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.Mill Street Shopping plaza,
Exempt from GMP, Employee Housinr-
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MILL
STREET
STATION
MALL
growth management plan submission
2 september 1980
LIST OF DRAWINGS
DRWG. NO. 1 PROJECT LOCATION MAP
2 ADJACENT ZONING
HISTORIC DISTRICT OVERLAY
3 BUS ROUTES
PEDESTRIAN
EXISTING PARKING LOTS
4 EXISTING UTILITY LOCATION
PLAZA LEVEL FLOOR PLAN
MID -LEVEL FLOOR PLAN
OFFICE LEVEL FLOOR PLAN
EAST & NORTH ELEVATIONS
EAST & WEST COURTYARD/
SECTION ELEVATION
SOUTH & NORTH COURTYARD/
SECTION ELEVATION
1
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1
11
Mill Street Shopping Plaza
Growth Management
Plan Submission
APPROVAL REQUEST
The enclosed GMP submission is based upon the re -use of
all of the commercial space located on the property at the
S.W. corner of Mill and Hyman. Because of this, application
is being made for a GMP allotment, commercial section, for
the difference between the existing square footage and the
proposed total square footage. All areas devoted to employee
housing have been exempted from the allotment request,
in accordance with Section 24-10.2 (f) of Ordinance No. 48
(Series of 1977).
Proposed total commercial space 27,000 G.S.F.
Existing commercial space (less) 6,500 G.S.F.
Requested commercial allocation 20,500 C.S.F.
This Application, then, is for 20,500 G.F.S. of commercial
space, as defined in Section 24-10.5 of the above Ordinance
No. 48.
Applicant is building approximately 1,550 square feet of
employee housing, which consists of three studio units.
Applicant is not requesting any commercial for the employee
units which it is constructing.
SUBMITTED TO: CITY OF ASPEN PLANNING DEPARTMENT
130 SOUTH GALENA STREET
ASPEN, COLORADO 81611
APPLICANT: MILL STREET SHOPPING PLAZA
c/o ANTHONY J. MAllA
434 EAST COOPER STREET
ASPEN, COLORADO 81611
ARCHITECT: COPLAND HAGMAN YAW LTD
210 SOUTH GALENA STREET
ASPEN, COLORADO 81611
'
Mill
Street Shopping Plaza
Growth Management
'
Plan
Submission
INTRODUCTION
'
1.
PROJECT NAME:
2.
LOCATION:
1
3.
PARCEL SIZE:
4.
CURRENT ZONING:
' ZONING UNDER WHICH
APPLICATION FILED:
' MAXIMUM BUILDOUT
UNDER CURRENT
ZONING:
5. TOTAL BUILDOUT
PROPOSED:
' 6. BONUS AVAILABLE:
' 7. SPECIAL REVIEW
REQUIRED:
HISTORIC DISTRICT
REVIEW:
MILL STREET
SHOPPING PLAZA
Mill Street
18,000 S.F.
Commercial Core,
City of Aspen
Zoning Code
Commercial Core,
City of Aspen
Zoning Code
27,000 S.F.
(Commercial)
9,000 S.F.
(Bonus Provision)
36,000 S.F.
28,550 S . F.
( Finished Structure)
-6,500 S.F.
(Existing Structure)
22,050 S.F.
Applicant is building 1,550 s. f.
of employee housing, which is
part of the proposed .5 bonus
ratio. This entitles Applicant
to a bonus of 1,000 s. f. of
commercial space which Applicant
is not taking advantage of.
Employee Housing Units will be
subject to special review by the
City Planning 8 Zoning Commission.
For alteration of existing exteriors
and addition, and new building.
8. PROGRAM NARRATIVE: Introduction
As shown on the Vicinity Map, the proposed project is located
on six city lots on which are presently located one structure.
The existing structure is a wooden frame building in need of
major repair and refurbishing. Said structure will be totally
remodeled and refaced with brick, which remodeling and
refacing will make the building homogeneous with the new
building which will be constructed. The existing building
is being retained due to input received from the H.P.C. and
from local citizens.
In addition to the remodeled building, a three level building,
two and one-half levels of which will be above grade,
incorporating commercial and residential uses will be built
on the north, west and south portions of the property.
As a result of incorporating the existing building into the
plan, the massing and scale of the project will characterize
the pedestrian orientation of the buildings. Additionally,
the planning of the site for two structures has allowed the
development of an open pedestrian "street" connecting Hyman
Street and Hopkins Street by virtue of access available
adjacent to the Wheeler Opera House. The massing of the
new building is placed on the north and west portions of
the property, which massing complements that of the Wheeler
Opera House and the Crystal Palace Building. The lack of
substantial mass on the Hopkins Street elevation enhances
the transition from the commercial core area of the City to
the residential portion of the City, which starts in this area
at Monarch Street.
The use of brick masonry and colors complementary to the
surrounding buildings, as well as the extension of the
character and materials of the mall into the project's open
space, will establish a strong link between the project and
adjacent public spaces as well as the neighboring structures.
' Mill Street Shopping Plaza
Growth Management
' Plan Submission
Adjacent Uses
' The evaluation criteria is the extent to which the development
will cause changes in uses or land uses in its vicinity.
' The project will not add any new uses to the vicinity and will
be related to adjacent structures for scale of development; it
can therefore be assumed that it will create no pressures for
changed uses. It is known that a part of the project will
consist of the existing tenants in improved facilities. The
inclusion of employee housing may well have a positive effect
' on similar developments in the vicinity.
Construction Schedule
' Assuming no pre -construction delays, construction on the
remodeled portion of the existing building would start
immediately after the lifts close in 1981 and be completed
' by July 4, 1981. Construction of the new building would
commence simultaneously with the remodelling of the existing
Mill Street Station and be completed by December 1, 1981.
' Due to the central location of the project and the needs of the
public and nearby businesses, a careful schedule of "down
times" and maintaining access will be incorporated during the
construction phase.
