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Home My WebLink Aboutcoa.lu.gm.500 E Cooper Ave.0018.2016.ASLUPATH: G/DRIVE /ADMINISTRATIVE/ADMIN/LANDUSE CASE DOCS THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER PROJECT ADDRESS PARCEL ID PLANNER CASE DESCRIPTION REPRESENTATIVE DATE OF FINAL ACTION 0018. 2016.ASLU 500 E COOPER AVE 2737 18 224 006 REILLY THIMONS GMQS EXEMPTIONS BENDONADAMS 4/21/2016 CLOSED BY ANGIE SCOREY 1.12.18 err, 4 OojB.aoj�. h5j-L ld-m- ar Enter the permit description ISO 5 AspenGold5 (server) debrap �. -TW 1 of 1 M CM Page 1 of 1 Janice K. Vos Caudill Clerk and Recorder 530 East Main Street Aspen, CO 81611 (970) 429-2707 www.PitkinClerk.ora *78650* Pitkin County Transaction #: 78650 Print Date: Receipt #: 201602360 4/21/2016 8:53:29 Cashier Date: 4/21/2016 8:53:23 AM AM (PNADON) Customer Information Transaction Information Payment Summary DateReceived: 04/21 /2016 Source Code: Over the Counter (ASPCIT) ASPEN CITY OF Over the ATTN CITY CLERK Q Code: Counter Total Fees $36.00 Escrow Balance: $1085.00 Return Code: Over the Counter Total Payments $36.00 Trans Type: Recording Agent Ref Num: 1 Payments LN CIIECK 1024 $36.00 1 Recorded Items BK/PG: 0/0 Reception:628734 Date:4/21/2016 R (APPROVAL) APPRO VA'_, ANY 8:53:19 AM TYPE From: 70: Recording @ $11 for 1 pg and $5 for 2 or more pgs $1 Surcharge 6 $36.00 0 Search Items 0 Miscellaneous Items file:///C:/Program%20Files%20(x86)/RecordingModule/default.htm 4/21/2016 +err wr++ NOTICE OF APPROVAL FOR A MINOR EXPANSION OF A COMMERCIAL, LODGE, OR MIXED USE DEVELOPMENT TO: THE SOUTH 68 FEET OF LOTS K AND L, BLOCK 95, CITY AND TOWNSITE OF ASPEN, EXCEPT THAT PORTION CONVEYED BY DEED RECORDED JANUARY 16, 1959 IN BOOK 186 AT PAGE 382; COMMONLY KNOWN AS 500 EAST COOPER AVENUE, VOLK PLAZA, PARCEL ID: 273718224006. APPLICANT: Andrew V. Hecht Galena Cooper, LLC Partnership 625 East Hyman Avenue Aspen, CO 81611 (970) 925-1936 REPRESENTATIVE: Chris Bendon BendonAdams LLC 300 South Spring Street #202 Aspen, CO 81611 (970) 925-2855 SUBJECT & SITE OF APPROVAL: ZONING: Volk Plaza 500 East Cooper Avenue Aspen, CO 81611 (CC) Commercial Core BACKGROUND: The subject property is located in the Commercial Core Zone District within the infill area on the corner of Cooper Avenue and Galena Street. The building contains retail on the first floor and two additional floors of commercial space. In 1985, the Planning and Zoning Commission reviewed the project and recommended, in Resolution 20, 1985, that City Council approve a commercial square footage allotment. Council granted the Volk Plaza Building its allotment in Resolution 28, 1985. The original approvals granted a total of 5,309 square feet of total commercial space floor area, and a total of 2,552 square feet of `leasable floor area which will be partitioned as individual office needs dictate. The Applicant requests a Minor expansion of commercial, lodge, or mixed use development. An administrative approval is permitted provided the project meets the review criteria outlined in Section 26.470.060.6 Minor expansion of a commercial, lodge or mixed -use development. RECEPTION* 628734, 04121/2016 at 08:53:19 AM, 1 OF 6, R $36.00 Doc Code APPROVAL Janice K. Vos Caudill, Pitkin County, co CRITERIA: In order to be approved for an administrative approval granting a minor expansion to a commercial, lodge, or mixed use development the applicant must meet the following review criteria: The minor enlargement of a property, structure or portion of a structure for commercial, lodge or mixed -use development shall be approved, approved with conditions or denied by the Community Development Director based on the following criteria. • The expansion involves no more than five -hundred (500) square feet of net leasable space, no more than two -hundred -fifty (250) square feet of Floor Area, and up to two (2) additional hotel/lodge units. The expansion involves no residential units. No employee mitigation shall be required. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 22, Series of 2013. Additionally, the applicant is subject to the general provisions outlined in Section 26.515 Off Street Parking, and has indicated they would like to make a cash -in -lieu payment, which may be accepted by the Community Development Director to satisfy the off-street parking requirement on the condition they meet the requirements outlined in Section 26.515.050.C. STAFF EVALUATION: In reviewing this project, staff compared the project proposal against the above outlined criteria and found that the subject property does not have any previous approvals that would affect its cumulative ability for development. Using current net leasable calculations, the second floor commercial space has 1,396 square feet of net leasable space providing several office spaces and common elements including a shared entry, stairwell, hallway, and bathroom (Figure A). 500 East Cooper Existing Floor Plan Net Leasable: 1,396 sq ft Figure A: Existing floor plan 2 Per the application, the expansion will not create any additional floor area but will add 500 square feet of net leasable space through an interior remodel. Several common elements will be absorbed into the floor plan, including the corridors, a portion of the entry and the bathroom (Figure B). There is no increase to floor area or any changes to the exterior. The building is entirely commercial, does not contain any residential units, and is not required to provide employee mitigation. Figure B: Proposed floor plan As changes to net leasable under an administrative request for a minor expansion are cumulative, the applicant has now reached their maximum allowance. The net leasable changes and the floor area ratio are shown in Table 1 (see below). 1985 Net leasable Minor Table 1 Exemption calculations Expansion Total Approval 2016 Approval Net 2,552 sq. ft. 1,396 sq. ft. 500 sq. ft. 1,896 Leasable 'leasable' sq. ft. All commercial properties within the Aspen infill area are required to mitigate for development by providing one space per 1,000 net leasable square feet of commercial space. An alternative for qualifying developments is to provide 100% through a payment in lieu. In developments where the off-street parking requirement may be provided via a M payment -in -lieu, the applicant shall make a one-time only payment to the City, in the amount of thirty thousand dollars ($30,000) per space. A pro -rated payment shall be made in portion of a space is required. The requested expansion of 500 square feet would qualify for a pro -rated payment at the following calculations: 500 sq. ft. =1/2 of 1,000 sq. ft. 1,000 sq. ft = 1 parking space or $30,000 payment in lieu %2 (30,000) _ $15,000 Payment in lieu of parking shall be due and payable at the time of the issuance of the building permit. All funds shall be collected by the Community Development Director. DECISION: The Community Development Director finds the project to be consistent with Chapter 26.470.060.6 Minor expansion to a commercial, lodge, or mixed use development, as shown in Exhibit A and thereby, APPROVES the request for exemption. APPROVED BY: JoJsica G ow Datemmuni velopment Director Exhibit A: Approved Drawings (recorded) Exhibit B: Minor expansion to a commercial, lodge, or mixed use development review criteria (not recorded) Exhibit C: Application (not recorded) 4 mno — S. F90r �a 3 rnR NET if ,*so �ns..r OEC6 OD=q o.Flce �ro� nscice ilwff OFFICE 70TK MY IEA{E9lE i= i�lEf E%ISTINO 1 LEVEL TIN0 FL0C=.: _'.I '.Ei AO,a O : M,TS Existing Floor Plans Exhibit A Approved Drawings C2 PROPUSF[I LEVEL TWO FLOOR PLAN -NET LEASABLE Proposed Floor Plans SiAIF �f rf�PTl M Exhibit B Review Criteria Sec. 26.470.060 Administrative applications. The following types of development shall be approved, approved with conditions or denied by the Community Development Director, pursuant to Section 26.470.110, Growth management review procedures, 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, all administrative growth management approvals shall be deducted from the respective development ceiling levels but shall not be deducted from the annual development allotments. Administrative approvals apply cumulatively. 