to meet the guidelines. 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. As a condition of approval at Conceptual review, HPC required the Applicant to receive approval from the Si Johnson Ditch Company for the proposed project. A signed approval is included in the application (Exhibit D). To ensure complete protection of the ditch, additional requirements related to activity within the ditch easement are included in the proposed resolution. Lighting: The Applicant is proposing two types of light fixtures. One is a more modern sconce, which will be located on the new construction next to the entrances facing 8th Street and Hallam Street. The other fixture is a more traditional wall sconce located at both entrances on the historic structure. From older photographs, it appears a light was located just right of the front door to the historic resource, which is traditional for Victorian residences in Aspen and consistent with the Historic Preservation Guidelines: 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. P183 IV.B. 834 W. Hallam Street Staff memo 7.12.2017 7 · 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. Other: As a condition of approval at Conceptual review, HPC required the Applicant to restudy the porch facing 8th Street to be more similar to the inset porch on the historic resource. The revised porch design is partially inset, with a small portion that sticks out from the front of the structure. Although a fully inset porch that mimics the historic resource is preferred, staff recognizes the site and design constraints that may limit the depth of the inset portion of the porch. The revised form better relates to the historic porch in terms of opening proportions and by integrating it into the massing, and therefore staff is supportive of the new design. Historic porch design 8th Street porch design GROWTH MANAGEMENT (EXHIBIT B): The development of affordable housing requires either P&Z or HPC review, with recommendation from APCHA. The APCHA Board reviewed this project both on May 18, 2016 and June 21, 2017. The Board originally reviewed this project as for-sale units, and recommended in favor of the project as a mix of Category 2 and 3 units. The Applicant requested in June to revised the project as rental units, with the future option to convert to for-sale. The Board still recommended in favor of the project, but preferred all Category 4 units which better reflect the current Pitkin County working household needs. This is still in alignment with the Land Use Code, which requires Category 4 or lower for projects developed for the purpose of Certificates of Affordable Housing Credit. Other conditions of the APCHA Board recommendation are included in Exhibit E. Staff finds that the proposed affordable housing units meets the review criteria. P184 IV.B. 834 W. Hallam Street Staff memo 7.12.2017 8 CERTIFICATES OF AFFORDABLE HOUSING CREDIT (EXHIBIT C): The Applicant is requesting to establish Certificates of Affordable Housing Credits for the project. Certificates of Affordable Housing Credit may be established for affordable housing units that are not required as mitigation for other development. These Certificates may be transferred to another entity in order to satisfy housing mitigation requirements for other projects. The value of these Certificates is based on the number of employees housed (FTEs) and the income category that the units are deed-restricted. The proposed unit types and FTE value are: a. One 1-bedroom (1.75 FTEs) b. Two 2-bedroom (4.5 FTEs) c. Three 3-bedroom (9 FTEs) d. One 4-bedroom (3.5 FTEs) The total value for the project is 18.75 FTEs. The APCHA Board recommends that all seven units should be established at a Category 4 rate, based on APCHA’s current inventory supply and a study of current Pitkin County working household needs. Staff finds that the proposed project meets the review criteria for the establishment of Certificates of Affordable Housing Credits. ______________________________________________________________________________ DECISION MAKING 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 approve the project with the conditions listed in the proposed resolution. EXHIBITS: A. Design Guidelines B. Growth Management Review Criteria C. Certificates of Affordable Housing Credit Review Criteria D. Application E. APCHA recommendation P185 IV.B. Historic Preservation Commission Resolution No. -, Series 2017 Page 1 of 5 RESOLUTION NO. - (SERIES OF 2017) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING FINAL MAJOR DEVELOPMENT, GROWTH MANAGEMENT, AND THE ESTABLISHMENT OF CERTIFICATES OF AFFORDABLE HOUSING CREDIT APPROVALS FOR 834 W. HALLAM STREET, LOTS K & L, BLOCK 10, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO. Parcel ID: 273512304002 WHEREAS, the Community Development Department received an application from 834 W. Hallam Associates, LLC (Applicant), represented by Stan Clauson Associates, Inc., for the following land use review approvals: · Final Major Development pursuant to Land Use Code Section 26.415, · Growth Management pursuant to Land Use Code Section 26.470, · Certificates of Affordable Housing Credit pursuant to Land Use Code Section 26.540; and, WHEREAS, all code citation references are to the City of Aspen Land Use Code in effect on the day of initial application, July 24, 2014, as applicable to this Project; and, WHEREAS, pursuant to Chapter 26.304.060 of the Land Use Code, the Community Development Director may combine reviews where more than one (1) development approval is being sought simultaneously; and, WHEREAS, the Aspen/Pitkin County Housing Authority’s Board of Directors considered the application for an Amendment at their scheduled meeting on June 21, 2017 and provided a recommendation of approval, subject to conditions; and, WHEREAS, the Aspen Community Development Department reviewed the proposed Application and recommended continuation; and, WHEREAS, the Historic Preservation Commission reviewed the Application at a duly noticed public hearing on July 12, 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, during a duly noticed public hearing the Historic Preservation Commission approved Resolution No. -, 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: P186 IV.B. Historic Preservation Commission Resolution No. -, Series 2017 Page 2 of 5 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, Growth Management, and the Establishment of Certificates of Affordable Housing Credit approvals for the project as presented to HPC on July 12, 2017, with the following conditions: 1. The project must include repair of all existing historic exterior materials and features, including siding, doors, windows, and porch. All historic exterior materials and windows shall be repaired and retained, unless determined by staff to be beyond salvage. Physical evidence will be inspected on-site once the non-historic elements are demolished. A preservation plan detailing all repair and restoration work shall be submitted to staff for approval prior to building permit submittal. The preservation plan shall include the following items, at a minimum: a. Proposed material for the exposed foundation under the historic house, which should be concrete or painted metal flashing. b. Accurate reconstruction of the brick chimney, including the corbeled detail at the top seen in historic photographs that has since collapsed. c. Shop drawings of a new front door and all woodwork for the reconstructed front porch, replicating the original design seen in historic photographs as closely as possible. d. Proposed material for the reconstructed front porch, which should be wood decking, painted or stained. e. Proposed locations and final cut sheets for new windows to be installed in the historic building. The framing of the historic structure should be examined, as well as historic photographs, to identify the exact location of original window openings on the north and east façades for restoration of these windows. f. Proposed flashing, snow guards and gutters to be installed. Material shall be galvanized or painted metal. 2. The west-facing historic dormer is not approved as a casement window. Historic windows shall not be altered to achieve required egress. 3. The proposed asphalt shingle roofing material is not approved. Final selection of a wood shingle roof material for the Victorian and an architectural shingle for the new construction shall be reviewed and approved by staff and monitor. 4. Wood siding is approved for the new construction. Final details including the profile and configuration shall be reviewed and approved by staff and monitor. 5. The landscape plan is approved with the following exceptions: P187 IV.B. Historic Preservation Commission Resolution No. -, Series 2017 Page 3 of 5 a. The proposed shrubs located between the historic resource and the streets, as well as the proposed spruce trees in the northwest and southeast corners of the property shall be removed. b. The planting beds along the south and west side of the historic resource shall be reduced in size and simplified. Final landscape for these areas shall be reviewed and approved by staff and monitor. c. Provide a simple walkway running perpendicular from the street to the front entry of the Victorian. Final selection of a light grey concrete, brick, or red sandstone material shall be reviewed and approved by staff and monitor. d. No stormwater features are permitted directly in front of the south or west façades of the historic structure. 6. Excavation shall not occur within 15 feet of the cottonwood tree trunks along 8th Street and Hallam Street. 7. If any activity within the ditch easement compromises the integrity of the ditch, as determined by the Si Johnson Ditch Company, the ditch shall be returned to pre- construction condition prior to Certificate of Occupancy. 8. If a new transformer is required, it shall be located entirely within the property boundary. 9. The building permit shall 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. Additional conditions and variations included in Resolution No. 24, Series of 2016 (Conceptual approval) and Ordinance No. 27b, Series of 2016 apply to an application for building permit. Section 2: Affordable Housing Requirements The project is approved for seven (7) affordable housing units to be designated as Category 4 units, based on current inventory supply and Pitkin County working household needs. The unit types shall be as follows: a. One 1-bedroom (1.75 FTEs) b. Two 2-bedroom (4.5 FTEs) c. Three 3-bedroom (9 FTEs) d. One 4-bedroom (3.5 FTEs) As represented in the application, the proposed units are granted a reduction in the Net Minimum Livable Square Footage, pursuant to the APCHA Employee Housing Guidelines (“Guidelines”); therefore, the units meet the minimum square footage requirements utilizing the up to 20% allowed reduction. All units shall meet the requirements of the Guidelines regarding closets, kitchen appliances, etc. in place at the time of building permit. Each affordable housing unit shall be individually metered for utilities. P188 IV.B. Historic Preservation Commission Resolution No. -, Series 2017 Page 4 of 5 This project is approved as rental units with the future option to convert to ownership units. Depending on the type of tenancy (100% renter-occupied, 100% owner-occupied, or a mix of renter-occupied and renter-occupied) the following conditions shall apply: 100% Rental Project: 1. Minimum occupancy in accordance with the Guidelines is required for all units. 