' Proposed Uses
' Uses for the project are retail, commercial or office uses except
that the second floor space in the new building is allocated for
community commercial uses, i.e. medical, dental and similar
' professional office space. The second floor to be constructed
over the existing Mill Street Station shall contain employee
housing. The developers are seriously endeavoring to orient
all commercial space toward community uses (shoe store,
pharmacy, household wares, etc.) ; the proposed restaurant
should also benefit the community since it would serve both
tourist and local trade.
PROJECT NARRATIVE: Public Services
Water System
Water will be supplied by an existing 6" diameter public main
(pressure = 95 psi±). The estimated demand will be minimal
as only four additional public restrooms are planned to
service the building, together with a total of three bathrooms
and kitchens for the employee units. The City Water Depart-
ment has indicated that the impact of the proposed project
on existing facilities will be negligible.
Sewer System
The site is presently served by a 12" diameter line under
Mill Street. The impact of only four additional public rest -
rooms and three residential bathrooms and kitchens is
minimal on the present capacity of the treatment plant.
Storm Drainage
An existing 48" diameter storm sewer runs adjacent to the
site under Mill Street. Roof and area drainage will be
piped internally to the storm sewer. Garden level drainage
will be accomodated by a drywell.
I
1
Mill Street Shopping Plaza
Growth Management
Plan Submission
PROGRAM NARRATIVE: Surrounding Zoning & Land Uses
Map No. 1 locates the project in the Commercial Core (CC)
zoning district and the Historic Preservation District.
Surrounding zoning is predominately CC, with some park and
public uses in a three block radius as well as several indivi-
dually designated historic structures. The latter includes the
Wheeler Opera House adjacent to the side to the north.
Surrounding land uses are a six of commercial (retail and
office) and upper -floor residential apartments with some
undeveloped land. Immediately adjacent structures are the
Wheeler, Sabbatini Sports, Aspen Supply (Sardy's), the
Isis Building, The Bank of Aspen, Berko Studio and the
Mother Lode Building.
PROJECT NARRATIVE: Development Outline
Existing commercial space
Existing space to be removed
Net existing commercial space
New commercial space
New employee housing
New total (commercial E housing)
Open space S landscaping
Lot coverage
Total
6,500 S.F.
- 0-
6,500 S.F.
Initial uses for the project are to be retail and commercial
on the plaza and middle levels and office and restaurant
on the office level.
PROJECT NARRATIVE: Development Impact
Transportation and Parking
In accordance with current CC zone requirements, no on -
site parking will be provided; this auto -disincentive should
be particularly effective in view of the limited on -street
parking in the mall area which is one block from the project,
and the excellent pedestrian access from the mall network.
Various parking alternatives are available for employees
within a three block radius, but bus access is better still;
the Silver King bus route goes down Mill Street immediately
adjacent to the project. Also, removal of the existing
parking lot will reduce some vehicular traffic.
Truck deliveries will be made at the alley service dock area,
consistent with present use of the alley by all mall businesses.
This will separate all heavy traffic from pedestrian and on -
street parking areas.
20,500 S.F. It is not anticipated that traffic counts on Mill Street will
increase as a result of this development due to the fact
1,550 S.F. that traffic, shopping and parking habits have been
established by the construction of the malls and the location
28,550 F.S. of available parking and, in general, users will not be in
the area solely to visit this project.
27% It is anticipated that the project will complement the pedes-
73% trian mall by incorporating the concept of protected
pedestrian circulation into the site planning of the project.
100% (18,000 S.F.)
1
Mill Street Shopping Plaza
Growth Management
'
Plan Submission
EVALUATION CRITERIA: Quality of Design
Site Evaluation
'
Architectural Design
Project evaluation is focused on the quality of the open space
and landscaping, undergrounding of utilities and circulation,
Project evaluation is focused on the compatibility of the proposal
including service, safety and privacy.
CJ
with adjacent existing architectural fabric in terms of size,
• F=4
'
height, location, proportion and materials.
Perhaps most significant in this project, along with incorpor-
ating existing structures into the design, is its contribution
O
Some scale qualities of the existing Mill Street Station Mall,
of open pedestrian space as an essential and functional aspect
4=0
'
i.e., low height, covered walkways and pedestrian scale
of the plan. The project proposes an interior "street," as
rA
are highly compatible with neighboring developments and are
an extension of the mall concept of protection, interest
�~
elements that have been retained on the existing building
and amenity for pedestrians, connecting Mill and Hopkins
'
renovation and have also been incorporated into the new portion
Streets. The resultant open space* which is more than
landscaped to
of the project. However, the existing structure creates a
required, will provide a significant new area
discordant note as it appears less substantial than other
the downtown area, which will provide an area for relaxing
adjacent structures in the Aspen tradition of well -constructed
and listening to concerts in a natural feeling environment
'
structures intended for long lives. The approach taken in the
which will be enhanced by a fountain in the middle of the
�■■r
addition/remodeling is to create a better relationship between
while
courtyard.
�■■�
old and new, focusing on site planning and materials,
'
allowing for additional commercial and office space for local
Landscaping will consist of native vegetation, comprised of
based enterprises as well as employee housing.
a texture of flowering crab apple trees, quaking Aspen,
and evergreens. Additionally, evergreen shrubs, spring
'
The new portion was designed to minimize building mass by
bulbs and wild flowers will be incorporated, particularly
Mill Streets.
locating same to the southerly area of the lot, which creates
in the courtyard area and along Hopkins and
a transition to the Wheeler Opera House and retains the
existing pedestrian scale on both Mill Street and Hopkins
All utility and drainage pipes will be completely underground.
'
Street. The resultant courtyard area formed by the new
The energy and safety aspects of exterior radiant snow -
building adjacent to the existing will present an island of
melting for walks will be included to provide increased
green passive landscape which will enhance and continue the
pedestrian safety and comfort.
0
'
existing mall idea, thereby providing areas for sitting and
summer concerts. The inclusion of solar heated snow melting
As previously mentioned, service vehicles will be completely
would maximize usability and compatibility of the courtyard area.
separated from other vehicular and pedestrian circulation
by the use of a service area in the alley to the south. No
Building materials common to the area will be used throughout,
unusual service requirements are anticipated.
including brick masonry walls, dark metal window trim, muted
trim colors, and "street furniture" compatible with the existing
* 4.883 S.F. of open space is 40.6% of the undeveloped lots.