4. Minor expansion of a commercial, lodge or mixed -use development. The minor enlargement of a property, structure or portion of a structure for commercial, lodge or mixed -use development shall be approved, approved with conditions or denied by the Community Development Director based on the following criteria. The additional development of uses identified in Section 26.470.020 shall be deducted from the development ceiling levels established pursuant to Section 26.470.030 but shall not be deducted from the respective annual development allotments. a. The expansion involves no more than five -hundred (500) square feet of net leasable space, no more than two -hundred -fifty (250) square feet of Floor Area, and up to two (2) additional hotel/lodge units. The expansion involves no residential units. No employee mitigation shall be required. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 22, Series of 2013. Staff response: The applicant received growth management approval in 1985 by the Planning and Zoning Commission in Resolution 20,1985. Subsequently, they were granted commercial allotment approval through Council in Resolution 28,1985. The second floor has been used for commercial offices and the applicant is proposing an interior remodel that would increase the net leasable area. The proposed plan will introduce a new staircase to the third floor, eliminating a common corridor, previous common elements will be integrated into the leased space as a reception area; and, the bathroom will be absorbed and expanded into the office for private use. Using the current calculations for net leasable space, the applicant has 1,396 square feet of net leasable area. The proposed changes will constitute a total gain of 500 square feet of net leasable area for a total of 1,896 square feet. The proposal does not increase any floor area and there are no exterior changes. The building is entirely commercial with no residential units, negating any employee mitigation. Staff finds these criteria to be met. STAIR CEXEMI NET LE I6D6 SF DECK (EXEM! ROOFS (E)EMF PROPOSED 2 LEVEL Two FLOOR PLAN - NET LEASABLE A0.4 SCALE; N,T,S, Exhibit A Approved Drawings STAIR ■ {EXEMPTI �4 OFFIC 470 SF DECK {EXEN ROOF {EXEN EXISTING LEVEL TWO CALCULATION SUMMARY . NET LEASABLE OFFICE 470 SF OFFICE 486 SF OFFICE 438 SF TOTAL NET LEASABLE 1,3" SF EXISTING 1 LEVEL TWO FLOOR PLAN -NET LEASABLE A0,4 SCALE; N,T,S, Exhibit A Approved Drawings 63a ;F OFFICE 488 SF GFFICE 43R SF I�JZ.�I� rrr► r..r AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.07 I0 AND CHAPTER 26.306 ASPEN LAND USE CODE ADDRESS OF PROPERTY: Aspen, CO STATE OF COLORADO ss. County of Pitkin v Ik P I, 44rwe& 1:5Co'� (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) or Section 26.306.010 (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 no later than fourteen (14) days after final approval of a site specific development plan. A copy of the publication is attached hereto. 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 no later than fifteen (15) days after an Interpretation has been rendered. A copy of the publication is attached hereto. Signature The foregoing "Affidavit of Notice" was acknowledged before me this rday of ( , 70VO by e ► Svc- !1 PUBLIC NOTICE Of DEVELOPMENT APPROVAL Notice is hereby given to the general public of the approval of a sde-specific development plan, and the creation of a vested property right pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertain- ing to the following described property: Parcel ID 273718224006; I ally described as Tire South 68 Feet of Lots K and L, Block 95, City and Townsite Of Aspen, except that portion conveyyed byy deed re- corded January 16, 1959 in sock 186 at Page 382; commonly known as Volk Plaza, City 0f Aspen, County of Pitkin, Colorado. The approval grants , Minor expansion of a commercial, lodge or mixed - use development relating to Municipal Code Sec. 26.470.060.6 Administrative Applications for Growth Management. The review allows for up to 500 square feet of additional net leasable area or 250 square feet of additional floor area. The change is depicted in the land use application on file with the City of Aspen. For further information contact Reilly himOns at the Ciry of Aspen Com- munity Development Dept., I, S Galena St., As- pen, Colorado, reilly.thimons®cityofaspen.com, (976) 429-2754. Cay of Aspen Published in The Aspen Times on May 5, 2016. (12089806) WITNESS MY HAND AND OFFICIAL SEAL . My commission expires: � L Notary Public KAREN REED PATTERSON ATTACMIENTS: NOTARY PUBLIC STATE OF COLORADO NOTARY ID #19964002767 COPY OF THE P UBLICATION My Commission Expires February 15, 2020 En THE CITY OF ASPEN Land Use Application Determination of Completeness Date: March 1, 2016 Dear City of Aspen Land Use Review Applicant, We have received your land use application for 500 E Cooper Volk Plaza GMQS Minor Expansion and reviewed it for completeness. L Your Land Use Application is incomplete: Please submit the following missing submission items so that we may begin reviewing your application. No review hearings will be scheduled until all of the submission contents listed above have been submitted and are to the satisfaction of the City of Aspen Planner reviewing the land use application. • Please provide current and proposed floor area calculations for the second floor. Sheet A0.4 floor area calculations reflect the original approvals. There is a discrepancy between the 1986 approvals and the current condition. Please refer to the attached email. ❑ Your Land Use Application is complete: If there are not missing items listed above, then your application has been deemed complete. Please submit the following to begin the land use review process. Other submission items may be requested throughout the review process as deemed necessary by the Community Development Department. Please contact me at 429-2741 if you have any questions. Thank You, ill r e in ck, Planner City of As ,Community Development Department For Office Use Only: Qualifying Applications: Mineral Rights Notice Required New PD v► c, Yes No ✓ Subdivision, or PD (creating more than 1 additional lot) A. GMQS Allotments Residential 0- �- Affordable Housing r-4- Yes No ✓ Commercial ^ c— E.P.F. ✓Lc— Lodging riG-- *""" FEB 2 6 2016 CITY OF ASPEN PRE -APPLICATION CONFERENCE SUMMARY ITY OF ASPEN PLANNER: Reilly Thimons, 429-2754 DATE: February 17, 2016 PROJECT: 500 E Cooper Avenue, Volk Plaza REPRESENTATIVE: Sara Boulet Upton & Will Young, Rowland & Broughton REQUEST: Minor Expansion of a commercial, lodge, or mixed use development DESCRIPTION: The applicant is interested in an interior remodel of office -commercial space that would increase the total net leasable space. Currently, the existing second floor space includes 1516 sq. ft. of net leasable space area, which does not include common areas, circulation, stairwells, or mechanical areas. The proposed second floor interior remodel would convert some common spaces to net leasable, resulting in a total of 2155 sq. ft. of net leasable space, creating an increase of 639 sq. ft. This parcel is zoned Commercial Core (CC) and an administrative approval may be granted for a minor expansion of commercial net leasable space that does not exceed 500 sq. ft, or an increase of floor area up to 250 sq. ft, pursuant to Section 26.470.060(5). No affordable housing mitigation is required under this review. Expansions are considered to be cumulative. Expansions are also subject to parking requirements, commercial core zone requirements, and calculations and measurements. Any increases in excess of 500 sq ft of commercial net leasable space will require a review before Planning and Zoning, subject to the requirements outlined in Chapter 26.470.050, as well as affordable housing mitigation. Below are links to the Land Use Application form and Land Use Code for your convenience: Land Use App: http://www. aspenpitkin.com/Portals/0/docs/City/Comdev/Apps%20and%2OFees/2013%201and%20use%20a pp%20form.pdf Land Use Code: http://www. aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-Land-Use- Cnde/ Land Use Code Sections 26.304 Common Development Review Procedures 26.470.060 (5) GMQS: Minor expansion of a commercial, lodge, or mixed -use development 26.515.010 Parking: Requirements for expansion/redevelopment of existing development 26.710.140 Commercial Core (CC) Zone 26.575.020 Miscellaneous Regulations: Calculations and Measurements Review by: Staff for complete application Public Hearing: No, administrative review Planning Fees: Planning Deposit — $325 flat fee To apply, submit the following information: ❑ Completed Land Use Application and signed fee agreement. ASLU GQMS 500 E Cooper 273718224006 1 *4 ❑ Pre -application Conference Summary (this document).,/ ❑ Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner's right to apply for the Development Application. ✓ ❑ Applicant's name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant. / ❑ HOA Compliance form (Attached) / ❑ A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property. ❑ A site improvement survey (no older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registered land surveyor by licensed in the State of Colorado. -� ❑ Written responses to all review criteria. ✓ ❑ An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen. ❑ 1 Complete Copy. If the copy is deemed complete by staff, the following items will then need to be submitted: ❑ 2 Copies of the complete application packet and, if applicable, associated drawings. ❑ Total deposit for review of the application. ❑ A digital copy of the application provided in pdf file format. 