2. All new tenants shall be approved by APCHA in accordance with the Guidelines prior to signing a lease and occupying the unit. 3. All leases shall be provided to APCHA and state the length of the lease, the amount of rent, and signed by both the tenant and the landlord. 100% Ownership Project: 1. A Capital Reserve Study shall be provided to the homeowners’ association (HOA) and to APCHA by a certified reserve specialist at the time of sale of the property (either individually or as a whole). 2. The developer shall obtain approval of all condominium documents and provide to APCHA for review prior to acceptance. These shall include, but may not be limited to, the following: a. Articles of Incorporation b. By-Laws c. Condominium Declaration d. Condo Plat Map e. Nine required governance policies required by the Colorado Common Interest Ownership Act (CCIOA). f. Budget 3. At the closing on all units, the developer shall provide to each new homeowner a binder that will include, but may not be limited to, the following: a. All condominium documents stated in #5 above; b. All mechanical warranties, all warranties for appliances, etc. Mixed Ownership/Rental Project: 1. All criteria stated under 100% Ownership Project shall apply to all ownership units. 2. All criteria stated under 100% Rental Project shall apply to all rental units. 3. The rental units shall not exceed 49% of the total units within the project. 4. One entity/owner shall not own more than 10% of the total units within the project. Prior to a Certificate of Occupancy being issued for the completed project, deed restrictions for the units that reflect the requirements of this Resolution shall be approved by the City Attorney and APCHA and recorded. Section 3: Certificates of Affordable Housing Credit The project is approved for the establishment of Certificates of Affordable Housing Credits for 18.75 FTEs at a Category 4 rate. The Certificates shall be issued in accordance with Land Use Code Chapter 26.540. P189 IV.B. Historic Preservation Commission Resolution No. -, Series 2017 Page 5 of 5 Section 4: This approval does not exempt the project from compliance with applicable zoning regulations of the City of Aspen’s Land Use Code, including, but not limited to Section 26.575.020, Calculations and Measurements. Section 5: 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 6: 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 7: If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. FINALLY, adopted, passed and approved this 12th day of July, 2017. Approved as to form: Approved as to content: __________________________ ______________________________ Andrea Bryan, Assistant City Attorney Jeffrey Halferty, Chair Attest: _______________________________ Nicole Henning, Deputy City Clerk P190 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 1 of 13 EXHIBIT A DESIGN GUIDELINES Historic Preservation Design Guidelines 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 faciltiies and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. · Refer to City Engineering for additional guidance and requirements. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. · Retaining historic planting beds and landscape features is encouraged. · Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. · If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. · The removal of non-historic planting schemes is encouraged. P191 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 2 of 13 · Consider restoring the original landscape if information is available, including original plant materials. 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. P192 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 3 of 13 P193 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 4 of 13 P194 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 5 of 13 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. · Driveway lighting is not permitted on Aspen Victorian properties. · Uplighting is not allowed. 1.15 Preserve original fences. · Fences which are considered part of the historic significance of a site should not be moved, removed, or inappropriately altered. · Replace only those portions of a historic fence that are deteriorated beyond repair. · Replacement elements must match the existing. 1.24 Preserve historically significant landscapes with few or no alterations. · An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. · The key features of the historic landscape and its overall design intent must be preserved. 1.25 New development on these sites should respect the historic design of the landscape and its built features. · Do not add features that damage the integrity of the historic landscape. · Maintain the existing pattern of setbacks and siting of structures. · Maintain the historic relationship of the built landscape to natural features on the site. · All additions to these landscapes must be clearly identifiable as recent work. · New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. P195 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 6 of 13 · Avoid installing utility trenches in cultural landscapes if possible. 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. 2.2 The finish of materials should be as it would have existed historically. · Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. · If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. · Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. · If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. · Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 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. P196 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 7 of 13 · 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. · 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. 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. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. P197 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 8 of 13 · A replica of the original, if evidence exists, is the preferred replacement. · A historic door or screen door from a similar building also may be considered. · Simple paneled doors were typical for Aspen Victorian properties. · Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 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. · 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. 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. · Match the material, frame design, character, and color of the primary door. · Simple features that do not detract from the historic entry door are appropriate for a new storm door. · New screen doors should be in character with the primary door. 4.7 Preserve historic hardware. · When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. · On Aspen Victorian properties, conceal any modern elements such as entry key pads. 5.1 Preserve an original porch or balcony. · Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. · Expanding the size of a historic porch or balcony is inappropriate. 5.2 Avoid removing or covering historic materials and details. · Removing an original balustrade, for example, is inappropriate. 5.3 Enclosing a porch or balcony is not appropriate. · Reopening an enclosed porch or balcony is appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. P198 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 9 of 13 · Match original materials. · When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony · Steps should be located in the original location. · Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. · Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. · If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. 6.1 Preserve significant architectural features. · Repair only those features that are deteriorated. · Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. · On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. · Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. · Match the original in composition, scale, and finish when replacing materials or features. · If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to 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. P199 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 10 of 13 · 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. · Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. · Retain and repair original and decorative roof detailing. · Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. · Overhangs contribute to the scale and detailing of a historic resource. · AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 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. P200 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 11 of 13 · 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. 7.9 Avoid using conjectural features on a roof. · Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. · 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. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. · On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. · Exposed concrete or painted metal flashing are generally appropriate. · Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. · New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. 9.6 Minimize the visual impact of lightwells. · The size of any lightwell that faces a street should be minimized. · Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. · Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. · Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. 11.6 Design a new structure to be recognized as a product of its time. · Consider these three aspects of a new building; form, materials, and fenestration. A project 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. P201 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 12 of 13 · When choosing to relate to building form, use forms that are similar to the historic resource. · When choosing to relate to materials, use materials that appear similar in scale and finish to those used historically on the site and use building materials that contribute to a traditional sense of human scale · When choosing to relate to fenestration, use windows and doors that are similar in size and shape to those of the historic resource. 