'
mall.
' Mill Street Shopping Plaza
Growth Management
' Plan Submission
Energy
Project evaluation is focused on the ability of the project, its
spaces and uses, to maximize conservation of energy.
Insulation
Based on the current standards of City Ordinance 45 (series
' 1976) for thermal insulation, the project will improve upon
required standards significantly, as follows:
' THERMAL CODE (MIN) PROJECT STANDARDS
WALLS R-20.00 R-25.00
ROOF 25.00 38.00
GLASS 1.43 1.82
PERIMETER 10.00 12.00
FOUNDATION
Design
' The architectural design will incorporate flat roofs with high
insulating performance to take advantage of the insulative
qualities of accumulated snow. Awnings on southerly exposures,
' combined with decidious trees, will minimize potentially
uncomfortable heat gains and cooling requirements.
Conservation Devices
Plans for the project include the use of roof -mounted solar
collectors on the third floor roof where they will not be visible
1
from below. Final determination of collector use has not been
made yet, but they will be utilized to their complete economic
potential, most likely for hot water heating and snow -melt
assist.
Heat recovery devices will be used wherever possible to
reduce space and water heating requirements. Automatic -
reset thermostats will be used in all spaces to reduce night-
time heating requirements. Thermo -syphon loops will be
integrated wherever feasible so as to avoid use of recirculat-
ing pumps.
If any fireplaces are used for the apartments (none are
presently shown) they will use complete outside air ducting
and heat recirculation devices.
Amenities
The evaluation is focused on provisions of usable open space
and bicycle paths.
The project will provide more than the minimum required
open space*; this will benefit both the pedestrian passing
by as well as project users. Through provision of awnings
and permanent protection from sun, rain, and snow, in
addition to completely landscaped court and sidewalk
pedestrian paths designed for safety and user convenience,
the project provides amenities in proportionate excess to
its enclosed floor area.
Bicycles would not be designed for within the complex,
however, racks will be provided on the grounds at the
various entrances to the project.
* 4,883 S.F. of open space is 40.60 of the undeveloped lots.
I
I
Mill Street Shopping Plaza
Growth Management
Plan Submission
Visual Impact
The evaluation is the scale and location of buildings to maximize
and retain public views of scenic areas.
The one important view is of Aspen Mountain from Hopkins
Street. By locating the higher portions of the new portion
towards the south, and the lower portions to the north, views
of Aspen Mountain from Hopkins Street are retained.
EVALUATION CRITERIA: Historic Features
Massing
The evaluation is the massing, type of roof, and compatibility
with historic scale of the area.
The proposal will consist of significant upgrading and remodeling
of the existing Mill Street Station Mall and construction of
a new structure to the west of the existing buildintg. The
remodeling portion of the project will retain the existing massing
and height. However, instead of a variety of heights in the
Mill and Hopkins Street facades, as presently exists, a constant
height facade will considerably simplify the visual massing.
This appearance continues across Hopkins into the new building,
retaining the same height as the existing. Virtually all of the
remainder of the new building faces interior open spaces.
Maximum height of the new portion will be 28' to the top of
parapets.
All roofs will be flat with parapets, which is consistent with
the majority of the buildings in the commercial core vicinity.
Parapet additions on the existing building will also hide an
existing and very unsightly array of mechanical equipment.
Also, mechanical roof equipment on the new portion will
be located out of sight of any sidewalk views and be located
behind parapets, thereby maintaining an architecturally
clean appearance.
Exterior Building Materials
The evaluation focuses on the use of historic building
materials on all facades and avoidance of inconsistent
materials.
All exterior walls are to be common -size brick masonry.
Glazing will be clear glass with dark bronze frames.
Awning color is indicated in the accompaying material
sample package. The metal roof portion will be matt -
finish baked enamel finish, also per the sample package.
Site exterior materials will consist of landscaping and
brick pavers and textured concrete for walking surfaces.
Exterior railings for durability, will be 4" round metal,
anodized per the color sample.
Signane, to be exclusively pedestrian -oriented, will be
controlled by the Architect and Developer in terms of
size, location, color, and graphic style. Three direc-
tory signs are planned; one at the Mill Street entrance,
and one at each of the Hopkins Street entrances. Direc-
tory signs are also to be controlled and compatible color -
wise with the brick masonry. Additionally, all signage
will be submitted for H.P.C. review and approval.
' Mill Street Shopping Plaza
Growth Management
' Plan Submission
Architectural Detail
' The evaluation focuses on the overall cast and impression of
fenestration and transitional detail.
' Fenestration will be compatible with prevalent standards in
the vicinity; grade levels will be visually active and pedestrian
oriented while upper levels combine horizontal massing as
' a building "cap" with more vertical fenestration, in line with
the balanced proportions of the buildings in the immediate
vici nity.
' Alley fenestration has been designed as well to provide relief
on the south elevation and to allow light and view into the
office spaces.
' Building details, consisting primarily of masonry detailing and
changes in materials, are expressive of, and oriented to,
upper floor windows, roof and floor lines, shadow reveals,
and parapet detailing. The goal of the detailing is to provide
necessary clarity of visual scale without busyness or sacrificing
the visual strength of contemporary masonry construction.
' Color
' The evaluation focuses on the co;apatibility of finish colors.
The design goal of the brick masonry color is to provide a
continuance of and harmony with neighboring structures
through adoption of an assembly of colors adjacent to the
project.
' Most significantly, the ambient color existent in the Wheeler
Opera House will be approximated through use of a relatively
1
monochromatic medium value red -brown color. Trim colors
will be complementing to the brick color.
Awning colors will be per the
muted in order to complement
being overly dominant.
Architecture
sample package, distinctively
the brick color while not
The evaluation focuses on the suitable use of compatible
comtemporary design instead of duplicative and imitative
historic architecture.
Commencing with the necessity of remodeling and refurbishing
the existing building, the design solution integrates the two
buildings (existing and new) into a visually cohesive project.