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. 2 MAR 2 3 2016 March 23, 2016 Ms. Reilly Thimons Community Development Department City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: Request for Minor Commercial Expansion — Volk Plaza Building Ms. Thimons: Please accept this application for a Minor Commercial Expansion of the Volk Building, 500 East Cooper Avenue. Our client is seeking an interior expansion of net leasable space in an amount of 500 square feet. No increase in floor area is proposed. The Volk Plaza building gained growth management approval in 1985. The Planning and Zoning Commission reviewed the project (P&Z Reso. 20, 1985) and recommended City Council approve a commercial square footage allocation for the project. Council granted the commercial allotment approval via Reso. 28, 1985. Using today's method for calculating net leasable space, the current second level floor plan represents 1,396 square feet of net leasable space. This accounts for common corridors and a common bathroom on this level. Please see Exhibit B for current and proposed floor plans. The proposed plan introduces a new stair accessing the third floor thereby eliminating the need for the common corridor. A majority of the former corridor will be integrated into the leased space and serve as a reception area. The bathroom will be reconfigured and incorporated into the leased space. The changes represent a net gain of 500 square feet of net leasable area. This is slightly larger than previous plans — a small area (13 s.f.) was added to the bathroom increasing to total net leasable space to a 500 square foot net gain. There are no changes proposed to the exterior of the building and floor area is unaffected. The building is entirely commercial. The existing floor area is approximately 6,809 s.f. or 1.7:1, well below the 2:1 limit for the Commercial Core Zone District. Parking for the expanded area is intended to be provided through a cash -in -lieu payment. 300 SO SPRING ST 1 202 1 ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM M Lwn Volk Plaza Page 2 The proposed expansion is subject to Growth Management — Minor expansion of a commercial, lodge, or mixed -use development. A response to the review criteria is attached as exhibit A. We believe the proposal conforms to the City's expectations. Please let us know if we can assist in the review or answer any questions about the proposal or the background of the property. Kind Regards, 614N, Chris Bendon, AICP Principal BendonAdams, LLC Exhibits: A. Response to review criteria B. Existing and proposed floor plan C. Land use application, with attachments — Previously submitted March 7, 2016 300 SO SPRING ST 1 202 1 ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM Volk Plaza. Exhibit A Response to Review Criteria Sec. 26.470.060 Administrative applications. The following types of development shall be approved, approved with conditions or denied by the Community Development Director, pursuant to Section 26.470.110, Growth management review procedures, 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, all administrative growth management approvals shall be deducted from the respective development ceiling levels but shall not be deducted from the annual development allotments. Administrative approvals apply cumulatively. 5. Minor expansion of a commercial, lodge or mixed -use development_ The minor enlargement of a property, structure or portion of a structure for commercial, lodge or mixed -use development shall be approved, approved with conditions or denied by the Community Development Director based on the following criteria. The additional development of uses identified in Section 26.470.020 shall be deducted from the development ceiling levels established pursuant t6 Section 26.470.030 but shall not be deducted from the respective annual development allotments. a. The expansion involves no more than five -hundred (500) square feet of net leasable space, no more than two -hundred -fifty (250) square feet of Floor Area, and up to two (2) additional hotel/lodge units. The expansion involves no residential units. No employee mitigation shall be required. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 22, Series of 2013. Response: The proposal utilizes existing interior space and does not add floor area to the property. The property was granted growth management approval in 1985 with a specific plan for the second floor. The current layout of this level represents 1,396 square feet of net leasable space under today's calculation method. The proposed floor plan provides a new access to the third floor and incorporates former common space and a common bathroom into the leased space. The net increase in net leasable space is 500 square feet, equaling the allowance for an administrative approval. All changes are interior and the proposal does not affect the building's floor area. There are no residential units involved in this proposal. This property has not been previously granted an administrative gmqs approval. a 5 u a EXISTING LEVEL TWO CALCULATION SUMMARY - NET LEASABLE OFFICE 470 SF OFFICE 488 SF OFFICE 438 SF TOTAL NET LEASABLE 1,396 SF EXISTING t LEVEL TWO FLOOR PLAN - NET LEASABLE AQ,Q SCALE: N.T.S. R STAIR (EXEM NET LE 1896 S'. OFFICE 488 SF DECK (EXEM OFFICE 438 SF ROOF (EXEM NET LEASABLE CALCULATIONS ® CODESUMMARV NET LEASABLE CITYOF ASPEN LAND USE CODE SECTION 26.575.020 CALCULATIONS AND MEASUREMENTS. MEASUREMENT OF NET LEASABLE COMMERCIAL SPACE. THE CALCULATION OF NET LEASABLE SPACE SHALL INCLUDE ALL INTERIOR SPACE OF OF A BUILDING MEASURED FROM INTERIOR WALL TO INTERIOR WALL INCLUDING INTERIOR PARTITIONS AND INCLUSIVE OF ALL AREAS WHICH CAN BE LEASED TO AN INDIVIDUAL TENANT INCLUDING OFFICES, HALLWAYS, MEETING ROOMS, DISPLAY AREAS, SHOWROOMS, KITCHENS, DINING ROOMS, BATHROOMS, STORAGE, STORAGE ROOMS, WALK-IN REFRIGERATORS OR FREEZERS, CHANGING ROOMS, WAITING ROOMS AND SIMILAR SPACE WHICH MAY BE LEASED TO A TENANT. THE CALCULATION OF NET LEASABLE SPACE SHALL EXCLUDE COMMON AREAS OF A BUILDING NOT INTENDED OR DESIGNED TO BE LEASED TO AN INDIVIDUAL TENANT SUCH AS COMMON BATHROOMS, COMMON STAIRWAYS, COMMON CIRCULATION CORRIDORS, COMMON MECHANICAL AREAS, COMMON STORAGE AREAS OR SIMILAR COMMON SPACES NOT INTENDED OR DESIGNED TO BE LEASED TO AN INDIVIDUAL TENANT. PROPOSED 2 LEVEL TWO FLOOR PLAN - NET LEASABLE A0.4 SCALE: N.T.S. CALCULATION SUMMARY - NET LEASABLE EXISTING LEVEL TWO NET LEASABLE AREA 1,396 SF PROPOSED LEVEL TWO NET LEASABLE AREA 1,896 SF DIFFERENCE IN NET LEASABLE AREA t 500 SF STAIR (EXEMPT) rowland+broughton architecture / urban design /interior design 2Ua Iw W-a- 1830 blala% ste 200 aspen. m 81611 8emer, w 80202 970.5 .9006 a 303.W8.1373 p 970.5 .N73f WlW8.1375f EXHIBIT D Issue:. 2016.02.10 PERMIT SUBMITTAL 2016.03.15 THIRD FLOOR LAND USE IIp�0, OF C0409 9 aJ �11LE7 0 `rF0 ARG�� VOLK PLAZA INTERIOR REMODEL 500 EAST COOPER ASPEN, CO 81611 PROJECT NO: 21532 DWG FILE: 21532 AO-2.d.g SHEET TITLE NET LEASABLE PLANS SCALE: N.T.S. March 7, 2016 '' c MAR 0 7 2016 Ms. Reilly Thimons Community Development Department i City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: Request for Minor Commercial Expansion — Volk Plaza Building Ms. Thimons: Please accept this application for a Minor Commercial Expansion of the Volk Building, 500 East Cooper Avenue. Our client is seeking an interior expansion of net leasable space in an amount of 487 square feet. No increase in floor area is proposed. The Volk Plaza building gained growth management approval in 1985. The Planning and Zoning Commission reviewed the project (P&Z Reso. 20, 1985) and recommended City Council approve a commercial square footage allocation for the project. Council granted the commercial allotment approval via Reso. 28, 1985. Using today's method for calculating net leasable space, the current second level floor plan represents 1,396 square feet of net leasable space. This accounts for common corridors and a common bathroom on this level. Please see Exhibit B for current and proposed floor plans. The proposed plan introduces a new stair accessing the third floor thereby eliminating the need for the common corridor. A majority of the former corridor will be integrated into the leased space and serve as a reception area. The bathroom will be reconfigured and incorporated into the leased space. The changes represent a net gain of 487 square feet of net leasable area. There are no changes proposed to the exterior of the building and floor area is unaffected. The building is entirely commercial. The existing floor area is approximately 6,809 s.f. or 1.7:1, well below the 2:1 limit for the Commercial Core Zone District. Parking for the expanded area is intended to be provided through a cash -in -lieu payment. 