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. 12.2 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. 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. · 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 P202 IV.B. 834 W. Hallam Street Exhibit A – Design Guidelines Page 13 of 13 · In general, mechanical equipment should be vented through the roof, rather that a wall, in a manner that has the least visual impact possible. · Avoid surface mounted conduit on historic structures. P203 IV.B. 834 W. Hallam Street Exhibit B – GMQS Page 1 of 4 EXHIBIT B GROWTH MANAGEMENT Sec. 26.470.050. General requirements. A. Purpose: The intent of growth management is to provide for orderly development and redevelopment of the City while providing mitigation from the impacts said development and redevelopment creates. Different types of development are categorized below, as well as the necessary review process and review standards for the proposed development. A proposal may fall into multiple categories and therefore have multiple processes and standards to adhere to and meet. 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. Staff Response: The project is 100% affordable housing, which does not have an annual limit for growth management allotments. Staff finds this criterion to be met. 2. The proposed development is compatible with land uses in the surrounding area, as well as with any applicable adopted regulatory master plan. Staff Response: Staff finds that the proposed multi-family residential use is compatible with surrounding residential uses in the neighborhood. A large multi-family building is located across 8th Street and numerous multi-family buildings, free market and affordable housing, are located across Hallam Street (aka Highway 82). Staff finds this criterion to be met. 3. The development conforms to the requirements and limitations of the zone district. Staff Response: The development conforms to the requirements of the Mixed-Use Zone District, except for the east side yard setback. HPC granted a variation from this in the Conceptual approval on August 10, 2016 via Resolution No. 24, Series of 2016. Staff finds this criterion is met. 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. P204 IV.B. 834 W. Hallam Street Exhibit B – GMQS Page 2 of 4 Staff Response: The proposed development is generally consistent with the Conceptual HPC approval. The only changes are in response to HPC conditions and minor changes to the individual unit sizes. Staff finds this criterion is met. 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. Staff Response: Staff finds this criterion to be not applicable. 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. Staff Response: Staff finds this criterion to be 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. Staff Response: The applicant represents that any additional demand on the public infrastructure shall be mitigated as part of the project. Staff finds this criterion to be met. P205 IV.B. 834 W. Hallam Street Exhibit B – GMQS Page 3 of 4 Sec. 26.470.070. Minor Planning and Zoning Commission applications. The following types of development shall be approved, approved with conditions or denied by the Planning and Zoning Commission, pursuant to Section 26.470.110, Procedures for review, and the criteria for each type of development described below. Except as noted, all growth management applications shall comply with the general requirements of Section 26.470.050. Except as noted, the following types of growth management approvals shall be deducted from the respective development ceiling levels but shall not be deducted from the annual development allotments. Approvals apply cumulatively. 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. Staff Response: The APCHA Board of Directors met on May 16, 2016 and on June 21, 2017. The Board originally reviewed this project as for-sale units, and recommended in favor of the project as a mix of Category 2 and 3 units. The Applicant requested in June to revised the project as rental units, with the future option to convert to for-sale. The Board still recommended in favor of the project, but preferred all Category 4 units which better reflect the current Pitkin County working household needs. This is still in alignment with the Land Use Code, which requires Category 4 or lower for projects developed for the purpose of Certificates of Affordable Housing Credit. Other conditions of the APCHA Board recommendation are included in Exhibit E. Staff finds this criterion to be met. 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 cash-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 cash-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. Staff Response: The proposed affordable housing units are not for mitigation purposes. Staff finds this criterion to be not applicable. P206 IV.B. 834 W. Hallam Street Exhibit B – GMQS Page 4 of 4 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. Staff Response: All of the proposed units satisfy this requirement. Staff finds this criterion to be met. 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 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. Staff Response: The 7 units are proposed to deed restricted rental units with future option to convert to for-sale units. APCHA originally recommended approval of these as for-sale units on May 16, 2016. The Applicant requested to change to rental units with the option to convert to for-sale in the future. APCHA reviewed this change on June 21, 2017. The Board recommended approval of this change, with specific conditions more clearly outlined in Exhibit E. Staff finds this criterion to be met. 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: All 7 of the proposed units are for non-mitigation purposes with the intent of creating affordable housing credits for 18.75 FTEs at Category 2 and 3. APCHA reviewed the request to establish these as rental units with the option to convert to for-sale in the future on June 21st. At that meeting they recommended these all be Category 4 units. Staff finds this criterion to be met. P207 IV.B. 834 W. Hallam Street Exhibit C – Affordable Housing Credits Page 1 of 1 EXHIBIT C ESTABLISHMENT OF AFFORDABLE HOUSING CREDITS 26.540.070 Review criteria for establishing an affordable housing credit An Affordable Housing Credit may be established by the Planning and Zoning Commission if all of the following criteria are met. The proposed units do not need to be constructed prior to this review. A. The proposed affordable housing unit(s) comply with the review standards of Section 26.470.070.4(a-d). Staff Findings: See responses in Exhibit B. Staff finds these criteria to be met. B. The affordable housing unit(s) are not an obligation of a Development Order and are not otherwise required by this Title to mitigate the impacts of development. Staff Findings: The proposed housing units are not an obligation of a Development Order and are not required mitigation for any other development. Staff finds this criterion to be met. P208 IV.B. P209IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) TABLE OF CONTENTS  Project Overview, Code Response, and Historic Preservation Design Guideline Responses  Attachment 2 – Land Use Application  Attachment 3 – Dimensional Requirements Form  Attachment 4 – Vicinity Map, Property Description, and Visual Description of Site Context  Attachment 5 – Existing Conditions Survey  Attachment 6 – Architectural Plans & Renderings  Attachment 7 – Proof of Ownership  Attachment 8 – Letter of Authorization  Attachment 9 – Homeowner Association Compliance Policy  Attachment 10 – Si Johnson Ditch Easement Agreement  Attachment 11 – Previous Approvals  Attachment 12 – Property Owners within 300’  Attachment 13 – Pre-Application Conference Summary P210 IV.B. P211IV.B. P212IV.B. P213IV.B. P214IV.B. P215IV.B. P216IV.B. P217IV.B. P218IV.B. HISTORIC PRESERVATION DESIGN GUIDELINES Site Planning & Landscape Design Neighborhood and District Patterns 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district.  Building footprint and location should reinforce the traditional patterns of the neighborhood.  Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. The proposed project respects the historic development pattern and context of the block, neighborhood and district. The relocation of the historic resource to a more prominent location on the site as well as the addition of complimentary new development to the east will reinforce the established appearance and pattern of the neighborhood. New development has been located so that views extend from Hallam Street through the site. The landscape plan has incorporated appropriate, visible open space from the street. Streets, Alleys, & Ditches 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones • Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. • Abandoning or re-routing a street in a historic area is generally discouraged. • Consider the value of unpaved alleys in residential areas. • Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. The proposed project retains the existing alley alignment as it would have crossed the Property. Parking is provided off of the alley alignment in a manner consistent with historic use patterns. The Applicant has worked closely with the City of Aspen and the Si Johnson Ditch Company in creating a ditch easement that will preserve the simple character of the ditch. No development will be located within this easement that would impact the historic character of the ditch. The surrounding streets will not be modified in any way. Driveways & Parking 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. P219 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 1 | Page • Do not introduce new curb cuts on streets. • Non-historic driveways accessed from the street should be removed if they can be relocated to the alley The proposed project does not propose removing driveways or parking areas accessed directly from the street. No new curb cuts are planned and no non-historic driveways exist. Access will be gained to the site via the alley. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Access will be gained to the site via the alley. The design of the access and parking will be done in a manner that minimizes visual impact, whenever possible. The driveway will be surface in a manner appropriate on driveways on Aspen Victorian properties. Yards, Walkways, and Patios Key landscape features include setbacks, public space and private space, the arrangement of trees, shrubbery and hedges, species of vegetation, natural features, walkways and patios, site furnishings, site lighting, fences, vehicular and pedestrian access, and walls. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semipublic walkway, to a semi private entry feature, to private spaces. The historic hierarchy of spaces will be maintained in the proposed project. Access is clearly gained to the project from the public sidewalk off of Hallam Street. Planting beds and the architecture draw visitors into a central courtyard that have been provided with seating benches. Private porches, located off of the central courtyard, announce the entrance to the individual units. 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. The main walkway is perpendicular from Hallam Street. Internal walkways do not meander and terminate in strong central gathering area. Materials used for the walkways will be similar to those used historically. The width of the walkways are three P220 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 2 | Page feet, as appropriate for residential properties that do not involve 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. The proposed project will provide open space that is both meaningful and complementary to the historic building. The open space provided reinforces the architecture and privileges the historic resource being careful to no obscure any of the historic façade elements. A central gathering space is the main feature of the landscape plan, thereby consolidating activity. 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. • Refer to City Engineering for additional guidance and requirements. The proposed site design provides positive drainage away from all buildings and when possible, will preserve the use of natural drainage and treatment systems of the site. The project will use permeable surfaces to increase absorption, and will reduce the generation of additional stormwater runoff. 1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. Not applicable. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. All site furnishing will be unobtrusive and all necessary steps will be taken to insure the integrity of the neighborhood patterns, site, and/or existing historic landscape. Softscape Features & Plants P221 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 3 | Page 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. The proposed landscape design will be appropriate for the project site and will maintain historically significant landscaping on the site, particularly the large cottonwoods off of Hallam and 8th Street. These trees will be protected to avoid damage. Approval to remove any damaged, aged, or diseased trees will be requested, when necessary. No information is available concerning the original landscape. 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. The landscape design of the proposed project will provide an appropriate context for the historic building. The proposed design will not be overly complex or over textured and privileges the historic resource, particularly in Zone A. No contemporary plantings, walls, or other features that would detract from Zone A are proposed. The proposed landscape design will consider and abide by the standards set for the zone and will be appropriate for the historic context. P222 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 4 | Page 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. No plant material will interfere with or block the view of the historic building. Steps will be taken to insure the integrity of the structure is evident. Climbing vines will not be included in the proposed design. Site Lighting 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 caseby- 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. • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. The proposed project will meet all outdoor lighting standards. No landscape or path lighting will be installed in Zone A unless otherwise approved by the HPC. Lighting fixtures will complement the architecture and will be recognizable as being a product of their time. No driveway lighting nor uplighting is proposed. Fences 1.15 Preserve original fences. • Fences which are considered part of the historic significance of a site should not be moved, removed, or inappropriately altered. • Replace only those portions of a historic fence that are deteriorated beyond repair. • Replacement elements must match the existing. The proposed project will preserve any fencing that is considered historically significant to the site, when possible, notably the existing low wrought iron fence. Repairs or replacement of fencing will consider the historical significance of the fence prior to P223 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 5 | Page doing such repairs/replacement. Repairs will only occur when necessary and will be done to match existing conditions. 1.16 When possible, replicate a missing historic fence based on photographic evidence. Photographs that depict historic fence details will be used for reference or guidance, when possible. 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. An existing low wrought iron fence is located within the front yard. The exact provenance of the fence is not known at this time. This fence will be maintained, as appropriate. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. In the event that a new fence is constructed as part of the proposed project, the fence will be constructed of materials that are appropriate to the building type and style as well as to the site. Ornate fencing will not be introduced, though existing wrought iron fencing will be maintained, if possible. If new fencing is required, wire fencing will be considered. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. In the event that a new fence is constructed as part of the proposed project, the fence will have a transparent quality and will allow views into the yard. In the event a new fence is constructed, the fence will meet the standards set forth here. The front yard is delineated by an existing low wrought iron fence. It is not anticipated that picket fencing will be utilized. P224 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 6 | Page 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. • All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. To the extent it is utilized, any fence taller than 42” will be designed so that no public views of important features will be blocked. If a privacy fence is utilized, the fence will incorporate transparent elements. Staggering the fence boards, use of lattice, or other fence details will be considered, if necessary. No privacy fence is planned that would block important architectural features. No hedgerows are proposed for Zones A and B. Retaining Walls 1.21 Preserve original retaining walls • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. • Painting or covering a historic masonry retaining wall or covering is not allowed. • Increasing the height of a retaining wall is inappropriate. Retaining walls are not present on the proposed project site. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. • All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. To the extent a new retaining wall is required, all wall materials will be compatible with the palette used on the historic structure. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Substantial regrading of the site is not proposed. Cultural and Designed Landscapes 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. An historically significant landscape has not been identified on the Property. P225 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 7 | Page 1.25 New development on these sites should respect the historic design of the landscape and its built features. • Do not add features that damage the integrity of the historic landscape. • Maintain the existing pattern of setbacks and siting of structures. • Maintain the historic relationship of the built landscape to natural features on the site. • All additions to these landscapes must be clearly identifiable as recent work. • New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. • Avoid installing utility trenches in cultural landscapes if possible. An historically significant landscape has not been identified on the Property. 1.26 Preserve the historic circulation system. • Minimize the impact of new vehicular circulation. • Minimize the visual impact of new parking. • Maintain the separation of pedestrian and vehicle which occurred historically. No historic circulation system is evident on the Property. 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed replace it with the same or similar species. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. The proposed project will preserve and maintain significant landscaping on the site when possible, particularly the large cottonwood trees adjacent to Hallam and 8th Street. Very little landscaping of note exists on the Property. Building Materials Treatment of Materials 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. P226 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 8 | Page • 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 The proposed project will preserve the original building materials, where possible and applicable on the historic resource. The proposed project will repair exterior walls rather than rebuild whenever possible. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. Finished materials on the exterior of the historic resource will be finished in a manner that is historically accurate, when possible. If the structure’s finished materials have been previously altered in some fashion that is not historically accurate, steps will be taken, when possible, to remove the inaccurate material and to restore it to its original form. Replacement of Materials 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. When replacing materials on the historic resource steps will be taken to accurately match the original materials in composition, scale and finish. Damaged materials will be replaced where needed piece-by-piece rather than complete reconstruction. 2.4 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. The proposed project will replace original building materials on the historic resource with like materials, such as wood for wood. Covering Materials 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. P227 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 9 | Page • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. The proposed project will not cover original materials on the historic resource with new materials altering the character of the historic structure which would increase the risk of accelerated deterioration of the historic material. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. The proposed project will take the steps necessary on the historic resource, when possible, to remove layers that cover original material. Windows Treatment of Windows 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. The proposed project will preserve on the historic resource the function and appearance of all historic windows, including but not limited to frames, sashes, glass, and groupings of windows where applicable and whenever possible. 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. The proposed project will preserve on the historic resource the position, number, arrangement, and original size of all historic windows, when possible. Historic windows will not be enclosed nor will the size of the opening be modified. Replacement of Windows that are Beyond Repair, or Have Been Removed 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. When replacing windows that are beyond repair or that have been previously removed on the historic resource, the replacement windows will have the same characteristics as the original window. 3.4 When replacing an original window, use materials that are the same as the original. P228 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 10 | Page When replacing an original window on the historic resource, the materials used will be the same as those used in the original window. 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. The proposed project will maintain the original window openings when possible and windows that have been altered previously will be restored to the original size, when possible. 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. • The historic profile on AspenModern properties is typically minimal. The proposed project will match, as closely as possible, the profile of the sash and its components to that of the original window on the historic resource. Adding Windows 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. The proposed project will avoid creating new window openings on the historic resource whenever possible. Any new windows that are created will be similar in scale, design, and arrangement as the original windows. Structural integrity will not be compromised at any time. Energy Conservation 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. P229 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 11 | Page If storm windows are to be installed on the historic resource, maintaining the character of the original window will be a priority in the proposed project. Doors Treatment of Existing Doors These guidelines for the treatment of doors apply to all existing and proposed exterior doors, and screen doors. 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. The proposed project will preserve all historically significant doors when possible, including but not limited to the door, door frame, hardware, and detailing. The position and function of the original front door and primary entrances will not be changed. In the event that a secondary entrance must be sealed shut, the work done will be reversible so that the door can be unsealed at a later date if necessary. 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. The proposed project will maintain the original size of the doors and the openings on the historic resource when possible. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. When restoring a historic door or screen door, the historic appearance will be maintained whenever possible. Replacement Doors 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. P230 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 12 | Page When replacing a door or screen door on the historic resource, the replacement door will be similar in appearance to the original door and will adhere to the style of the building. Very ornate doors will be avoided unless photographic evidence supports otherwise. Adding Doors 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. • 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. The proposed project will avoid creating new doors on the historic resource. In the event that a new door is installed, the location, style, and size will be similar to the historic openings on the historic resource. The integrity of the structure will not be compromised. Energy Conservation 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. • Match the material, frame design, character, and color of the primary door. • Simple features that do not detract from the historic entry door are appropriate for a new storm door. • New storm or screen doors should be in character with the primary door. In the event that a storm door is installed on the historic resource, the door will match the material, frame design, character, and color of the primary door. Door Hardware 4.7 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. • On Aspen Victorian properties, conceal any modern elements such as entry key pads. In the event that hardware needs to be replaced on the historic resource, it will be to the appropriate scale of the door and will be in the appropriate style of the building. Porches & Balconies Treatment 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. P231 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 13 | Page • Expanding the size of a historic porch or balcony is inappropriate. The proposed project will preserve and repeat the proportions of the original porch, when possible. All necessary steps will be taken to match replacement elements to the original element. The proposed project will not expand the size of the historic porch. 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. The proposed project will avoid removing or covering historic materials and details including those associated with the porch. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. The proposed project will not enclose the porch on the historic resource. If any of the original porch has been enclosed previously, necessary steps will be taken to reopen the porch when appropriate. Reconstruction 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. If reconstruction of a porch is necessary on the historic resource, the porch will match the form, character and detail of the original as much as is feasibly possible. When available, historic photographs will be used to achieve accuracy. Steps, Handrails, and Guardrails 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. If new steps are to be added on the historic resource, the steps will be constructed out of the same materials as the original, will be to scale with the porch as well as to the entry door, and will be located in the original location. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in P232 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 14 | Page character and different from the historic detailing on the porch or balcony. The proposed project will add handrails or guardrails if they are required by the building code. They will be simple in design and will maintain the design standards set forth by the historic building. Architectural Details Treatment of Architectural Features 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. The proposed project will preserve significant architectural features and will repair those that are deteriorated. Recognized preservation methods will be used to repair architectural details whenever possible. Materials used to repair architectural details will be of like material as the original. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. In the event that the proposed project requires that an architectural detail be removed for restoration, the appropriate preservation method will be employed to minimize damage and to insure accurate replacement. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. In the event that an architectural detail is deteriorated on the historic resource, only the portion of the detail that is deteriorated will be removed and replaced. All materials used to replace the deteriorated portion will be of like material, for instance wood for wood. All replaced materials will match the original. 6.4 Repair or replacement of missing or deteriorated features are required to 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. P233 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 15 | Page • 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. The proposed project will use historic photographs whenever possible to replace or restore architectural details to the original form. If redevelopment is impossible, necessary steps will be taken to ensure the most accurate interpretation of the original. 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. The proposed project will not use guess work to design replacement parts. All necessary steps will be taken to accurately recreate the historic design/detail. Roofs Treatment of Roofs 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. The proposed project has preserved the original form of the roof including decorative detailing. Where the original roof has been altered previously, restoration will be considered when possible. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. The proposed project will maintain and preserve the original eave depth. 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. In the event that skylights or other rooftop devices are added to the proposed project, all necessary steps will be taken to minimize the visual impact of the devices. 7.4 New vents should be minimized, carefully, placed and painted a dark color. P234 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 16 | Page • 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. Any addition of new vents in the proposed project will be done so in a discreet manner. Whenever possible new vents will be located on non-street facing facades and historic chimneys will be used as chases. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. The proposed project will preserve any original, functioning or non-functioning chimneys. When possible and if historic documentation exists, missing chimneys will be reconstructed. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. • A new dormer is not appropriate on a primary, character defining façade. • A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. • The mass and scale of a dormer addition must be subordinate to the scale of the historic building. • While dormers improve the livability of upper floor spaces where low plate heights exist, they also complicate the roof and may not be appropriate on very simple structures. • Dormers are not generally not permitted on AspenModern properties since they are not characteristic of these building styles. No new dormers are to be created in the proposed project. Materials 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. The proposed project will preserve any original roof materials when possible. In the event that historic roofing material needs replacement, materials similar to the original, including color will be used. 