While employing more contemporary building forms within a
very current idea of site design, the project honors an
existing historic fabric. The fundamentals and concepts of
the design express the problems which exist now and in
the near future: the composition and particulars of form,
however, reflect a continuity both into the past and the
future.
r
Mill Street Shopping Plaza
Growth Management
Plan Submission
EVALUATION CRITERIA: Communitv Commercial Uses
Employee Housing
The evaluation focuses on the amount of employee housing
included in the development.
Presently no employee accomodations exist on the site. It
is proposed to include sufficient housing for up to six persons.
The developer intends to insure the use of the apartments for
' employees through compliance with City rental guide�ines and
pre -leasing units to employees if possible.
Medical and Service Needs
The evaluation focuses on the degree to which the project
accomodates commercial establishments serving local needs.
At this stage of project development, no specific tenants
have pre -leased the additional commercial space, thus it is
not possible to predict accurately the degree to which the
evaluation will be met. There are several considerations
which are known, however. First, the tenants occupying
the Mill Street Station will remain. Best efforts to include
the various small shops, film company, book stores and
restaurant (which has a significant local clientele) , all of
whom serve local needs to varying degrees.
Second, the additional 2,000 sq. ft. of office space being
created will house professionals with first consideration
given to medical service professionals.
Overall the project anticipates serving needs of both
tourists and locals - a goal consistent with the intent
of commercial core zoning.
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SLEMON, MAZZA & LASALLE, P C.
ATTORNEYS AT LAW
434 EAST COOPER STREET
DAVID R. SLEMON ASPEN, COLORADO 81911
ANTHONY J. MAZZA
JOHN D. LASALLE
May 22, 1981
Ms. Colette Penne
Planning Department
Pitkin County
130 South Galena
Aspen, Colorado 81611
Re: Mill Street Shopping Plaza
Dear Colette:
AREA CODE 303
TELEPHONE 925-2043
3� j I;"
MAY 2 6 19� "I
PI i KI9 CG.
PLANNINGQFF►C;E
Enclosed please find the original Application
For FAR Bonus; Request For Exemption From GMP For Employee
Housing; and Request For Exemption From Parking Require-
ments For Employee Housing Units. The schematic plan as
referred to herein has already been tendered by our
architects.
If you have any questions, please call.
Very ours,
r�
Anthon J. Ma a
for SL MON, Izz
LaSALLE, P.C.
AJM:dr
Enclosure
cc: Mr. Michael Thompson
Application For FAR Bonus;
Request For Exemption From GMP
For Employee Housing; and
Request For Exemption From Parking
Requirements For Employee
Housinq Units
1. The applicant, Mill Street Shopping Plaza, will con-
sist of commercial building of approximately 28,636 square feet,
which building shall be located on Lots D, E, F, G, H and I,
inclusive, Block 81, City of Aspen. The applicant by the under-
signed attorney and general partner in the aforementioned
project, hereby requests permission to utilize a portion of the
.5 to 1 FAR bonus for employee housing. The employee housing
which is requested pursuant to the Code provisions is1794 square
feet of employee housing which is comprised of two studio units
of 556 square feet each and one studio unit of 533 square feet,
together with 149 square feet of circulation. Said units have
previously been approved by all requisite governmental entities
as part of Mill Street's original application. A copy of the
schematic plan showing said units is attached hereto as Exhibit
"A" and incorporated herein by this reference.
2. The applicant requests exemption from the GMP for
the aforementioned employee housing units. Said units will be
deed restricted as employee housing units pursuant to all re-
quirements of the requisite governmental entities.
3. The applicant requests exemption from the parking
requirements for the aforementioned employee housing units.
Said units will provide housing for employees on site and it is,
therefore, deemed that the parking requirements would be inappli-
cable in the present situation.
Dated thisla� day of
1981.
MILL STREET SHOPPING PLAZA
0
�a HAGMAN YAW ARCHITECTS, LTD
7 July 1982
Sonny Van
Planning Office
City of Aspen
130 South Galena
Aspen, Colorado 81611
Re: Mill Street Station Project
Dear Sonny:
UL 81982
J
ASPEN Phi p F1GF
PANNING
Per our conversation this morning, I understand that our original
G.M.P. application alloted us 1,550 s.f. of employee housing and
27,000 s.f. of commercial space.
On
22 May 1981, we
applied for a F.A.R. bonus to allow
1,645 s.f.
of
employee housing
plus 149 s.f. of corridor exclusively
for access
to
same units. The
commercial space allotment remained
at 27,000 s.f.
During construction, the project clients requested that we relocate the
employee units to the center of the building on the same level. The
reasons for this change are proximity to the restaurant space and use
of the decks above Mill Street for adjacent offices. In the new configura-
tion, the employee units total 1,574 s.f. with 281 s.f. of circulation.
The units themselves are still within the F.A.R. range covered in our
applications, while the corridor size has increased to allow two means of
egress for both offices and employee units. It is the corridor, if
counted as part of our employee housing area, which brings us over
the 1794 s.f. permitted in our 22 May application.
However, if we count only that portion of corridor which actually serves
the employee unit entrances, the corridor area is 224 s.f., which gives
us a total of 1798 s.f. dedicated to the employee housing. We hope this
will alleviate the discrepencies we have created by relocation of the
employee units.
Very truly yours,
Hagman YawWrchit Ltd
Michael Thompson, Architect, l
Project Manager
MT: Im
210 SOUTH GALENA SUITE 24 ASPEN COLORADO 81611 303.925,2867
CASELOAD SUMMARY SHEET P.l
City of Aspen
1. DATE SUBMITTED: STAFF:
2. APPLICANT: bn+honu s `awIS
3. REPRESENTATIVE: A T71n0 V `1 , 010 --i—LA;C(�
4. PROJECT NAME:
11 S}re6- Sho 'riq sue d
5. LOCATION: ee-f sh a�
F, G, N Qind
6. TYPE OF APPLICATION:
Rezoning Subdivision
P.U.D. Exception
Special Review Exemption
Growth Management 70:30
HPC Residential Bonus
A P p l Ca'� 1,0 n fU` . rR R 6a�tiu�
7. REFERRALS:
Attorney
Engineering Dept.