300 SO SPRING ST i 202 i ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM *41W Vale Volk Plaza Page 2 The proposed expansion is subject to Growth Management — Minor expansion of a commercial, lodge, or mixed -use development. A response to the review criteria is attached as exhibit A. We believe the proposal conforms to the City's expectations. We request some flexibility to respond to building permit review issues up to the maximum 500 square foot allowance for this administrative review. Please let us know if we can assist in the review or answer any questions about the proposal or the background of the property. Kind Reg rds, 5?* Chris Bendon, AICP Principal BendonAdams, LLC Exhibits: A. Response to review criteria B. Existing and proposed floor plan C. Land use application, with attachments 300 SO SPRING ST 1 202 1 ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM Volk Plaza. Exhibit A Response to Review Criteria Sec. 26.470.060 Administrative applications. The following types of development shall be approved, approved with conditions or denied by the Community Development Director, pursuant to Section 26.470.110, Growth management review procedures, 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, all administrative growth management approvals shall be deducted from the respective development ceiling levels but shall not be deducted from the annual development allotments. Administrative approvals apply cumulatively. 5. Minor expansion of a commercial, lodge or mixed -use development_ The minor enlargement of a property, structure or portion of a structure for commercial, lodge or mixed -use development shall be approved, approved with conditions or denied by the Community Development Director based on the following criteria. The additional development of uses identified in Section 26.470.020 shall be deducted from the development ceiling levels established pursuant to Section 26.470.030 but shall not be deducted from the respective annual development allotments. a. The expansion involves no more than five -hundred (500) square feet of net leasable space, no more than two -hundred -fifty (250) square feet of Floor Area, and up to two (2) additional hotel/lodge units. The expansion involves no residential units. No employee mitigation shall be required. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 22, Series of 2013. Response: The proposal utilizes existing interior space and does not add floor area to the property. The property was granted growth management approval in 1985 with a specific plan for the second floor. The current layout of this level represents 1,396 square feet of net leasable space under today's calculation method. The proposed floor plan provides a new access to the third floor and incorporates former common space and a common bathroom into the leased space. The net increase in net leasable space is 487 square feet, within the 500 s.f. allowance for an administrative approval. While our plan represents a 487 s.f. expansion, we request some flexibility up to the 500 s.f. allowance for this review to accommodate technical issues during permit review. All changes are interior and the proposal does not affect the building's floor area. There are no residential units involved in this proposal. This property has not been previously granted an administrative gmqs approval. 14 14 EXISTING LEVEL TWO CALCULATION SUMMARY - NET LEASABLE OFFICE 470 SF OFFICE 488 SF OFFICE 438 SF TOTAL NET LEASABLE 1,396 SF NET LEASABLE CALCULATIONS EXISTING 1 LEVEL TWO FLOOR PLAN - NET LEASABLE AQ_4 SCALE: N.T.S. MUIV iF STAIR (EXEM R NET LE 1883 SI OFFICE 488 SF DECK (EXEM OFFICE 438 SF ROOF', (EXEM ® CMARY NET LEASABLE CITY OF ITYOFA ASPEN LAND USE CODE SECTION 26.575.020 CALCULATIONS AND MEASUREMENTS. MEASUREMENT OF NET LEASABLE COMMERCIAL SPACE. THE CALCULATION OF NET LEASABLE SPACE SHALL INCLUDE ALL INTERIOR SPACE OF OF A BUILDING MEASURED FROM INTERIOR WALL TO INTERIOR WALL INCLUDING INTERIOR PARTITIONS AND INCLUSIVE OF ALL AREAS WHICH CAN BE LEASED TO AN INDIVIDUAL TENANT INCLUDING OFFICES, HALLWAYS, MEETING ROOMS, DISPLAY AREAS, SHOWROOMS, KITCHENS, DINING ROOMS, BATHROOMS, STORAGE, STORAGE ROOMS, WALK-IN REFRIGERATORS OR FREEZERS, CHANGING ROOMS, WAITING ROOMS AND SIMILAR SPACE WHICH MAY BE LEASED TO A TENANT. THE CALCULATION OF NET LEASABLE SPACE SHALL EXCLUDE COMMON AREAS OF A BUILDING NOT INTENDED OR DESIGNED TO BE LEASED TO AN INDIVIDUAL TENANT SUCH AS COMMON BATHROOMS, COMMON STAIRWAYS, COMMON CIRCULATION CORRIDORS, COMMON MECHANICAL AREAS, COMMON STORAGE AREAS OR SIMILAR COMMON SPACES NOT INTENDED OR DESIGNED TO BE LEASED TO AN INDIVIDUAL TENANT. PROPOSED 2 LEVEL TWO FLOOR PLAN - NET LEASABLE AQ.Q SCALE: N.T.S. CALCULATION SUMMARY -NET LEASABLE EXISTING LEVEL TWO NETLEASABLEAREA 1,396 SF PROPOSED LEVEL TWO NETLEASABLEAREA 1,883 SF DIFFERENCE IN NETLEASABLEAREA +487 SF STAIR (EXEMPT) rowland+broughton architecture / urban design / inferior design Issue:........... __.. 2016.02.10 PERMIT SUBMITTAL tiPA�- OF C0409 7 Co UBOUN 0 sF� ARCN� VOLK PLAZA INTERIOR REMODEL 500 EAST COOPER ASPEN, CO 81611 PROJECT NO: 21532 DWG FILE: 21532_AO-2.d«9 SHEET TITLE NET LEASABLE PLANS SCALE: N.T.S. A0.4 I FEB-2 6 IQ016 CITY CIF �-"ARRrVM February 24, 2016 Ms. Reilly Thimons Community Development Department City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: Request for Minor Commercial Expansion — Volk Plaza Building Ms. Thimons: Please accept this application for a Minor Commercial Expansion of the Volk Building, 500 East Cooper Avenue. Our client is seeking an interior expansion of net leasable space in an amount of 241 square feet. No increase in floor area is proposed. The Volk Plaza building gained growth management approval in 1985. The Planning and Zoning Commission reviewed the project (P&Z Reso. 20, 1985) and recommended City Council approve a commercial square footage allocation for the project. Council granted the allotment approval via Reso. 28, 1985. The total project was represented as 6,809 s.f. of floor area, with 5,179 s.f. of net leasable space. In 1985, the City granted commercial space on a gross basis and required mitigation on a net leasable basis. The City allocated 5,309 s.f. of commercial space to the project representing the 6,809 s.f. project total minus a 1,500 s.f. credit for the previous building. Net leasable was stated as 5,179 s.f.. Subtracting the 1,500 s.f. credit, the project was required to provide mitigation for 3,679 s.f. of net leasable commercial space. The 1985 GMP application (excerpt attached as Exhibit E) described the second floor as having 2,552 square feet of net leasable space "to be partitioned as individual offices." It appears the 2,552 number actually represented a gross area of the entire second floor, including stairs, and was not a net leasable figure. The application contains a total net leasable number for the project, but not a specific figure for the second floor. The 1985 application drawings show stairs, a common corridor, common bathrooms and a janitor's closet. 