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. P235 IV.B. HPC Final Design / 834 W. Hallam, LLC 834 W. Hallam Street (PID#273512304002) 18 May 2017 17 | Page • 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, nonreflective finish and match the original seaming. New or replacement roof material used in the proposed project will be similar in scale, color and texture to the original. All materials used will be appropriate and no material used will be reflective, architectural details will not be obscured, and a metal roof will not be used. 7.9 Avoid using conjectural features on a roof. • Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. The proposed project does not include conjectural features on the roof. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • 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. Every effort will be made to minimize the visual impact of gutters placed on the building. The placement of downspouts will also consider visual impact and will not obscure any architectural details whenever possible. The materials used for the gutters and downspouts will be in character with the style of the building. P236 IV.B. P237IV.B. P238IV.B. P239IV.B. P240IV.B. P241IV.B. P242IV.B. P243 IV.B. P244 IV.B. P245IV.B. P246IV.B. P247IV.B. P248IV.B. P249IV.B. P250IV.B. P251IV.B. P252IV.B. P253IV.B. P254IV.B. P255IV.B. P256IV.B. P257IV.B. P258IV.B. P259IV.B. P260IV.B. P261IV.B. P262IV.B. P263IV.B. P264IV.B. P265IV.B. P266IV.B. P267IV.B. P268IV.B. P269IV.B. P270IV.B. P271IV.B. P272IV.B. P273IV.B. P274IV.B. P275IV.B. P276IV.B. P277IV.B. P278IV.B. P279IV.B. P280IV.B. P281IV.B. P282IV.B. P283IV.B. P284IV.B. P285IV.B. P286IV.B. P287IV.B. P288IV.B. P289IV.B. P290IV.B. P291IV.B. P292IV.B. P293IV.B. P294IV.B. P295IV.B. P296IV.B. P297IV.B. P298IV.B. P299IV.B. P300IV.B. P301IV.B. P302IV.B. P303IV.B. P304IV.B. P305IV.B. P306IV.B. P307IV.B. P308IV.B. P309IV.B. P310IV.B. Strengthening Community Through Workforce Housing 834 W. Hallam Affordable Housing Project Page 1 MEMORANDUM TO: Justin Barker, Community Development Department FROM: APCHA Board of Directors THRU: Mike Kosdrosky, Executive Director Cindy Christensen, Deputy Director DATE: June 22, 2017 RE: 834 West Hallam Street Affordable Housing Project: Restoration and Relocation of a Landmark Structure and new on-site Development for a 100% Affordable Housing Project and Establishment of Certificates of Affordable Housing Credits PROJECT/ISSUE: The applicant for 834 West Hallam Street, 834 West Hallam, LLC, is seeking approval for the restoration and relocation of a landmark structure and development of an 100% for rent affordable housing project generating affordable housing credits. The APCHA Board reviewed the previous application on May 18, 2016 and recommended approval of seven Category 2 and 3 ownership units, creating housing for 18.75 FTEs. PROPOSAL: The applicant proposes a 100% affordable housing rental project consisting of five Category 3 apartments and two Category 4 apartments in exchange for Certificates of Affordable Housing Credits, under Chapter 26.540 of the City of Aspen’s Land Use Code. The units are broken down as follows: Bedrooms/ Unit Category Baths Net Livable No. of FTE’s 1 4 2/2 753.25 2.25 2 3 2/2 790.75 2.25 3 3 3/2½ 992.00 3.0 4 4 3/2½ 1,026.75 3.0 5 3 1 770.75 1.75 6 3 4/2 1,150.00 3.5 7 3 3/2 1,015.00 3.0 TOTAL 18.75 P311 IV.B. 834 W. Hallam Affordable Housing Project Page 2 The applicant is requesting that the APCHA Board recommend rental units with the ability to exercise option to sell the units individually to qualified households at later date. DISCUSSION: Estimated Housing Credit Values The applicant is requesting the use of the Certificates of Affordable Housing Credits for the project. The APCHA mitigation standards based on unit type are as follows: Unit Type Mitigation Standard Dormitory 1.00 FTE/Unit Studio 1.25 FTE/Unit One-Bedroom 1.75 FTE/Unit Two-Bedroom 2.25 FTE/Unit Three-Bedroom 3.00 FTE/Unit These units would create the following number of FTE’s: One-bedroom 1 unit X 1.75/Unit = 1.75 FTE’s Two-bedroom 2 units X 2.25/Unit = 4.50 FTE’s Three-bedroom 3 units X 3.00/Unit = 9.00 FTE’s Four-bedroom 1 unit X 3.50/Unit = 3.50 FTE’s TOTAL = 18.75 FTE’s Under Section 26.540 of the City of Aspen Land Use Code, Certificates of Affordable Housing Credit, a credit can be established for Category 4 and lower units. The estimated minimum market value for credits is based on the established Fee-In-Lieu (FIL) rates per Full-Time Equivalent employee (FTE) found in the land use code. Fee-In-Lieu (per FTE): Category 1: $356,433 Category 2: $320,186 Category 3: $286,495 Category 4: $223,072 Allowing all a mixture of Category 3 and Category 4 units for this project could yield an estimated minimum market value of over $5 million for 18.75 FTE’s in the Housing Credit market: P312 IV.B. 834 W. Hallam Affordable Housing Project Page 3 Category FTEs X FIL Rate = Est. Minimum Market Value 3 – 1-bdrm (1) 1.75 X $286,495/FTE = $501,366.25 3 – 2-bdrm (1) 2.25 X $286,495/FTE = $644,613.75 4 – 2-bdrm (1) 2.25 X $223,072/FTE = $501,912.00 3 – 3-bdrm (2) 6.00 X $286,495/FTE = $1,718,970.00 4 – 3-bdrm (1) 3.00 X $223,072/FTE = $669,216.00 3 – 4-bdrm (1) 3.50 X $286,495/FTE = $1,002,732.50 TOTAL: $5,038,810.50 Because of regulatory limitations set by the land use code for mitigating affordable housing using FIL, plus the high cost of mitigating affordable housing through on- and off-site development within the City of Aspen, it is reasonable to assume that the actual market value for Certificates of Affordable Housing Credit will be higher. Target Income Range and Occupancy Needs for Long-term Rental Households The current deed-restricted program has 1,121 long-term rental units as shown below: The largest percentage (37%) of existing long-term rental units are Category 3. The current maximum monthly rental rate for a two-bedroom Category 3 unit is $1,635. According to the Income vs. Units Distribution graph below, there are more Category 3 long- term rental units than percentage of households with a Pitkin County employee in that category income range. Based on this information, there is enough Category 3 units to meet the proportion of Pitkin County working households within that income range. APCHA’s inventory currently satisfies the proportion of households within a Category 3 income range. P313 IV.B. 834 W. Hallam Affordable Housing Project Page 4 The Income vs. Units Distribution graph for current long-term rental categories shows there are not enough Category 1 and 4 units available in APCHA’s inventory to meet the proportion of demand in those income ranges, respectively. The current maximum monthly rental rates for Category 1 and 4 two-bedroom units are $732 and $2,090, respectively. Based on APCHA’s data, this project would serve the community more if there was a mix of Category 1 and 4 units of various types. Request to allow the units as rental with the ability to exercise option for ownership The property is proposed as a rental project with the applicant acting as the landlord for an unspecified period. The applicant wants the option to convert the project at some future date to “for sale” owner-occupied units. APCHA prefers this project remain rental in perpetuity because of the difficulties surrounding ownership, particularly affordability issues for lower category owners (e.g. ongoing ownership costs are unsubsidized, so owners must pay free market prices for ongoing maintenance and repairs) and HOA deferred maintenance of common areas. P314 IV.B. 834 W. Hallam Affordable Housing Project Page 5 Converting this project from rental to ownership at some undefined future date would necessitate the creation of an HOA, which would require governing documents, capital reserve studies, and seed funding. Depending on how far into the future conversion occurs, the unforeseen issue of passing on costly deferred maintenance to new owners could be an unintended consequence, complicating affordability for future buyers. RECOMMENDATION: The APCHA Board reviewed the proposal at their regular meeting held June 21, 2017, and recommend the following: • Recommend 100% rental project with the option to convert to future ownership (i.e. owner-occupied units). However, at such time the owner chooses to sell the units at a future date, allow APCHA and/or City of Aspen a ninety-day Right of First Refusal to purchase the units at the deed-restricted, market price. • All units shall be designated as Category 4 rental units based on current inventory supply and Pitkin County working household needs. • Allow applicant the right to use the Certificates of Affordable Housing Credit program of 18.75 FTE’s. • Criteria established in the May 18, 2016 approval still apply and are as follows: 1. Each unit shall be individually metered for utilities if possible. 2. All units shall be designated as Category 4. 3. The developer shall provide a completed capital reserve study conducted by a designated Reserve Specialist (RS), accepted by APCHA, to the HOA at the time of the sale of the property (either individually or to APCHA and/or the City of Aspen). 4. The units shall include a refrigerator/freezer, stove/oven with hood, dishwasher, and washer/dryer hookups. 5. All bedrooms shall contain a closet. 6. The historic structure will be brought up to the standards stated in Part III, Section 6.B. of the Aspen/Pitkin Employee Housing Guidelines. 7. Minimum occupancy requirements for all units required. 