X Housing
Water
City Electric
8. REVIEW REQUIREMENTS:
yefn,04i
Stream Margin
8040 Greenline
View Plane
Conditional Use
Other
lGaPe HcuJiy
Sanitation District School District
r Fire Marshal /�IcJ—Rocky Mtn. Nat. Gas
Parks State Highway Dept.
Holy Cross Electric Other
Mountain Bell
L ovl Sune a, R f
Ratiw.rr
1rel &,16
9. DISPOSITION: /
P & Z ✓IOApproved ✓ Denied Date �2 — 2 — 8
10. ROUTING:
Attorney
i din Bu 1 g
Engineering Other
0 0 0
• 0
a�
MEMORANDUM
TO: Aspen City Council
FROM: Colette Penne, Planning Office
RE: Mill Street Shopping Plaza - Exemption from GMP for Employee Housing
i
DATE: June 15, 1981 APPROVED AS TO FORM:
Zoning: CC
Location: Lots D, E, F, G, H and I, Block 81, City of Aspen
Applicant The applicant is requesting to use a .5:1 FAR bonus for
Request: employee housing; exemption from GMP for said employee
housing; and exemption from parking requirements for said
employee housing.
Referral Engineering Department
Agency
Comments: 1. It should be noted that the sketch plan submitted with
this application differs significantly with the corre-
sponding office level floor plan in the original Growth
Management Submission. While the written application
shows an increase in gross square footage of only
eighty-six (86) square feet, the revised office level
floor plan shows an increase of roughly nine hundred
(900) square feet of usable office and restaurant space
on that floor alone. According to the applicant's
figures, both the GMP submission and this application
devote all floor area in excess of the 1.5:1 to employee
housing.
2. While the site would require three parking spaces to
accommodate the three proposed employee studios at one
space per bedroom, the site is well suited to a parking
reduction, or in this case, elimination due to its location
within the downtown core and proximity to public transpor-
tation routes.
3. It should be noted that during the Growth Management phase
of this structure I noted a deficient trash/utility access
area. The applicant should be required to submit all
revised floor plans to check both the trash area and other
increases in commercial floor area.
Housinq Director
No comments received.
City Attorney
1. Permission to use a .5 to 1 FAR bonus for employee housing
is subject to the special review criteria of Section 24-3.5.
.2:1 additional commercial space is allowed if .3:1 of the
space is approved for residential space in accordance with
housing price guidelines enacted pursuant to Section
24-11.4(b)(3).
2. Employee units are exempted under 24-11.2(g) if constructed
in the commercial office and lodge districts pursuant to
award of density bonus as provided above and the units are
constructed and deed restricted to conform to housing
price guidelines enacted pursuant to Section 24-11.4(b)(3).
3. Off-street parking requirements for all low, moderate and
middle income housing units approved and deed restricted
within Section 24-11.4(b)(3) are established by special
review of the City Council upon the recommendation of the
P & Z pursuant to Section 24-4.1.
Memo: Mill Street Shopping Plaza - Exemption from GMP for Employee Housing
Page Three
June 15, 1981
P & Z Action: At its regular meeting on June 2, 1981, the Aspen Planning and
Zoning Commission recommended approval of the exemption from
GMP for the employee units as part of the .5:1 FAR bonus. This
approval is conditioned upon deed restricting these employee
housing units as per Sec.. 20-22 at the low income level and
recordation of these deed restrictions prior to receipt of a
building permit.
Council Action: Should Council concur with the Planning Office and P & Z's
recommendation, the appropriate motion is as follows:
"I move to exempt from GMP the employee units in the Mill
Street Shopping Plaza subject to the following conditions:
1. Deed restricting the employee housing units as per
Sec. 20-22 of the Aspen Municipal Code.
2. That these deed restrictions be for the low income
category of the Housing Authority guidelines.
3. That these deed restrictions be recorded prior to
receipt of a building permit."
U
J
•
U
0
C
Memo: Mill Street Shopping Plaza - Exemption from GMP for Employee Housing
Page Two
June 15, 1981
Planning The Mill Street Station Project was submitted for Growth
Office Management Plan competition in September of 1980. The
Review: result of that competition was an allotment for 20,500 square
feet of new commercial space in addition to the retention of
6500 square feet of existing commercial space. Three
employee apartments were included in the plan, but would be
part of a floor area ratio bonus, which requires special
review. One of these units was of substandard size, however.
The present configuration of the building reflects several
changes, the most major of which is removal of the existing
Mill Street Station and construction of a totally new struc-
ture. This new direction was reviewed by HPC and approved
on February 10, 1981.
Copland, Hagman, Yaw Ltd. is the architectural firm designing
the project. Recent changes in the design are explained in
a letter, dated May 20, 1981, from their firm:
"As the project proceeded from Design Documents into
Construction Documents, the building necessarily
evolved. Starting with the Lower Level, the building
was put on a structural grid. In the process, many
walls moved slightly to align with structure above,
and the foundation was "straightened out." At the
Main and Upper Levels, stairways have been reorganized
to comply with the U.B.C. and the steps at the Mill
Street Arcade have become ramps for handicapped access.
A programming change in the restaurant dictated using a
dumb waiter instead of the elevator. Finally, with an
additional stairway replacing the elevator, both the
Upper Level Restaurant and office spaces are provided
with the required two exits without the long circula-
tion corridor as proposed earlier."
These changes constitute the following square foot totals:
Lower Level
Main Level
Upper Level
Total
Living Units
Total Retail/Commercial
8,160 Square Feet
12,675 Square Feet
7,943 Square Feet
= 28,778 Square Feet
= 1,794 Square Feet
26,984 Square Feet
The total project square footage has increased by 228 square
feet, with the employee housing units increasing a total of
244 square feet. The three units are now 548, 530, and 548
square feet respectively. These employee units are studios
and are within the parameters outlined in the Code (400-600
square feet). Retail/commercial space has decreased by
16 square feet. If approved, the employee units will be
part of a .5:1 FAR bonus, with the applicant electing not
to take advantage of the bonus commercial square footage
allowable.