300 SO SPRING ST 1 202 1 ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM on En Volk Plaza Page 2 Using today's method for calculating net leasable space, the 1985 approval represented 1,736 square feet of net leasable space. (Please see drawing attached as Exhibit B.) Although the second floor has been partitioned in various ways over the years, we believe the 1985 approval represents approval for 1,736 square feet of net leasable space, using today's method of calculation. The proposed plan introduces a new stair to the third floor thereby eliminating the need for the common corridor. The former corridor will be integrated into the leased space and serve as a reception area. The bathrooms will be reconfigured and incorporated into the leased space. The changes represent a net gain of 241 square feet of net leasable area. There are no changes proposed to the exterior of the building and floor area is unaffected. The building is entirely commercial. The existing floor area is approximately 6,809 s.f. or 1.7:1, well below the 2:1 limit for the Commercial Core Zone District. Parking for the expanded area is intended to be provided through a cash -in -lieu payment. The proposed expansion is subject to Growth Management — Minor expansion of a commercial, lodge, or mixed -use development. A response to the review criteria is attached as exhibit A. We believe the proposal conforms to the City's expectations. Please let us know if we can assist in the review or answer any questions about the proposal or the background of the property. Kind Regards, (W Chris Bendon, AICP Principal BendonAdams, LLC Exhibits: A. Response to review criteria B. Existing and proposed floor plan C. P&Z Reso. 20, 1985 D. City of Aspen Resolution No. 28, Series 1995 E. Excerpt from 1985 GMP application F. Land use application, with attachments 300 SO SPRING ST 1 202 1 ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM i✓ `r✓ ' i• •V±18. February 23, 2016 Ms. Jennifer Phelan, AICP Community Development Director City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: Volk Plaza Building; 500 East Cooper Avenue; Aspen, CO. Ms. Phelan: Please accept this letter authorizing BendonAdams, LLC, to represent our ownership interests in the Volk Plaza Building and act on our behalf on matters reasonably associated in securing land use approvals for the property. If there are any questions about the foregoing or if I can assist, please do not hesitate to call. Kind Regards, Andrew V. Hecht Galena Cooper, LLC partnership 625 East Hyman Avenue Aspen, CO 81611 (970) 925-1936 300 SO SPRING ST 1 202 1 ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM *rr+ "we ASPEN OFFICE GARFIELD & HECHT, P C 625 East Hyman Avenue • Unit 201 P.C. Aspen, Colorado 81611 Telephone (970) 925-1936 ATTORNEYS AT LAW I SINCE 1975 Facsimile (970) 925-3008 www.garfieldhecht.corn February 26, 2016 Ms. Jennifer Phelan, AICP Community Development Director City of Aspen 130 S. Galena St Aspen, CO 81611 Re: Volk Plaza Building; 500 E Cooper Avenue, Aspen, CO Ms. Phelan: I represent the owner of the Volk Plaza Building, Galena Cooper LLC. As the attorney for Galena Cooper LLC, I confirm that Galena Cooper LLC is the current owner of the building known as the Volk Plaza Building legally described as: THE SOUTH 68 FEET OF LOTS K AND L, BLOCK 95, CITY AND TOWNSITE OF ASPEN. EXCEPT THAT PORTION CONVEYED BY DEED RECORDED JANUARY 16, 1959 IN BOOK 186 AT PAGE. 382. If you have any further questions, please do not hesitate to contact me. Sincerely, GARFIELD & HECHT, P.C. By— —= - Andrew V. Hecht, Esq. AHVlsls ® Printed on recycled paper Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Name: Andrew V. Hecht; Galena Cooper, LLC Property Owner ("I"): Email: ahecht@garfieldhecht.com Phone No.: 925.1836 Address of Property: 500 East Cooper Avenue; Aspen, CO 81611 (subject of application) I certify as follows: (pick one) LJ This property is not subject to a homeowners association or other form of private covenant. ❑ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. ❑ This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner signature: -� date: Owner printed name: > or, Attorney signature: Attorney printed name: date: 0019.dol .AskU Agreement• Pay Application.. An aqreement between the Citv of Aspen ("City) and Property Andrew V. Hecht Owner ("I"): Address of 500 East Cooper Avenue; Property: Aspen, CO 81611 (subject of application) Phone No.:970.925.1936 Email: Billing Galena Cooper, LLC Address: c/o Garfield and Hecht Attorneys (send bills here) 625 East Hyman Avenue Aspen, CO 81611 I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $0 ( fiat fee for Select Dept $ 0 Elflat fee for Select Dept $ 0 flat fee for Select Dept $ 0 flat fee for Select Review For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review, and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ 325 deposit for 1 hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325 per hour. $ 0 deposit for 0 hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $275 per hour. City of Aspen: Property Owner: e ,met Andrew V. Hecht Community Development Director Name: Manager, Galena Cooper, LLC City Use: Title; Fees Due: $ 325 Received: $ 0 Ift.w ATTACHMENT 3 DIMENSIONAL REQUIREMENTS FORM Project: Applicant: Location: GZb JE; f nlr-e �� Zone District: Lot Size: �1r'?•-� 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.- zq7it-� Number of residential units: Existing: Proposed: Number of bedrooms: Existing. 425 Propose& 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 Existing Required: Proposed.• Buildings Existing non -conformities or encroachments: �ne. Variations requested: V)cy, ¢ %we Volk Plaza. Exhibit A Response to Review Criteria Sec. 26.470.060 Administrative applications. The following types of development shall be approved, approved with conditions or denied by the Community Development Director, pursuant to Section 26.470.110, Growth management review procedures, 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, all administrative growth management approvals shall be deducted from the respective development ceiling levels but shall not be deducted from the annual development allotments. Administrative approvals apply cumulatively. 5. Minor expansion of a commercial, lodge or mixed -use development_ The minor enlargement of a property, structure or portion of a structure for commercial, lodge or mixed -use development shall be approved, approved with conditions or denied by the Community Development Director based on the following criteria. The additional development of uses identified in Section 26.470.020 shall be deducted from the development ceiling levels established pursuant to Section 26.470.030 but shall not be deducted from the respective annual development allotments. a. The expansion involves no more than five -hundred (500) square feet of net leasable space, no more than two -hundred -fifty (250) square feet of Floor Area, and up to two (2) additional hotel/lodge units. The expansion involves no residential units. No employee mitigation shall be required. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 22, Series of 2013. Response: The proposal utilizes existing interior space and does not add floor area to the property. The property was granted growth management approval in 1985 with a specific plan for the second floor. The application cited 2,552 square feet of commercial area, but it appears this was a gross footprint, inclusive of all area on the second floor and not a true net leasable figure. Using today's calculation method, the 1985 floor plan represents 1,736 square feet of net leasable area. Actual floor plans, demising walls, etc. have varied over the years. We have used this 1,736 figure as the basis from which the new floor plan is measured. The net increase in net leasable space is 241 square feet, and well within the 500 s.f. allowance for an administrative approval. All changes are interior and the proposal does not affect the building's floor area. There are no residential units involved in this proposal. This property has not been previously granted an administrative gmqs approval. z n D N OZogn 0 A OmmZOmzO L. r�y CrZ� O 30�L1y pp m S CmA< y C 8m 3 o0y°r m zzmDA mo Z DNG v 2 -4 8 N O D m NxNxrQ 203O=0-m 1 Z C � z m m m mm DrO z�iN Z 0 ioti rN �^xzO�z? 00oG py mM", mm0 o m-wgxox2 z o�ig'D z z 3NNomC E 10HO� 02m�o ti mm m �NT�00 mDD p2p >0 yyNTZClz pg OOmimK. � g$X�p�� vz8A2c; < O m oo m m 2 .n8AO-f �CKm(�pi mo9HE! 2,02 OA'�mm O DOrpr A NDOZ A OODN� A DZ3Dm N�L)m�2 O F=m � 'Z' D3 ON.lppl f�*I ZgHor y Am MN Z o�vr� o8S�A >AN>OF �mg02 '. 