8. The deed restriction will be provided by APCHA, and must be signed and recorded prior to Certificate of Occupancy. The document shall include all language pertinent to maintain the project within the APCHA inventory in perpetuity. P315 IV.B. AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 834 W. Hallam Street,Aspen, CO SCHEDULED PUBLIC HEARING DATE: Wednesday, July 12th , 2017 STATE OF COLORADO ) ) ss. County of Pitkin ) I, Tawn Hillenbrand (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. _X_ Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six . (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the _26th day of June , 20 17 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. X_ Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. NA Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) NA_ Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. NA_ Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Sign Lure The foregoing "Affidavit of Notice" was acknowledged before me this_26th_day of June , 20_17_, by Tawn Hillenbrand PATRICK S. RAWLEY WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO My commission issiexpires: 7 f Zt'/ 10 NOTARY ID#19994012259 My. Commission Expires July 26,2020 Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 THE CITY OF ASPEN City of Aspen 130 S. Galena Street, Aspen, CO 81611 p: (970) 920.5000 f: (970) 920.5197 w: www.aspenpitkin.com NOTICE OF PUBLIC HEARING RE: 834 W. Hallam Street Public Hearing: Wednesday, July 12th, 2017, 4:30 PM Meeting Location: City Hall, Council Chambers 130 S. Galena St., Aspen, CO 81611 Project Location: 834 W. Hallam Street, Aspen, CO 81611 Description: The applicant requests final HPC approvals for the construction of a 100% affordable housing project which includes restoration and relocation of the historic structure and construction of two new structures. Land Use Reviews Requested: Final Major Development, Growth Management, Establishment of Affordable Housing Credits Decision Making Body: Historic Preservation Commission Applicant: 834 W. Hallam Associates, LLC 515 W. Gillespie Street, Aspen, CO 81611 More Information: For further information related to the project, contact Justin Barker at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2797,justin.barker@cityofaspen.com. Pitkin County Mailing List of 300 Feet Radius From Parcel: 273512304002 on 06/19/2017 • 4:11f1' KIN COVNT4 Instructions: 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. Disclaimer: 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. http://www.pitkinmapsandmore.com BUMP LINDA LIGHT CKS ASPEN LLC PLATERO CHILDRENS TRUST 801 BASELINE RD 2412 INGLESIDE AVE#1A 8000 N FEDERAL HWY#200 BOULDER,CO 80302 CINCINNATI,OH 45206 BOCA RATON,FL 33487 ASPEN TOWNHOME LLC ROTHMAN MARK S&SANDRA C HEISLEY AGNES M TRUST 2151 ROCKCRESS WY 100 N 8TH ST#12 70 W MADISON ST#5600 GOLDEN,CO 80401 ASPEN,CO 81611 CHICAGO, IL 60602 MATTHEWS DEE R LARNER JACQUELINE L LEWIS JOHN G 5121 52ND ST NW 376 DAHLIA ST 376 DAHLIA ST WASHINGTON,DC 20016-4379 DENVER,CO 80220 DENVER,CO 80220 MANDERSON NANCY R MANDERSON NANCY R MAR TRST BRUFF SHERLYNNE GUEST&HAROLD H 2212 RICE BLVD 2212 RICE BLVD 337 ARAPAHOE AVE#101 HOUSTON,TX 770052628 HOUSTON,TX 77005 BOULDER,CO 80302 SHURMAN JOHN&CAROLYN WEST SOREN P&KAREN C BECKER RACHEL 100 N 8TH ST#29 853 PLEASURE RD 1000 PARK AVE ASPEN,CO 81611 LANCASTER,PA 17601 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HERMAN LLOYD 4128 RHODES AVE 4128 RHODES AVE 320 N 7TH ST STUDIO CITY,CA 91604 STUDIO CITY,CA 91604 ASPEN,CO 81611 MADSEN GEORGE W JR&CORNELIA G WEST HALLAM STREET LLC WAGAR RICHARD H 931 W FRANCIS ST 210 AABC STE MM PO BOX 9063 ASPEN,CO 81611 ASPEN,CO 816113513 ASPEN,CO 81612 FARRELL EMILY WEINGART JAMES B&PATRICIA L WATERS SOMERSET 600 E MAIN ST#201 55 GREENTREE 155 W 68TH ST#1510 ASPEN,CO 81611 CHAGRIN FALLS,OH 44022 NEW YORK,NY 10023 SHANE STEVEN DAVID&CLARE EVERT BOYE CAROL MATKIN SALOISE 117 S MONARCH ST 7 TEPEE ST PO BOX 8644 ASPEN,CO 81611 HAMPTON BAYS,NY 119461736 ASPEN,CO 81612-8644 BOSKO DANIEL A WYATT TERESA CRITERION HOLDING CO LLC PO BOX 9171 790 W HALLAM ST#9 790 W HALLAM ST #10 ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 816111157 GRUIA LIVING TRUST MANGONE PARTNERSHIP LP MICROPLAS MGMT CO 2353 BROOKSHIRE LN 12687 W CEDAR DR#100 790 W HALLAM#10 LOS ANGELES,CA 90077-1340 LAKEWOOD,CO 80228 ASPEN,CO 81611 COHEN ANTHONY H REV TRUST COHEN SANDRA REV TRUST 5 STRING LLC 6000 ISLAND BLVD#2608 6000 ISLAND BLVD#2608 PO BOX 1709 AVENTURA,FL 33160 AVENTURA,FL 33160 GATLINBURG,TN 37738 FOREST SERVICE ASPEN HEADQUARTERS SAXON BRUCE CHARLES SAXON FAMILY DELTA TRUST 806 HALLAM ST 6677 S EVANSTON CIR 6677 S EVANSTON CIR ASPEN,CO 81611 TULSA,OK 74136 TULSA,OK 74136 MARKEY PETER&CHRISTINE BENDON CHRISTOPHER J SANZONE SHERI A 922 W HALLAM 920 W HALLAM ST 920 W HALLAM ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 LENK MEREDITH BORDERICK MARK BLAIR ALISON&WINFORD R 937 WEST HALLAM ST 939 W HALLAM 941 W HALLAM ASPEN,CO 81611 ASPEN,CO 81611-1163 ASPEN,CO 81611 GABEL PAMELA SUE DITTMAR KRISTIN BURKE EMILY 943 W HALLAM 945 W HALLAM AVE 947 W HALLAM ST#947 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 KOSFIELD ASPEN LC ASPEN VILLAS CONDO ASSOC INC VILLAS OF ASPEN TOWNHOUSES ASSOC 100 SE SECOND ST#2800 814 WEST BLEEKER ST 100 N 8TH ST MIAMI,FL 33131 ASPEN,CO 81611 ASPEN,CO 81611 RED HOUSE ENCLAVE CONDO ASSOC ASPEN WEST END CONDO ASSOC FRANCIS STREET CONDO ASSOC 937 W HALLAM ST COMMON AREA COMMON AREA ASPEN,CO 81611 790 W HALLAM ST 733 W FRANCIS ST ASPEN,CO 816113105 ASPEN,CO 81611 FRANCIS STREET TOWNHOMES CONDO AS: SAGEWOOD CONDO ASSOC ASPEN DRAGONFLY PARTNERS III LLC COMMON AREA 910 W HALLAM ST 601 E HYMAN AVE 901 W FRANCIS ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN DRAGONFLY PARTNERS IV LLC GATEWAY ASPEN LLC • 625 E HYMAN#201 605 W MAIN ST#2 ASPEN,CO 81611 ASPEN,CO 81611 • • .41,-i- -• -4" .1 :,•:',....,.t'‘."\- 4.-1c10 ....,•-"ik aitc.5,'. ..- %,,-," 1$7141. .„4.1,rit •-illi -sts-1.1..iironic--- . , ei Irritirce-mo; 4 ril 1`21' 13 - - - 3 1 3 •-,) rilft,t....4„:. st.1,,, , ,i,s;„, , ,..,. ..„:7.,,..- , . c,„ r iii E n:, ° en i t'' I ., - g 'i, s s 5 5 gi cow &mow FacLE3gre. co u, D it. c.-1t.'1;a'11,-7 --e.' :::"A7.47111,7-,,...?:.(s.14.,•••4.... 1 v.- 7s A c,' 0 [I I § I i te;2.1,T DOD se-vorivia .. 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' - ---l- “"- bt-'2,.. .':.:.}t`.$4-.).-:••.;-5-...!4•••:' ''.---.,- •...--- .. • Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty(30) days prior to the date scheduled' for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and, new Specially Planned Areas, are subject to this notice requirement. . • Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other- sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. , Signa e The foregoing"Affidavit of Notice" was acknowled ed before me this 2.3 day of Jt_a _ , 2011_, by _d.•„rr. SG NG110E OF PUBLIC NEARING ,. 1 "` 1 RE:834 W.Hallam Street I{ 'Public Hearing: WITNESS MY HAND AND OFFICIAL SEAL Wednesday,July 1216,2017,4:30 PM Meellnyy Location:City Hall,Council Chambers Project Location: 1roe.Galeaon.Aspeq CO 81611 834 W.Ht/ Hallam Street. Co 81611 My commission expires: \ Lepel DeacrlpNan PID No,2735123-04-002 Lots K 8 L,Block tq City , _ and Townsite of Aspen,County of RAin,State of Colorado 0...I I .s `' / „10 Al Cototaplion - The applicant requests tial HPC approvalroue lss for the 'r• whichw` indudesresora�aand affordable of the his-• Notary Public toric structure and construction of two new sum- tures. Land Use Reviews Req: Final Mat oeAelopmeet,Growth reagement.Es- tablishment KAREN REED PATTERSON sion of Body:Mousing Credits Decision Making Body: NOTARY PUBLIC �p5Hi1orc Preservation Commission _ /31..1411;Hallam Associates LLC STATE OF COLORADO 515 W.Gillespie Sheet,Aspen,CO 81611MATTACHMENTS AS APPLICABL NOTARY ID#19964002787 For Information PUBLICATION Jusfurther Barker ityylof s�sopethn roim^ n�I My Commission Expires February 16,2020 vCO.(970)4229 27�ryyryn barrkker@cat Galena St, OF THE POSTED NOTICE (SIGN) • Published Si the Aspen Times on Jane 22, 2017)WNERS AND GOVERNMENTAL AGENCIES NOTICED 70000721o2•- ERTIFICATION OF MINERAL ESTAE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 834 W. Hallam Street, Aspen, CO SCHEDULED PUBLIC HEARING DATE: Wednesday, July 12th , 2017 STATE OF COLORADO ) ) ss. County of Pitkin ) Tawn Hillenbrand (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. X_ Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six . (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the _26th_ day of June , 20_17 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. X Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. NA Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) _NA_ Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subjebt to this notice requirement. NA_ Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Sig1 ;ttA The foregoing "Affidavit of Notice" was acknowledged before me this 26th_day • • of June , 2017 , by Tawn Hillenbrand PATRICK S. RAWLEY WITNESS MY HAND AND OFFICIAL SEAL NOTARY PUBLIC STATE OF COLORADO My commissionexpires: 7 f a. /-20 NOTARY ID#19994012259 MY Commission Expires July 26,2020 Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BYMAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BYC.R.S. §24-65.5-103.3 Pitkin County Mailing List of 300 Feet Radius From Parcel: 273512304002 on 06/19/2017 • TKIN COU NTg Instructions: 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. Disclaimer: 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. http://www.pitkinmapsandmore.com THE CITY OF ASPEN City of Aspen 130 S. Galena Street, Aspen, CO 81611 p: (970) 920.5000 f: (970) 920.5197 w: www.aspenpitkin.com NOTICE OF PUBLIC HEARING ' RE: 834 W. Hallam Street Public Hearing: Wednesday, July 12th, 2017, 4:30 PM Meeting Location: City Hall, Council Chambers 130 S. Galena St., Aspen, CO 81611 Project Location: 834 W. Hallam Street, Aspen, CO 81611 Description: The applicant requests final HPC approvals for the construction of a 100% affordable housing project which includes restoration and relocation of the historic structure and construction of two new structures. Land Use Reviews Requested: Final Major Development, Growth Management, Establishment of Affordable Housing Credits Decision Making Body: Historic Preservation Commission Applicant: 834 W. Hallam Associates, LLC 515 W. Gillespie Street, Aspen, CO 81611 More Information: For further information related to the project, contact Justin Barker at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2797, justin.barker@cityofaspen.com. ATKINSON SUZANNE E WICKERT JILL A TRUST LIGHTHALL DIANE 100 N EIGHTH ST#19 16255 VENTURA BLVD#800 5455 LAKESHORE DR ASPEN,CO 81611 ENCINO,CA 91436 LITTLETON,CO 80123 SHAPIRO MARK ABELLO REAL ESTATE TRUST MCNAIR STEPHEN&STACY 4554 ROCK RIDGE LN 814 W BLEEKER ST#E6 2 STILLFOREST AKRON,OH 44333 ASPEN,CO 81611 HOUSTON,TX 77024 BRITTINGHAM JOHN SHELBY ASPEN COLORADO LLC 23 8TH ST LLC 100 N 8TH ST#22 100 N 8TH ST#5 PO BOX 8193 • ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81612 • HARPER DONNA M REV TRUST 31 ASPEN VILLAS LLC NAFTALIS RICHARD C&ELIZABETH Z 27 PELICAN PL 4 JACKSON DR 5315 ROYAL LN BELLEAIR,FL 33756 ACTON,MA 01720 DALLAS,TX 75229 HATCH DEBORAH SMITH REV TRUST VILLA 15 LLC CROSSETT JENNIFER A PO BOX 12366 PO BOX 1307 1333 E 3RD AVE ASPEN,CO 81612 ASPEN,CO 81612 DENVER,CO 80218-3906 MURRY SHAWN P BLAU SYLVIA KENNER SAMUEL 1333 E 3RD AVE 1 GROVE ISLE DR#410 1 GROVE ISLE DR#410 DENVER,CO 802183906 MIAMI,FL 33133 MIAMI,FL 33133 • SACHDEVA SANDEEP MORRIS CRAIG S REVOC TRUST TRAN HONG HUONG 71 W HUBBARD ST#4508 612 OREGON TRAIL 814 W BLEEKER ST#C1 CHICAGO, IL 60654 ASPEN,CO 81611 ASPEN,CO 81611 WEST END PROPERTY LLC MARIE MYCHAL B SHERIDAN DAVID R II 814 WEST BLEEKER ST#B6 4589 SILVER DALE CT 52 JACKSON ST ASPEN,CO 81611 CASTLE ROCK,CO 80108 DENVER,CO 80206 LUU TONG KHON TRAN TUYET LE TOPELSON ALEJANDRO 814 W BLEEKER ST#B4 814 W BLEEKER ST#B4 4725 S MONACO ST#330 ASPEN,CO 81611 ASPEN,CO 81611 DENVER,CO 80237-3468 814 W BLEEKER B2 LLC TALENFELD HOWARD M&JULIE Z CONNER IRENE A RES TRUST PO BOX 3695 690 LEIGH PALM AVE PO BOX 38 BASALT,CO 81621 PLANTATION,FL 33324 PALISADE,CO 81526 ARETZ REALTY INC