Planning The Planning Office recommends the following action:
Office
Recommendation: Approval of the exemption from Growth Management for the
employee units in the Mill Street Station project, and approval
to build these into the project as part of the .5:1 FAR bonus
available. This approval must be conditioned upon deed
restricting these employee units as per Sec. 20-22 of the
Aspen Municipal Code and recordation of these deed restrictions
prior to receipt of a building permit. The Planning Office
recommends that these deed restrictions be held to the low
income category of the Housing Authority guidelines.
•
•
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Copland Hagman *Ltd Architects PO Box 2736 Aspen Colora•1611 303 925 2867
20 May 1981
Ms. Colette Penne
Aspen/Pitkin Planning & Zoning
130 South Galena
Aspen, Colorado 81611
Re: Mill Street Station Mall
Dear Colette:
a
Pursuant to our meeting on 19 May 1981, 1 have enclosed the informa-
tion we discussed to bring you up to date on the status of the Mill
Street Station Mall.
As you know, the project was approved as submitted for the Growth
Management Plan on 2 September 1980. Subsequent to that approval,
the project evolved as documented in Larry Yaw's 5 February 1981
letter to Sonny Van and the Historic Preservation Committee (enclosed).
Also enclosed please find the modified design drawings detailed in
that letter. Upon approval by that committee on 10 February 1981,
Tim Hagman presented the modified plans to Sonny Van to be considered
for further P & Z and City Council approvals. I have enclosed a
copy of his 18 March letter to the effect that Sonny Van considered
the further review unnecessary. These enclosed drawings, then, are
the approved "base" from which subsequent changes are to be judged.
As the project proceeded from Design Documents into Construction
Documents, the building necessarily evolved. Starting with the
Lower Level, the building was put on a structural grid. In the
process, many walls moved slightly to align with structure above,
and the foundation was "straightened out". At the Main and Upper
Levels, stairways have been reorganized to comply with the U.B.C.
and the steps at the Mill Street Arcade have become ramps for
handicapped access. A programming change in the restaurant dictated
using a dumb waiter instead of the elevator.
Finally, with an additional stairway replacing the elevator, both
the Upper Level Restaurant and office spaces are provided with the
required two exits without the long circulation corridor as pro-
posed earlier.
Copland Hagman Ltd Architects •
Letter to Colette Penne
20 May 1981
Page Two
We have enclosed a current set of construction documents dated
21 May 1981 with square footage calculations as follows:
Lower Level
Main Level
Upper Level
Total SF
Living Units
8,160 SF
12,675 SF
7,941 SF ,45
1,794 SF
28,776 SF 20, +38
Total Retail/Commercial 26,982 SF L �►`IZS`f
As you are aware, the owners are in the process of applying for GMP
exemption for the Residential Units; if granted, the project will
adhere to the square footage allotment awarded to the 2 September
1981 submission and is still unchanged in character.
If there are any questions please call us. Thank you.
Yours truly,
Hagman Yaw Architects, Ltd
John Cottle
JC:sd
Enclosures
cc: Tony Mazza
Frank Woods
t
't
Copland Hagm0
5 February 1981
Ltd Architects PO Box 2736 Aspen Cole-31611 303 925 2867
Mr. Sonny Van
City of Aspen, Planning & Zoning
130 South Galena Street
Aspen, Colorado 81611
Re: Mill Street Station Mall
To The Members of the Historic Preservation Committee:
During last year's review of the GNIP submissions for 1981, the Mill
Street Station Mall was awarded the right to proceed. This followed
a thorough review and approval from the HPC of the commercial core
of Aspen.
Since that time, certain elements of the project, if revised, have been
judged to be more contributive to the overall quality of the building.
We are asking for your approval to these changes and would offer
that approval is appropriate as none of the changes alter the character
or scope of the project and in all cases are improvements consistent
with the previous design.
During previous HPC review last summer, it was allowed that the archi-
tectural character of the existing Mill Street Station should be altered
in order to improve its run down appearance, make it more efficient
energy -wise, and to better relate it to its surroundings. This was
intended to be accomplished through, among other factors, a new brick
facing, glazing, insulation, landscaping, and overall visual upgrading.
Subsequently, further investigation has shown that the intended objectives
and gains for the tenants and the community can be significantly more
successful if the existing structure is removed, thereby allowing a totally
new building. Such an approach allows for a higher level of efficiency
in accomplishing the goals of the project. It is simply easier to build
a much more energy efficient and better looking building when starting
fresh than when attempting to repair deficiencies, of which there are a
considerable number in the existing structure.
Within this approach, it is especially important to note that we are
retaining the original approved design, except for minor- changes.
Fenestration, materials, massing, height, proportions will be the same as
the approved version. The interior mall would change to a straight arcade;
this creates a very strong relationship between Mill Street and the interior
courtyard which was not possible previously. Also reminiscent of vintage
commercial buildings, the corner at Mill and Hopkins would be angled
45 degrees.
Copland Hagmar'';* Architects -l•
Letter to the Members of the
Historic Preservation Committee
5 February 1981
Page Two
Additional improvements include a widened trash area, which allows access
to two sides of the elevator, an improvement to servicing for tenants.
Also, the access to the alley is now from stairs on the south side, creating
a stronger relationship for users to the green space adjacent to the
Wheeler Opera House.
The upper- level employee apartments are now equal to each other by
orienting all three to the east, whereas previously only two enjoyed
this orientation.
By comparing the previous design of the exterior with the new proposal,
it is evident that the building is remaining essentially the same. The
only difference is the treatment at the north-east corner, which revision
is intended to reflect a prevelant feature found in many other Aspen
commercial buildings. Another revision is the elimination of the sloping
metal roof on the west interior courtyard elevation. This provides more
consistency of appearance with other ground -level facades. The area in
front of this elevation will be landscaped to a pedestrian scale; benches
for the comfort of users will be provided.