0 0 0 30 050, N Z O �mi xomm � o S Lm. x z ONgAnmn y K>5 O rmNyn monoo`s mmz .o DO Zgz NZ< 0O mq mA mg D 1 'T' 1 O ~ N 0 mmp �0 C DZ m s m m� m o mZ m� mm ti �� D C. 0 O z mZ y T T m q O 0 T �O mm �y m m D V V TN ry moo m0 r0 2 m OO N _ m m ro oNa in €ss� - - -r°m x ��o ZO y o � r g q c4� m $ N; z N f1l % ; ct9® O Z r m i z x ST9A A m D i 0o ANDN o�5 9 0 i s D m mD n $ A _ o €�� r �Rsis m o oodao z ~ �z it ; mF s Z 0 A 0 1N�+i 0111-K A11WOMO N3dc,3'y AO ADO 91OZ 9 9 833 3AI33=cI n o tabbies' m N F m 2 ko EXHIBIT RESOLUTION OF ?HI PLANNING An ZONING COMMISSION FORWARDING ITS SCORE FOR THE VOLE BUILDING GNP PRWECT AND C:ONMENTING ON THE POTENTIAL FOR PUBLIC PURCHASE OF THE SITE Resolution No. 85- 20 WHEREAS, the Aspen Planning and Zoning Commission (hereinafter "Commission*) held a public hearing on September 19, 1985 to score the Volk Property Commercial Growth Management application; and WHEREAS, based upon the Commercial Growth Management scoring system the Commission scored the Volk Property application at 33.2 points, a number in excess of the 28.8 threshold required for consid- eration of allotment; and WHEREAS, although the Commission recognizes the Volk Property applications merit in relation to the Commercial Growth Management, the Commission's scoring of the Volk Property application should not be construed as belief that a commercial development is the best use of this site; and WHEREAS, the Commission believes that public purchase of the Volk Property may be beneficial for the welfare of the community. NON, THEREFORE, BE IT RESOLVED by the Commission that it does forward to Council the final score of the Volk Property proposal (scoresheet attached), pursuant to the competition and scoring process described in Section 24-11.5 of the Municipal Code. BE IT ALSO RESOLVED that the Commission does also hereby recom- mend that the public purchase alternative be investigated by City Council . APPROVED by the Commission at its regular meeting on October 8, 1985. ASPEN PLANNING AND ZONING CONWSSION BY W4� J04 �� Welton Ande son, Chairperson ATTESTS IL Rim Wilhoit, Deputy City Clerk SB.12 61 `'✓ `✓ I EXHIBIT RECORD OP PROCEEDINGS 100 RESOLUTION NO.4 (Series of 1985) WHEREAS, in accordance with Section 24-11.5 (a) of the Municipal Code, as amended, August 1 of each year is established as a deadline for submission of applications for commercial development allotments within the City of Aspen; and WHEREAS, in response to this provision, one project was submitted for evaluation, involving a total of 5,309 sq. ft. of new commercial and office space for the Volk Property; and the reconstruction of 1,500 sq. ft. of existing commercial space; and WHEREAS, a duly noticed public hearing was held on September 17, 1985, by the Aspen Planning and Zoning Commission, at which time they did evaluate and score the project and it did successfully meet the minimum required threshold of 28.8 points, by having received 32.3 points (not including bonus points); and WHEREAS, the Planning and Zoning Commission considered the representations rude by the applicant in scoring this project, including but not limited to the following: A. The proposed building, as shown in the model presented to the Planning and Zoning Commission, will be constructed to honor the height and bulk of the surrounding buildings, particularly Andre's and the Cooper Street Pier. B. Useable public open space will include the removal of the gas pumps, use of brick pavers with "snowmelt", attractive lighting, trees, planters and benches in an arrangement that maintains existing pedestrian circulation characteristics. C. The project will maximize the conservation of energy and use of solar energy sources as described in the application. RECORD OF PROCEEDINGS 100 Leaves D. Trash will be compacted and stored in the basement, then hauled to dumpster space in the Ute Banque Arcade's trash area off the alley. A long-term lease arrangement will assure the availability of the trash area for Volk property use. Utility boxes will be located in the basement. E. The ground floor of the building will be used for retail commercial space. The second floor will contain office space. The third floor will contain office and mechanical space. The mechanical space will be effectively shielded from visibility from street -level or the Independence Lodge. F. In the event that a full -service restaurant is proposed for inclusion in this project, application for and approval of a special review for trash access must be accomplished, as established through a condition of approval of the reduction in Trash and Utilities Access Requirements by the Planning and Zoning Commission on September 17, 1985. G. Curb cuts will be removed from Galena Street and Cooper Avenue. IF. A storm drainage drywell will be installed as illustrated in the application. I. The applicant will purchase and deed -restrict one 2-bedroom and one 3-bedroom unit at Park Place Condominiums to meet the employee housing obligation associated with this project. WHEREAS, the Aspen City Council did review the recommended Aspen Planning and Zoning Commission scoring at their regular meeting on October 8, 1985 and did pass a motion granting the allocation of the requested 5,309 sq. ft. NOW, THEREFORE, BE IT RESOLVED by the City Council of Aspen, Colorado, that 5,309 sq. ft. from the available commercial quota of 9,000 sq. ft. in the CC/C-1 zones category are hereby allocated to the Volk property. BE IT FINALLY RESOLVED by the City Council of Aspen, Colorado that the above allocation shall expire, pursuant to Section 24-11.7(a) r..r RECORD OF PROCEEDINGS 100 Leaves of the Municipal Code, in the event plans, specifications and fees sufficient for the issuance of a building permit for the proposed commercial building are not submitted on or before May 1, 1988. DATED: `f� uE'_, 1985 Bill Stifling Mayor I, Kathryn S. Koch, duly appointed and acting City Clerk of the City of Aspen, Colorado, hereby certify that the foregoing is a true and accurate copy of that resolution adopted by the City Council of the City //of�f// Aspen, Colorado, at a meeting held on the ��day of CXG% 1985. ,C" Kathryn SV Koch, City Clerk SB.69 sLD, I !*tY !mot• l+TY �4 l] 0 MEND —.— WATNN H —•— aAM1TANT NN1NN U.,r �•a+� NT.A. OAAIN a • ® CATCH C► ��jj O /INN IfTNa/MT 4AN NTNNNT LNNNT �T—� TNtarNgllN = tNICN *ATM —f-TT— NLNCTNIC.CAKN T.Y. W o —•— *AN '1UlA loJ# {'I TAANaraANNN A...... 4 rwn�n LaN r—! L-H �• M' Na M COOPER AVENU! •. EXISTING CONDITIONS /fy • r i 3. Drainage System. Roof runoff will be retained on - site via a new. drywell to be located under the project Is open space area at the front of the Property. Surface runoff from the project's impervious areas will be collected by the existing storm drains located in Galena Street and Cooper Avenue. The _. existing catch basins in the area are believed to be sufficient; however, additional basins will be provided should they be required by the City Engineer. The applicant's proposed storm drainage solution will upgrade the present system in which all runoff is currently collected by the existing storm drains. The regrading of the project's open space area will eliminate the existing problem of standing water and related ice buildup currently associated with the site. 4. Development Data. The following table summarizes site and development data for the Volk Property and the appli- cant's proposed commercial structure. TABLE 1 VOLK PROPERTY SITE AND DEVELOPMENT DATA ~ Lot Area 4,005 sq. ft. Building Footprint 2,977.sq. ft. Landscaping/Open Space 1,028 sq. ft. External Floor Area 6, 809 sa.ft. External Floor Area Ratio 1 1.7:1 Net Leaseable Floor Area 5,179 sq. ft. Existing Commercial.__Ced�t_? 1,500 sq. ft. 1985 Commercial GMP Request 5.309 sq. ft. 1 Pursuant to Sections 24-3.4 and 24-3.5(a), the applicant is requesting Special Review approval for an additional 0.2 commercial floor area ratio. 