FERTIG DALE M BERKOWITZ STEVEN 4725 S MONACO ST#330 1009 SE 2ND ST 814 W BLEEKER#E2 DENVER,CO 80237 FORT LAUDERDALE, FL 33301 ASPEN,CO 81611 KLUG WARREN&KATHLEEN GELLER SCOTT MINNESOTA MATERNAL 100 N 8TH ST#3 4755 SUMMERLIN RD#1 2115 DWIGHT LN ASPEN,CO 81611 FORT MYERS,FL 33919 MINNETONKA,MN 55305 , KURTZ KAREN L QPRT DUPPS KATHERINE MCNUTT RAY EVERETT II 17358 S MCKENNA DR 814 W BLEEKER ST#A2 814 W BLEEKER ST#A2 PLAINFIELD,IL 60586 ASPEN,CO 81611 ASPEN,CO 81611 OTTEN DOUGLAS&GLENDA AARONS MARTHA REV TRUST SIEGEL ELIZABETH N&NEIL B 5103 SEA PINES DR 100 N 8TH ST#26 100 N 8TH ST#8 DALLAS,TX 75287 ASPEN,CO 81611 ASPEN,CO 816113145 FRANCIS STREET LLC ECKART CHARLES F GILES NATHAN R PO BOX 1365 910 W HALLAM ST APT 5 40 W BASELINE RD STE 219 ASPEN,CO 81612 ASPEN,CO 81611 TEMPE,AZ 852831260 MCTAMANEY ROBERT A III 2012 FAMILY TRt BLANZ JAMES M BRADY KAREN KAY 123 LAUREL ST 6344 NW 50TH ST 15 CASTLE HARBOR IS SAN FRANCISCO,CA 94118 CORAL SPRINGS, FL 33067 FORT LAUDERDALE, FL 333086011 GORTAN TIZIANO&ENRICA U TALENFELD ELIZABETH G OTT JOHN&CAROL M 260 COLUMBINE CT 915 W FRANCIS ST 129 LITTLE ELK CREEK AVE BASALT,CO 81621 ASPEN,CO 81611 SNOWMASS,CO 81654-9318 1/4 PHIPPS TIFFANY HENDERSON CHANTAL NICOLE PATEL VAISHALI N 910 W HALLAM ST#3 PO BOX 2440 910 W HALLAM ST#10 ASPEN,CO 81611 ASPEN,CO 81612 ASPEN,CO 81611 ANDERSON ANGUS A WYLY CHERYL R MARITAL TRUST SANCHEZ ANDY L&MICHELLE MAINS 277 WILLITS LN 210 S WEST END ST PO BOX 1801 BASALT,CO 81621 ASPEN,CO 81611 ASPEN,CO 81612 BIXBY NINA SIMMONS W JUNE TRUST HERMAN LLOYD 4128 RHODES AVE 4128 RHODES AVE 320 N 7TH ST STUDIO CITY,CA 91604 STUDIO CITY,CA 91604 ASPEN,CO 81611 MADSEN GEORGE W JR&CORNELIA G WEST HALLAM STREET LLC WAGAR RICHARD H 931 W FRANCIS ST 210 AABC STE MM PO BOX 9063 ASPEN,CO 81611 ASPEN,CO 816113513 ASPEN,CO 81612 FARRELL EMILY WEINGART JAMES B&PATRICIA L WATERS SOMERSET 600 E MAIN ST#201 55 GREENTREE 155 W 68TH ST#1510 ASPEN,CO 81611 CHAGRIN FALLS,OH 44022 NEW YORK,NY 10023 SHANE STEVEN DAVID&CLARE EVERT BOYE CAROL MATKIN SALOISE 117 S MONARCH ST 7 TEPEE ST PO BOX 8644 ASPEN,CO 81611 HAMPTON BAYS,NY 119461736 ASPEN,CO 81612-8644 BOSKO DANIEL A WYATT TERESA CRITERION HOLDING CO LLC PO BOX 9171 790 W HALLAM ST#9 790 W HALLAM ST #10 ASPEN,CO 81612 ASPEN,CO 81611 ASPEN,CO 816111157 GRUIA LIVING TRUST MANGONE PARTNERSHIP LP MICROPLAS MGMT CO 2353 BROOKSHIRE LN 12687 W CEDAR DR#100 790 W HALLAM#10 LOS ANGELES,CA 90077-1340 LAKEWOOD,CO 80228 ASPEN,CO 81611 COHEN ANTHONY H REV TRUST COHEN SANDRA REV TRUST 5 STRING LLC 6000 ISLAND BLVD#2608 6000 ISLAND BLVD#2608 PO BOX 1709 AVENTURA,FL 33160 AVENTURA,FL 33160 GATLINBURG,TN 37738 FOREST SERVICE ASPEN HEADQUARTERS SAXON BRUCE CHARLES SAXON FAMILY DELTA TRUST 806 HALLAM ST 6677 S EVANSTON CIR 6677 S EVANSTON CIR ASPEN,CO 81611 TULSA,OK 74136 TULSA,OK 74136 MARKEY PETER&CHRISTINE HENDON CHRISTOPHER J SANZONE SHERI A 922 W HALLAM 920 W HALLAM ST 920 W HALLAM ST ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 LENK MEREDITH BORDERICK MARK BLAIR ALISON&WINFORD R 937 WEST HALLAM ST 939 W HALLAM 941 W HALLAM ASPEN,CO 81611 ASPEN,CO 81611-1163 ASPEN,CO 81611 GABEL PAMELA SUE DITTMAR KRISTIN BURKE EMILY 943 W HALLAM 945 W HALLAM AVE 947 W HALLAM ST#947 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 Ab* v 714,.."---, ,,,, 2 ., r ` wv 5 $.... IV'. le; r . .11) a a (n 'x1 .. r^.'.`.ma c i. .� r -,,i .... , :r., •.. i., - w� a , ' C, 1.--.,er � '{ / 2 r - y .1 `''\e r F ( •ter..d '' I ,, N c m o .uzs � r .s F om{ ear. EE E., .� --rs ��c • a r �.{� ,.. Z- s Li} a o - y;, �-,......,,,r �il G �fi �' ( �o 'rte��\w'a Yf :-r N''''..2. _I< �. m F C f lr � ••-,...1..;ft_ '.- .- �'' Z m 8 m 3 s'� - ��f h A__. 7i f p .r rRI yet. -:-.- --e- ..1-1. i' r _ tzr..,.. .e.: ,:_,:_zzitr_ .„..t:+ a o ,;rcs ,t 1-: +..,,, . t•'camf � r � Z s n o arm 5e., �I 41) ° 3 rl , o z•'4 .., Wi,,,,. t. o U L 1 S N1 N..ell--...x . ,1 '• -J.se J t: i• r` '3 Tye as c o, x g.,..:,Y M 1'1/'}J�F •A F+` ffhJ �T : �Y'�f L U E to '1 i r ^'`�- _azo,r ��t„-(-.,,p/ 1 ".. , -- r'7j.� 4.4.' ' �”" a 9 �, f � t ...ti,-,;. .. \•,-,!..,,...a.... a s ar g J � C L `.N1 - C� (' )� ^i 4 f J L, '4§?' a 1? R n rw.- F✓ o , 7I q r ray �. �f ¢ ),f �i 'a -i+ ' tt--��1. rc �+ Y� • '7 r;., lr/.0 'jd r fir _ Z Yr $ ho 14 to EEE `ik'^� Cwt:.^�--•. r 4}. a e M �4 'a r, � � asi ` y i - -A Nl it OB2lbp� -f ti �+r sit i 141'•''/ J )A]� > v PUBLIC NOTICE Date: July 12, 2017 Time: 4:30 PM kilt Place: 130 S Galena St., City Hall, Council Chambers Iliti:: Purpose: , Applicant (834 West Hallam z ', Associates, LLC, 515 W. Gillespie :. Street, Aspen, CO 81611) requests. nfinal HPC approvals for construction ,r,, of affordable housing units. Reviews include Final Major Development, iii Growth Management, Establishment i e f Affordable Housing Credits. For i rther information contact Aspen .4,,T 1 . ening Dept. at 970-920-5090. t I )\ ;i STA I frUSON ASSOCIATESINC �I :�,ea, ❑•� � 'rJe1. IN 3 . 1 aspen Colorado 9, , ,. ., I.ojo ,os,a Inloo a el I Ino.mm ww raplannln Q t I / �+ 7 I • • Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, SPAs or PUDs that create more than one lot, new Planned Unit Developments, and. new Specially Planned Areas, are subject to this notice requirement. • .Rezoning or tett amendment. Whenever the official zoning district map is in any • way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. J Signature The foregoing "Affidavit of Notice" was acknowledged before me this 23 day of , 2011 , byeyee...., core-t,n NOTICE OF PUBLIC HEAPING PE:305-307 S. street, WITNESS MY HAND AND OFFICIAL SEAL publbglwing: - Wednesday.Jury 12,2017,4:30 p.m. • Meeting Loeatbn: / Cit1yy Hag,Ciy Council Chambers yrs Project Location: o aton.Aspen,CO at61t My commission�j/ei�x�/p/'(l/yre$: y(Y^/ l;J Unts A LB,a 1 f[thQ 11 o�/ 305-307 S.Mill Street , 1 Legal CityDescription: Units A. B,and C.Aspen Commercial Condomin4 urns, City and Towanda of Aspen, Colorado. !9 000x2]3]-182-17-802 and 2]3J-182-1]-003 through- 005 NO y Public 0eecHpttom Approval Inas been granted to partially lure. sh, remodel and expand Ne excproj stn e. • .tura. The applicant proposes the same project de sign,except that all of the existing structure us to be • demolished and replaced. HPC wit review the pro-r pored revisions to ensure the project's conformance I KAREN REED PATTERSON with the designguidelinesand otherapplicable NOTARY PUBLIC Land Use Codes •Land Amendment to Anal Maar Development CTACHMENTS AS APPLICABLE: STATE OF COLORADO and Final CommeMaking Dal Design review 1 -NOTARY ID#19964002767 Decision Making Body: BLICATION Aik Preservation Canmissitn My Commission Expires February 15,2020 Applicant: 305-7• Mill Street LLC,2001 N.Halsted Street,Ste. F THE POSTED NOTICE (SIGN) 304.Campo,IL 60614 o Mre Infomation: Fpr furtherrbattalion related to oho pmunit,contactDi- HERS AND GOVERNMENTAL AGENCIES NOTICED Amy Slmon'a a Cary of Moan Community Gavel- I o meat De nt, 3t S.Galena St,Aspen,CC, i , (870)429.2750,amy.simon Ocityofaspen.com. Published in the Moen Times on June 22 2017 TIFICATION OF MINERAL ESTAE OWNERS NOTICE npv.—zAtcv J5Y C.R.S. §24-65.5-103.3 ° s AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 305-7 S. Mill St. Aspen, CO SCHEDULED PUBLIC HEARING DATE: �']i , 2017_ STATE OFOLORADO ) ) ss. County of Pitkin ) I, Sara Adams (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that 1 have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. x Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the 26th day of June , 2017, to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. x "Mailing of notice. By the mailing of a notice obtained:from th'e;Community Development Department, which contains the informationjdescribed in Section 26.304.060(E)(2) of the Aspen Land Use Code. At Ieast'Yifteen (15)days;prior to the public hearing, notice was hand delivered or mailed-by firstclass-postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of naines and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Signature i14 The foregoing "AffidavitYR of Notice" was acknowledged ledged before me this&0 day of u e} , 20 � by ara ITdctvi'ts . WITNESS MY HAND AND OFFICIAL SEAL TA L. N NOPUBLIC NOTARY PUBLIC My commission expires: fl I7.5 f uJE?- NO STATE OF COLORADO 4-LA NOTARY ID 20014030017 L-. k l (C11I/1 MY COMMISSION EXPIRES 09/26/2017 I ° "V 1 Notary Public ATTACHMENTS AS APPLICABLE: • COPY OF THE PUBLICATION • PHOTOGRAPH OF THE POSTED NOTICE(SIGN) • LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 Pitkin County Mailing List of 350 Feet Radius From Parcel: 273718217004 on 06/26/2017 /J1IKIN " OU1T QYD C" Instructions: 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. Disclaimer: . 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. http://www.pitkinmaosandmore.com 407 HYMAN LLC BARNETT FYRWALD HOLDINGS INC 305-7 MILL STREET LLC 51027 HWY 6&24#100 2222 COTTONDALE LN#200 2001 NORTH HALSTED#304 GLENWOOD SPRINGS,CO 81601 LITTLE ROCK,AR 722022017 CHICAGO, IL 60614 434 EAST COOPER AVENUE LLC KANDYCOM INC WHITE RIVER HOLDINGS LLC 2001 N HALSTED STE 304 766 SINGING WOOD DR 605 E MAIN ST#7 CHICAGO, IL 60614 ARCADIA,CA 91006 ASPEN,CO 81611 426 EAST HYMAN AVE LLC COX ANTHONY E LVG TRUST 413 EAST HYMAN AVENUE LLC PO BOX 4068 20 GRAINGER LN 2001 NORTH HALSTED#304 ASPEN,CO 81612 SANTA CRUZ,CA 95060 CHICAGO, IL 60614 411 EAST HYMAN AVENUE LLC 410 AH LLC CARLSON BRUCE E TRUST 2001 N HALSTED#304 PO BOX 4068 PO BOX 3587 CHICAGO, IL 60614 ASPEN,CO 81612 ASPEN,CO 81612 G&K LAND CO LLC THOR 228 S MILL ST LLC VALLEY INVESTMENTS LLC 0167 WILLOW LN 1000 WILSON BLVD#2100 602 E COOPER#202 CARBONDALE,CO 81623 ARLINGTON,VA 22209 ASPEN,CO 81611 LINDNER PROPERTIES LLC WHEELER BLOCK BUILDING LLC MILL STREET PLAZA ASSOC LLC 17017 SE 26TH ST 211 N STADIUM BLVD STE 201 602 E COOPER#202 BELLEVUE,WA 98008 COLUMBIA,MO 65203 ASPEN ,CO 81611 NORTON LLC WOODS FAMILY LP FREDRICK LARRY D 101 PLAZA REAL SOUTH#205-S PO BOX 11468 215 S MONARCH ST#G101 BOCA BATON, FL 33432 ASPEN,CO 81612 ASPEN,CO 81611 ROBERTS JANET A • MOJO ASPEN LLC CLARKS ASPEN LLC 215 S MONARCH ST#G101 215 S MONARCH#G102 818 SOUTH MAIN ST ASPEN,CO 81611 ASPEN,CO 81611 BLANDING,UT 84511 GRAND SLAM HOLDINGS LLC ORR ROBERT L CLARK FAMILY TRUST 215 S MONARCH ST#101 2700 G ROAD#12A PO BOX 362 ASPEN,CO 81611 GRAND JUNCTION,CO 81506 ASPEN,CO 81612 BRINING ROBERT D PCU-5 LLC HART GEORGE DAVID&SARAH 215 S MONARCH#203 418 E COOPER AVE#201 PO BOX 5491 ASPEN,CO 81611 ASPEN,CO 81611 SNOWMASS VILLAGE,CO 81615 BERNSTEIN JEREMY M PROFIT SHARING PL KELLY GARY DAVIDSON DONALD W 610 NORTH ST PO BOX 12356 864 CEMETERY LN ASPEN,CO 81611 ASPEN,CO 81612 ASPEN,CO 81611 1000 EAST HOPKINS LLC BRINING ROBERT DAVIS HORN INCORPORATED 215 S MONARCH #104 215 S MONARCH ST#203 215 S MONARCH#104 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 81611 GOODING NANCY A TRUE JAMES R JOHNSON PETER C&SANDRA K 4800 S HOLLY ST. 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