It is inteded through the foregoing refinements and revisions, that a
much higher overall quality will result. Since we have kept intact all
positive aspects of the design, as well as substantially improved several
areas, we feel the requested changes to be appropriate and consistent
with HPC goals.
Thank you for your consideration.
Very truly yours,
C pland Hag n Ya Ltd
L ry Yaw, A:I.A.
Principal
LY : Im
go
ets 11, IMF 7
4
18 March 1981
. . 'I.'
•
gunny
ann
lanning Department
City of Aspen
130 Sotith Galena
Aspen, Colorado 81611
Dear Sunny:
Thank you for calling me iast Friday and relating to me the results
of your recent review of the Mill Street Station Mall project.
To recap, my understanding was that you have concluded that the
recent revisions, as approved by the UIPC In our most recent
presentation to that body, were basically consistent with the design
awarded GMP approval. Therefore, no further review by the P & Z
and City Council of the revisions will be necessary. As you know,
this will allow us to complete the contract documents, at which time
we will be subject to further review to Insure compliance.
Please contact me should my understanding of our status be contrary
to our conversation.
Sincerely,
Hagman Yaw Architects, Ltd,],
cc: ',.,Tony Mazza
U
Tim Hagman
Phincipal
�•`i
p
!:4
Application For FAR Bonus;
Request for Exemption From GMP
For Employee Housing; and
Request For Exemption From Parking
Requirements For Employee
Housinq Units
1. The applicant, Mill Street Shopping Plaza, will
consist of commercial building of approximately 28,636 square
feet, which building shall be located on Lots D, E, F, G, H
and I, inclusive, Block 81, City of Aspen. The applicant by
the undersigned attorney and general partner in the aforemen-
tioned project, hereby requests permission to utilize a portion
of the .5 to 1 FAR bonus for employee housing. The employee
housing which is requested pursuant to the Code provisions is
��► 1,636 square feet of employee housing which is comprised of
three studio units of 545.3 square feet each. Said units have
previously been approved by all requisite governmental entities
as part of Mill Street's original application. A copy of the
schematic plan showing said units is attached hereto as Exhibit
"A" and incorporated herein by this reference.
2. The applicant requests exemption from the GMP
for the aforementioned employee housing units. Said units
will be deed restricted as employee housing units pursuant
to all requirements of the requisite governmental entities.
3. The applicant requests exemption from the
parking requirements for the aforementioned employee housing
units. Said units will provide housing for employees on
site and it is, therefore, deemed that the parking require-
ments would be inapplicable in the present situation.
Dated this day of April, 1981.
MILL STREET SHOPPING PLAZA
MEMORANDUM
TO: City Attorney
Engineering Department
Housing Director
FROM: Colette Penne, Planning Office
RE: Mill Street Shopping Plaza - Special Review
DATE: April 22, 1981
Attached is an application submitted by Anthony J. Mazza regarding the Mill
Street Shopping Plaza to be located on Lots D, E, F, G, H and I, Block 81,
Aspen. The applicant is requesting 1) to use a .5 to 1 FAR bonus for
employee housing; 2) exemption from GMP for said employee housing and
3) exemption from parking requirements for said employee housing. This
item has been scheduled for the June 2, 1981 Aspen Planning and Zoning
Commission meeting; please review and return any comments to me by
Thursday, May 7. Thank you.
MEMORANDUM 0
TO: Colette Penne, Planning Office
FROM: Jay Hammond, Engineering Department
DATE: May 7, 1981
RE: Mill Street Shopping Plaza Special Review
Having reviewed the above application and made a site inspection, the Engineering
Department has the following comments:
1. It should be noted that the sketch plan submitted with this application
differs significantly with the corresponding office level floor plan
in the original Growth Management submission. While the written
application shows an increase in gross square footage of only eighty-
six (86) square feet, the revised office level floor plan shows an
increase of roughly nine hundred (900) square feet of useable office
and restaurant space on that floor alone. According to the applicant's
figures, both the G.M.P. submission and this application devote all
floor area in excess of the 1.5:1 to employee housing.
2. While the site would require three parking spaces to accommodate
the three proposed employee studios at one space per bedroom, the
site is well suited to a parking reduction,or in this case, elimination
due to its location within the downtown core and proximity to public
transportation routes.
3. It should be noted that during the Growth Management phase of this
structure I noted a deficient trash/utility access area. The
applicant should be required to submit all revised floor plans to
check both the trash area and other increases in commercial floor
area.
CITY OF ASPEN
130 south galena street
aspen, Colorado 81611
MEMORANDUM
DATE: May 20, 1981
TO. Colette Penne
FROM: Paul Taddune��`
RE: Mill Street Shopping Plaza - Special Review
(1) Permission to use a .5 to 1 FAR bonus for employee housing is
subject to the special review criteria of Section 24-3.5.
.2:1 additional commercial space is allowed if .3:1 of the
space is approved for residential space in accordance with
housing price guidelines enacted pursuant to Section 24-
11.4(b)(3).
(2) Employee units are exe,npted under 24-11.2(g) if constructed
in the commercial, office and lodge districts pursuant to
award of density bonus as provided above and the units are
constructed and deed restricted to conform to housing price
guidelines enacted pursuant to Section 24-11.4(b)(3).
(3) Off-street parking requirements for all low, moderate and
middle income housing units approved and deed restricted
within Section 24-11.4(b)(3) are established by special
review of tiie City Council upon the recoitimendation of the P&Z
pursuant to Section 24-4.1
PJT.mc
0 0
MEMORANDUM
TO: Aspen Planning and Zoning Commission
FROM: Colette Penne, Planning Office
RE: Mill Street Shopping Plaza - Exemption from GMP for Employee Housing
DATE: May 26, 1981
Zoning: CC
Location: Lots D, E, F, G, H and I, Block 81, City of Aspen
Applicant The applicant is requesting to use a .5:1 FAR bonus for
Request: employee housing; exemption from GMP for said employee
housing; and exemption from parking requirements for said
employee housing.