2 See Exhibit 1, Appendix, Page 28. W .._4 err' 5. -Traffic and Parking. The City Engineer has indicated that the proposed project will have no negative impact upon the existing street system, as Galena Street and Cooper Avenue are currently functioning below allowable capacity levels _w in the immediate site area. The applicant proposes to terminate the current gas station operation and to eliminate the existing curb cuts on both Galena and Cooper. As a result, vehicular ingress and egress to the site will be eliminated, thereby improving circulation on the adjacent street system. It can also be argued that the elimination of the gas station use will reduce, to a significant degree, the extent to which the property currently functions as a magnet to the automobile. Although no parking is required or will be provided on site, approximately four (4) additional on -street parking spaces will be obtained as a result of the elimination of the existing curb cuts on G alena Street and Cooper Avenue. With respect to alternative means of transportation, the Rubey Park y Transit Center is conveniently located approximately one (1) block south of the Property and is readily accessible via the adjacent mall system and area surface streets. b. Proposed Uses. In view of the proj ect' s excep- tional location in the heart of the City's tourist commercial district, and the high level of pedestrian activity in the immediate site area, the ground floor of the building will be devoted exclusively to retail commercial use. As shown on J/ C1 Drawing 3, Floor Plans, Page 8, four (4) leaseable spaces are anticipated, ranging in size from approximately 350 square feet to 700 square feet. The total leaseable floor area for the ground floor is approximatley 2, 400 square feet. Although the building's actual tenants have not been finalized, commercial uses will be primarily tourist -oriented and may include the Property's existing businesses. Full scale restaurant uses, however, will be specifically excluded, given the relatively small rental spaces available and the lack of direct service access to the nearby alley. Given the architectural design of the new build- ing, the applicant believes that the highest and best use for the second and penthouse floors is for professional office space. The building's second floor will contain approximate) 2, 552 square feet of leaseable_ floor area which will be partitioned as individual office needs dictate. The penthouse floor will contain a portion of the building's mechanical systems and approximately 923 square feet of additional leaseable office space which may be leased separately or in conjunction with the office's on the second floor. 7. Impact on Adjacent Uses. The Volk Property is currently utilized for commercial purposes. The immediate site area is zoned CC, Commercial Core, and is fully developed. Proposed uses are consistent with the intent of the CC zone district and compatible with adjacent land uses. As a result, the functional character of this area of the commercial core will 7 OFFICE SPACE RODOICK COF MMERCSPACEIAL \Ij COMMERCIAL SPACE 10 COMMERCIAL PACE SL Third Roar Plan First Floor Plan A OLD OFFICE rawL SPACE ROOF STORAGE DECK Second Floor Pion Basoment Laval Floor Plan VOLK BUILDING 11 be uneffected by the applicant's proposal. In fact, it can be argued that the redevelopment of the Volk Property, through sensitive architectural design and the creation of highly desireable public open space, greatly enhances this major pedestrian area of the City, thereby positively impacting the property's adjacent land uses. B. Construction Schedule. Upon successful receipt of a growth management allocation and approval of all incidental reviews which may be required, construction documents for the project will be prepared. The target date for commencement of construction is the Spring of 1986, with completion of the project anticipated prior to December of 1986. 9. Employee Housing Proposal. As shown in Table 1, Page 5, the external floor area of the project is 6, 809square feet, of which the net leaseable floor area is 5,179 square feet. Taking into account the Property's existing leaseable commercial floor area credit of 1,500 square feet, the net increase in net leaseable floor area is 3,679 square feet (the 1,500 square foot credit represents the existing building's external floor area, all of which is leaseable). Assuming an employee generation factor of 3.5 employees per 1,000 square feet of additional net leaseable floor Y area (an appropriate factor for retail/office services in the CC zone district), the project will generate approximately thirteen (13) new employees. The applicant proposes to house off -site R 9 5.25 employees or approximately 40 percent of the total new employees generated by the project. Specifically, the applicant proposes to purchase one Me two bedroom unit and one (1) , three bedroom unit at the Airport Business Center (see Exhibit 4, Appendix, Page 31) . These formerly free market, rental units have recently been renovated, condominiumized and offered for sale as the Park Place Condominiums. The two (2) units will be deed -restricted to employee occupancy and price guidelines in accordance with the -Housing Authority's recommendations prior to issuance of a Certificate of Occupancy for the new building. II. GROWTH MANAGEMENT REVIEW CRITERIA The following section addresses the various review criteria against which the proposed project will be evaluated. The information contained herein represents the applicant's best effort at compliance with both the letter and intent of the criteria. We believe that, in every category, the proposed project meets or exceeds the minimum applicable standard. Based on our understanding of the various criteria and the proj ect's compliance therewith, we have taken the liberty of requesting an appropriate score in each review category. Please reference as necessary the appropriate headings in Section I.A. of this application for detailed information in support of the appli- cant's following representations. 10 A. Quality of Design The quality of the proposed project's exterior and site design is discussed below. Please note that the project received conceptual approval from the Historical Preservation Commission on July 23, 1985. Final HPC approval, however, must be obtained prior to issuance'of a building permit. 1. Architectural Design. Architecturally, the proposed building has been designed to honor the height and bulk of the Property's surrounding structures, particularly Andres and the Cooper Street Pier. As shown on Drawing 4, Site Plan, Page 12, the building's basic form is triangular in shape so as to maximize useable open space and maintain and enhance the site's existing circulation pattern. Secondary benefits arising from this design concept include the ability to take advantage of the exceptional views originating from the site and to maximize passive solar energy gain. As shown on Drawing 50, Exterior Elevations, Page 13, the building steps back on each of its three floors so as to soften the building's various facades and to introduce roof decks and landscaping to the second and third floor office levels. The height of the first and second floors generally corresponds to the window and brick coursing details on the adjacent Andres building. Compatibility with the Andres facade was given priority over the Cooper Street Pier building since Andres, as a historically designated structure, is expected to significantly 11 MALL COOON AVENUE SITE PLAN MIDEPENDEMCE Southwest Elevation West Elevation v, r South Elevation ELEVATIONS outlive the adjacent Cooper Street Pier. The proposed building's design provides for a facade setback adjacent to Andres which results in a visual separation between the two buildings and a slight variation in the appearance of the stair entrance to the upper level office spaces. The relatively small third floor penthouse has been designed to effectively screen the new building's roof top mechanical systems from the higher Indepen- dence and Mountain Plaza Buildings. The principal building material will be brick. The extensive use of glass on the ground floor will visually tie the building to the outdoor public space and the proj ect's extensive landscaping. In summary, the building, in respecting the height and bulk of the adjacent structures, can be characterized as a "background structure" as opposed to a major architectural statement. Although contemporary in concept and design, the 4 proposed building employs brick, window and roof line details which are reminiscent of the Victorian period in which many of Aspen's downtown structures were built. Requested Score: 3 points 2. Site Design. The basic design concept for the project site has been to minimize perceived building bulk, maximize useable public open space, and maintain and enhance the site's existing pedestrian circulation characteristics. As a result, the proposed building footprint, although larger than that of the existing structure, approximates that area of 14 cm EXHIBIT ATTACHMENT 2 —LAND USE APPLICATION PROJECT: Name: V k' }K l VW C'"W' ,r. r Location: e'�Zv <~y (Indicate street address, lot & block number, legal description where appropriate) Parcel ID # REQUIRED oZ? -n u : " APPLICANT: to Ire 4> 41 Address: �% q� 1/ Phone REPRESENTATIVE: Name: 0 � r � .. z ! av F• r► TYPE OF APPLICATION: (please check all that apply): Fr' GMQS Exemption ❑ Conceptual PUD ❑ Temporary Use ❑ GMQS Allotment ❑ Final PUD (& PUD Amendment) ❑ Text/Map Amendment ❑ Special Review ❑ Subdivision ❑ Conceptual SPA ❑ ESA - 8040 Greenline, Stream ❑ Subdivision Exemption (includes ❑ Final SPA (& SPA Margin, Hallam Lake Bluff, condominiumization) Amendment) Mountain View Plane ❑ 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.) ROPOSAL: (description of proposed buildings, uses, modifications, etc. ave you attached the following? FEES DUE: $. U 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. *"W * 1,01 DIM March 7, 2016 Ms. Reilly Thimons Community Development Department City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: Request for Minor Commercial Expansion — Volk Plaza Building Ms. Thimons: Please accept this application for a Minor Commercial Expansion of the Volk Building, 500 East Cooper Avenue. Our client is seeking an interior expansion of net leasable space in an amount of 487 square feet. No increase in floor area is proposed. The Volk Plaza building gained growth management approval in 1985. The Planning and Zoning Commission reviewed the project (P&Z Reso. 20, 1985) and recommended City Council approve a commercial square footage allocation for the project. Council granted the commercial allotment approval via Reso. 28, 1985. Using today's method for calculating net leasable space, the current second level floor plan represents 1,396 square feet of net leasable space. This accounts for common corridors and a common bathroom on this level. Please see Exhibit B for current and proposed floor plans. The proposed plan introduces a new stair accessing the third floor thereby eliminating the need for the common corridor. A majority of the former corridor will be integrated into the leased space and serve as a reception area. The bathroom will be reconfigured and incorporated into the leased space. The changes represent a net gain of 487 square feet of net leasable area. There are no changes proposed to the exterior of the building and floor area is unaffected. The building is entirely commercial. The existing floor area is approximately 6,809 s.f. or 1.7:1, well below the 2:1 limit for the Commercial Core Zone District. Parking for the expanded area is intended to be provided through a cash -in -lieu payment. 300 SO SPRING ST 1 202 1 ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM lM Volk Plaza Page 2 The proposed expansion is subject to Growth Management — Minor expansion of a commercial, lodge, or mixed -use development. A response to the review criteria is attached as exhibit A. We believe the proposal conforms to the City's expectations. We request some flexibility to respond to building permit review issues up to the maximum 500 square foot allowance for this administrative review. Please let us know if we can assist in the review or answer any questions about the proposal or the background of the property. Kind Re ards, a?le Chris Bendon, AICP Principal BandonAdams, L.L.0 Exhibits: A. Response to review criteria B. Existing and proposed floor plan C. Land use application, with attachments 300 SO SPRING ST 1 202 1 ASPEN, CO 81611 970.925.2855 1 BENDONADAMS.COM Volk Plaza. Exhibit A Response to Review Criteria Sec. 26.470.060 Administrative applications. The following types of development shall be approved, approved with conditions or denied by the Community Development Director, pursuant to Section 26.470.110, Growth management review procedures, 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, all administrative growth management approvals shall be deducted from the respective development ceiling levels but shall not be deducted from the annual development allotments. Administrative approvals apply cumulatively. 5. Minor expansion of a commercial, lodge or mixed -use development_ The minor enlargement of a property, structure or portion of a structure for commercial, lodge or mixed -use development shall be approved, approved with conditions or denied by the Community Development Director based on the following criteria. The additional development of uses identified in Section 26.470.020 shall be deducted from the development ceiling levels established pursuant to Section 26.470.030 but shall not be deducted from the respective annual development allotments. a. The expansion involves no more than five -hundred (500) square feet of net leasable space, no more than two -hundred -fifty (250) square feet of Floor Area, and up to two (2) additional hotel/lodge units. The expansion involves no residential units. No employee mitigation shall be required. This shall be cumulative and shall include administrative GMQS approvals granted prior to the adoption of Ordinance No. 22, Series of 2013. Response: The proposal utilizes existing interior space and does not add floor area to the property. The property was granted growth management approval in 1985 with a specific plan for the second floor. The current layout of this level represents 1,396 square feet of net leasable space under today's calculation method. The proposed floor plan provides a new access to the third floor and incorporates former common space and a common bathroom into the leased space. The net increase in net leasable space is 487 square feet, within the 500 s.f. allowance for an administrative approval. While our plan represents a 487 s.f. expansion, we request some flexibility up to the 500 s.f. allowance for this review to accommodate technical issues during permit review. All changes are interior and the proposal does not affect the building's floor area. There are no residential units involved in this proposal. This property has not been previously granted an administrative gmqs approval. 14 R EXISTING LEVEL TWO CALCULATION SUMMARY - NET LEASABLE OFFICE 470 SF OFFICE 488 SF OFFICE 438 SF TOTAL NET LEASABLE 1,396 SF NET LEASABLE CALCULATIONS ® NET LEASABLE EXISTING 1 LEVEL TWO FLOOR PLAN - NET LEASABLE AO.4 SCALE: N.T.S. CODE SUMMARY OFFICE 498 SF OFFICE 438 SF STAIR (EXEMI NET LE 1883 SI DECK (EXEM ROOF (EXEM CITYOFASPENLAND USE CODE SECTION 26.575.020 CALCULATIONS AND MEASUREMENTS. MEASUREMENT OF NET LEASABLE COMMERCIAL SPACE. THE CALCULATION OF NET LEASABLE SPACE SHALL INCLUDE ALL INTERIOR SPACE OF OF A BUILDING MEASURED FROM INTERIOR WALL TO INTERIOR WALL INCLUDING INTERIOR PARTITIONS AND INCLUSIVE OF ALL AREAS WHICH CAN BE LEASED TO AN INDIVIDUAL TENANT INCLUDING OFFICES, HALLWAYS, MEETING ROOMS, DISPLAY AREAS, SHOWROOMS, KITCHENS, DINING ROOMS, BATHROOMS, STORAGE, STORAGE ROOMS, WALK-IN REFRIGERATORS OR FREEZERS, CHANGING ROOMS, WAITING ROOMS AND SIMILAR SPACE WHICH MAY BE LEASED TO A TENANT. THE CALCULATION OF NET LEASABLE SPACE SHALL EXCLUDE COMMON AREAS OF A BUILDING NOT INTENDED OR DESIGNED TO BE LEASED TO AN INDIVIDUAL TENANT SUCH AS COMMON BATHROOMS, COMMON STAIRWAYS, COMMON CIRCULATION CORRIDORS, COMMON MECHANICAL AREAS, COMMON STORAGE AREAS OR SIMILAR COMMON SPACES NOT INTENDED OR DESIGNED TO BE LEASED TO AN INDIVIDUAL TENANT. PROPOSED 2 LEVEL TWO FLOOR PLAN - NET LEASABLE A0,4 SCALE: N.T.S. CALCULATION SUMMARY -NET LEASABLE EXISTING LEVEL TWO NET LEASABLE AREA 1.396 SF PROPOSED LEVEL TWO NET LEASABLE AREA 1,B83 SF DIFFERENCE IN NET LEASABLE AREA +487 SF STAIR (EXEMPT) rowland+broughton architecture / urban design / interior design 234 a hopkin, ave 1830 Nake st, ste 2W aspen, w $1611 deme,, w 80202 670.544.9006 0 303.309.1373 0 970.50 3473, 30 3WO 8.13751 E IBIT blue: 2016.02.10 PERMIT SUBMITTAL a UPTON VOLK PLAZA INTERIOR REMODEL 500 EAST COOPER ASPEN, CO 81611 PROJECT NO: 21532 DWG FILE: 21532 A62.Ew9 SHEET TITLE NET LEASABLE PLANS SCALE: N.T.S. A0.4 ORIGNAL ISM LEVELTWO CALCULAT ETLEASABLE Rc`TOTA xBT LEASABLE 1.ns sF ORIGINAL1988 scAlETWO FLOOR FUN -NCT LCASABLE AOA NT.S. GNAL 198E LEVEL TWO CALCUUTION SUMMARY-uET LEASABLE %"CE TAL NEr LEASABLE 2�PROPOSED LEVEL TWO FLOOR PLAN - AS SUBMITTED FOR PERMIT A06 SHALL. NT.S. NET LEASABLE CALCUTATIONS CODE SUMMARY NET LEASABLE —ASPEN—AS USE LODE SECTION ZS.S)S020 CALCUUTIONS AND MEASUREMENTS. MEASUREMEM OF NETLFA5.IBLE COMMERCIAL SPACE THECALCUUTION OF LESPACESHALLINCLUDE ALL INTERIOR SPACE OFOFA BUILDING MEASUREDFROM INTERIORwall TOINTERIOR 1 INCLUDING INTERIOR—TITiONSAND lCLUGNE 0 uG ROOMS. BATMROONSI STORAGE EAE HCH CAN BE STOMGE ROOMS.WUN uEASED TO AN INDIVIDUAL TREERIGE REFRIGERATORS OR FREEiENANT INCLUDING [RSLCHANGI GROOMS,, HA —YE, MEETUNG wOnrzMG ROOMS ANAD SSMIRSPACE wH GH MAY BE LEASED TOANT SUCH THECALCUUTON OF NET LEASABLE SPACE SHALL EXCLUDE COMMON AREAS OF A BULDNG NOT INTENDED OR DESIGNED TO BE LEASED TO AN MWAL TENANT SVLH AS COMMON BATHROOMS COMMON STA—E COMMON CIRCUUT ON CORRIDORS, COMMON MEC—CAL AREAS COMMON STORAGE AREAS COMMON SPACE ORSMUR COMMON SPACES NOT INTENDED OR OESGNEO TO BE LEASED TO AUNO VI —TENANT. rowland+broughton i .mR eP><yAi IProm- awR 2016.02.10 VOLK PLAZA INTERIOR REMODEL 500 FAST COOPER ASPEN, CO 81611 RUE 11x w ORwlwLrsuurr cusuay NET LEASABLE PLANS SCALE N.T.S. A0.4