Referral Engineering Department
Agency
Comments: 1. It should be noted that the sketch plan submitted with
this application differs significantly with the corre-
sponding office level floor plan in the original Growth
Management Submission. While the written application
shows an increase in gross square footage of only
eighty-six (86) square feet, the revised office level
floor plan shows an increase of roughly nine hundred
(900) square feet of usable office and restaurant space
on that floor alone. According to the applicant's
figures, both the GMP submission and this application
devote all floor area in excess of the 1.5:1 to employee
housing.
2. While the site would require three parking spaces to
accommodate the three proposed employee studios at one
space per bedroom, the site is well suited to a parking
reduction, or in this case, elimination due to its location
within the downtown core and proximity to public transpor-
tation routes.
3. It should be noted that during the Growth Management phase
of this structure I noted a deficient trash/utility access
area. The applicant should be required to submit all
revised floor plans to check both the trash area and other
increases in commercial floor area.
Housing Director
No comments received.
City Attorney
1. Permission to use a .5 to 1 FAR bonus for employee housing
is subject to the special review criteria of Section 24-3.5.
.2:1 additional commercial space is allowed if .3:1 of the
space is approved for residential space in accordance with
housing price guidelines enacted pursuant to Section
24-11.4(b)(3).
2. Employee units are exempted under 24-11.2(g) if constructed
in the commercial office -and lodge districts pursuant to
award of density bonus as provided above and the units are
constructed and deed restricted to conform to housing
price guidelines enacted pursuant to Section 24-11.4(b)(3).
3. Off-street parking requirements for all low, moderate and
middle income housing units approved and deed restricted
within Section 24-11.4(b)(3) are established by special
review of the City Council upon the recommendation of the
P & Z pursuant to Section 24-4.1.
•
•
Memo: Mill Street Shopping Plaza - Exemption from GMP for Employee Housing
Page Two
May 26, 1981
Planning The Mill Street Station Project was submitted for Growth
Office Management Plan competition in September of 1930. The
Review: result of that competition was an allotment for 20,500 square
feet of new commercial space in addition to the retention of
6500 square feet of existing commercial space. Three
employee apartments were included in the plan, but would be
part of a floor area ratio bonus, which requires special
review. One of these units was of substandard size, however.
The present configuration of the building reflects several
changes, the most major of which is removal of the existing
-Mill Street Station and construction of a totally new struc-
ture. This new direction was reviewed by HPC and approved
on February 10, 1981.
Copland, Hagman, Yaw Ltd. is the architectural firm designing
the project. Recent changes in the design are explained in
a letter, dated May 20, 1981, from their firm:
"As the project proceeded from Design Documents into
Construction Documents, the building necessarily
evolved. Starting with the Lower Level, the building
was put on a structural grid. In the process, many
walls moved slightly to align with structure above,
and the foundation was "straightened out." At the
Main and Upper Levels, stairways have been reorganized
to comply with the U.B.C. and the steps at the Mill
Street Arcade have become ramps for handicapped access.
A programming change in the restaurant dictated using a
dumb waiter instead of the elevator. Finally, with an
additional stairway replacing the elevator, both the
Upper Level Restaurant and office spaces are provided
with the required two exits without the long circula-
tion corridor as proposed earlier."
/ These changes constitute the following square foot totals:
Lower Level = 8,160 Square Feet
Main Level = 12,675 Square Feet
I Upper Level =_7,943 Square Feet
Total=.28,778 Square Feet
f Living Units = 1,794 Square Feet
/ Total Retail/Commercial = 26,984 Square Feet
The total project square footage has increased by 228 square
feet, with the employee housing units increasing a total of
244 square feet. The three units are now 548, 530, and 548
square feet respectively. These employee units are studios
and are within the parameters outlined in the Code (400-600
square feet). Retail/commercial space has decreased by
16 square feet. If approved, the employee units will be
part of a .5:1 FAR bonus, with the applicant electing not
\ to take advantage of the bonus commercial square footage
allowable.
Planning The Planning Office recommends the following action:
Cffice
Recommendation: Approval of the exemption from parking requirements for the
employee housing units as per Section 24-41.1(a) of the Code
which allows this exemption because of the units being located
in the CC zone.
Approval of the exemption from Growth Management for the
employee units in the Mill Street Station project, and approval
to build these into the project as part of the .5:1 FAR bonus
available. This approval must be conditioned upon deed ( �:
restricting these employee housing units and recordation of
these deed restrictions prior to receipt of a building permit.
The Planning Office recommends that these deed restrictions
be held to the low)or moderate income categories of the guide-
lines.
` • ASPEN/PITKIN PLANNING OFFICE •
130 South Galena Street
Aspen, Colorado 81611
LAND USE APPLICATION FEES
County
00100 — 63711 09009 — 00000
63712
63713
63714
63715
63716
63717
City
00100 — 63721 09009 — 00000
63722
63723
63724
63725
63726
PLANNING OFFICE SALES
00100 — 63061 09009 — 00000
63062
63063
Name: IVILAA F
Address:
Check No.
Receipt No. P ,
Subdivision/PUD
Special Review
P&Z Review Only
Detailed Review
Final Plat
Special Approval
Specially Assigned
Conceptual Application
Preliminary Application
Final Application
Exemption
Rezoning
Conditional Use
County Land Use Sales
GMP Sales
Almanac Sales
Copy Fees
Other
Project:
0 •
ASPEN/PITKIN PLANNING OFFICE
130 South Galena Street
Aspen, Colorado 81611
LAND USE APPLICATION FEES
County
00100 — 63711
09009 — 00000 Subdivision/PUD
63712
Special Review
63713
P&Z Review Only
63714
Detailed Review
63715
Final Plat
63716
Special Approval
63717
Specially Assigned
City
00100— 63721
09009 — 00000 Conceptual Application
63722
Preliminary Application
63723
Final Application
63724
Exemption
63725
Rezoning
63726
Conditional/Use
d, A-C)
PLANNING OFFICE SALES
00100 — 63061
09009 — 00000 County Land Use Sales
63062
GMP Sales
63063
Almanac Sales
Copy Fees
Other
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Date: 9 G�
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