Loading...
HomeMy WebLinkAboutCommercial Design Review Application - Full DocCONCEPTUAL DESIGN REVIEW APPLICATION “601 East Hyman Avenue,” a mixed-use commercial and residential development featuring commercial and office space, and one (1) free-market residential unit. 20 April 2012 Applicant: Victorian Square, LLC Location: 601 East Hyman Avenue, Aspen, Colorado An application for Conceptual Commercial Design Review under the Commercial, Lodging, and Historic Design Objectives and Guidelines for the Commercial Character Area. Represented By: 601 East Hyman Conceptual Commercial Design Review 20 April 2012 TABLE OF CONTENTS ƒ Land Use Application Form ƒ Dimensional Requirements Form ƒ Project Overview and Code Response ƒ Attachment 1 – Vicinity Map ƒ Attachment 2 – Existing Conditions Survey ƒ Attachment 3 – Architectural Plans & Renderings ƒ Attachment 4 – Supplemental Contextual Visual Materials ƒ Attachment 5 – Proof of Ownership ƒ Attachment 6 – Letter of Authorization ƒ Attachment 7– Parcel Descriptions ƒ Attachment 8– recorded Plat of Victorian Square Condominium ƒ Attachment 9 – Adjacent Property Owners ƒ Attachment 10 – Agreement for Payment of City of Aspen Development Application Fees ƒ Attachment 11 – Pre-Application Conference Summary CONCEPTUAL DESIGN REVIEW APPLICATION “601 East Hyman Avenue,” a mixed-use commercial and residential development featuring commercial and office space, and one (1) free-market residential unit. 20 April 2012 Applicant: Victorian Square, LLC Location: 601 East Hyman Avenue, Aspen, Colorado An application for Conceptual Commercial Design Review under the Commercial, Lodging, and Historic Design Objectives and Guidelines for the Commercial Character Area. Represented By: 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 1 PROJECT OVERVIEW This application is submitted for conceptual design review for a mixed-use development located on a portion of the three Townsite lots located east from the corner of Hunter Street and Hyman Avenue in the Commercial (C-1) zone district of the City of Aspen, Colorado. The proposed project would replace the existing commercial building with a mixture of retail, office, and residential uses housed in a new building with a high level of design quality. The proposed project completes the redevelopment of the Hyman Avenue corridor extending from the downtown core. This redevelopment will include the new Aspen Art Museum, a new mixed-use structure located between the Museum and the proposed project, redevelopment of the commercial parking lot on the western corner of Hunter and Hyman, and preservation and restoration of the Benton Building. The proposed project includes a small minor increase in commercial net leasable space on the site and a new free-market residential unit. Mitigation for additional development is proposed through the purchase of Affordable Housing Credits. Existing public amenity space will be substantially maintained, with a small portion of the required public amenity space to be provided through cash-in-lieu. The two large spruce trees located on the existing development are not in conformance with Parks Department standards for street trees. Moreover, these trees pose a considerable risk to the safety of passing pedestrians and to neighboring development given their advanced age and inappropriate location. Sidewalks and public infrastructure will be improved with a consistent allée of street trees, along with a pedestrian amenity space. The subject parcels are located in the C-1 Commercial Zone District, outside of the Commercial Core Historic District, the boundary of which is the western side of Hunter Street. The proposed use of the property is for a mixed-use development, featuring first and second story commercial and a free-market residence on the third story. The parcels do not fall within any delineated City of Aspen view planes. The three half-lots total 4,500 square feet, which currently contains the condominiumized Victorian Square Building that houses office space exclusively. The existing commercial building contains approximately 6,292 sq. ft. of net leasable space. The subject parcel does not have access to an alley. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 2 Commercial, Lodging and Historic District Design Objectives and Guidelines Commercial Character Area. This area forms the immediate fringe of much of the Commercial Core Historic District. DESIGN OBJECTIVES These are key design objectives for the Commercial Area. The City must find that any new work will help to meet them: 1. Strengthen the sense of relatedness with the Commercial Core Historic District. Strengthening the definition of the street edge in a manner similar to the Commercial Core is desired. At the same time, the Commercial Area is a place where more variety in design is encouraged. Imitating historic styles is not an objective, but re-establishing a sense of a stronger fundamental framework will enhance the urban qualities of this area and is a priority. The proposed new building will enhance the sense of relatedness between the Commercial Core Historic District and other significant elements such as Gondola Plaza and the new Aspen Art Museum. It will provide a strong definition of the street edge as well as display windows on the ground level that will draw pedestrian interest along the Hyman Avenue corridor. 2. Maintain a retail orientation. Greater retail presence at the street edge should be achieved to ensure an enhanced street vitality and an enriched and more urban definition of the commercial street frontage. The proposed project, while not required to provide ground floor retail, is planned to accommodate retail uses on the ground floor. 3. Promote creative, contemporary design. Designs should seek creative new solutions that convey the community’s continuing interest in exploring innovations. At the same time, the fundamental principles of traditional design must be respected. This means that each project should strike a balance in the design variables that are presented in the following pages. The proposed design is contemporary and innovative, reflecting artistic and natural forms that will complement other new development on this block of Hyman Avenue. It will, however, be respectful of traditional development within the area and will be orthogonally placed on the site. 4. Encourage a well-defined street wall. The intent is to more clearly establish a strongly defined street wall, but with some greater variety than in the Commercial Core Historic District since the historic building edge is not as defined. A stronger street façade definition should be achieved while at the same time recognizing the value of public dining and landscaped space. The proposed design will contribute to a well-defined street wall, but variations in height and significant building elements will lend variety to the streetscape. The project will contribute to the urban streetscape by providing street trees and a landscaped public amenity space. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 3 5. Reflect the variety in building heights seen traditionally. It is important that a range and variation in building height and scale in the Commercial Area be recognized in future development. Larger buildings should be varied in height and reflect original lot widths. The two and three-story elements as well as significant façade elements will provide a range and variation in building height and scale. 6. Accommodate outdoor public spaces while establishing a clear definition to the street edge. Providing space in association with individual buildings remains important, but should be balanced with much greater building street presence and corner definition. The proposed site plan does accommodate a pedestrian amenity, consistent with maintaining a significant street presence and corner definition. Previous project approvals for other developments have indicated that this location is not appropriate for significant pedestrian amenities because of solar orientation. 7. Promote variety in the street level experience. Display cases, architectural details and landscaping are among the design elements that should be used. Display windows and architectural details have been incorporated to promote variety in the street level experience. Landscaping and pavement variation will contribute to the pedestrian experience. CONCEPTUAL REVIEW DESIGN GUIDELINES The following design guidelines shall apply at the conceptual review stage: 1.1 Orient a primary entrance toward the street. • A building should have a clearly defined primary entrance. • Providing secondary public entrances to commercial spaces is also encouraged on larger buildings. The proposed building has clearly defined primary entrances for the residential and second floor office uses. These entrances are located off of Hyman Avenue. Additionally, secondary public entrances to the ground floor commercial spaces are planned for both Hunter Street and Hyman Avenue. 1.2 Maintain the established town grid in all projects. • The network of streets and alleys should be retained as public circulation space and for maximum public access. • Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. While the site does not have alley frontage, it does have a significant corner orientation on two commercial streets. The building maintains an orthogonal orientation to the town grid, and will not in any way enclose or impede the streets to public access. 1.3 Public walkways and through courts should be designed to create access to additional commercial space. • These may be shops that face onto walkways or courtyards. • See also: Public Amenity Space design guidelines. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 4 This is a relatively small site of 4,500 square feet that does not provide additional opportunity for public walkways or through courts. Public Amenity Space will be provided along the Hyman Avenue frontage to create additional interest and draw pedestrians to display windows. 1.4 Develop an alley façade to create visual interest. • Use varied building setbacks and changes in materials to create interest and reduce perceived scale. • Balconies, court yards and decks are also appropriate. • Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. This property does not have any alley frontage to permit these development options. 1.5 The visual impacts of structured parking should be minimized. The access shall be: • Located on an alley when feasible or a secondary street, designed with the same attention to detail and materials as the primary building façade, and integrated into the building design. No structured parking is proposed for this development. The currently existing structure on the site does not have any parking, and no on-site parking is proposed for the new structure. The residential unit does not have any parking requirement in the C-1 zone district and the minimal additional commercial development will not generate more than a single vehicle parking requirement. The C-1 zone district provides that any commercial parking requirement can be satisfied with a cash-in-lieu payment. 1.6 Structured parking should be placed within a 'wrap' of commercial and/or residential uses. As indicated above, structured parking is not proposed for this building. 1.7 A street facing amenity space shall meet all of the following requirements: • Abut the public sidewalk • Be level with the sidewalk • Be open to the sky • Be directly accessible to the public • Be paved or otherwise landscaped A street-facing public amenity space of 146 sq. ft. is proposed that meets all of the above requirements. It will be located abutting the public sidewalk and extending along a portion of the Hyman Avenue façade from the corner to a mid-point on the building. The public amenity space will be level with the sidewalk, open to the sky, directly accessible to the public, and will incorporate special pavements and landscape materials that will promote access to the display windows. 1.8 A street-facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Area. • Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defined, with buildings placed at the sidewalk edge. • Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these should be replaced with sidewalk level improvements. The public amenity space will result in a widening of the public sidewalk, defined with special pavement. The building is placed at the edge of this expanded sidewalk area. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 5 No sunken spaces are proposed for this public amenity which represents an extension of the public realm on grade. 1.9 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: • Street furniture • Public art • Historical/interpretive marker The applicant will explore the possibility of placing an object of public art within the street facing amenity space. The presence of public art would support the adjacency of the new Aspen Art Museum. The relative size of the amenity space may not support any significant placement of street furniture without impeding access to the display windows, put public art would be an exciting option. Within the specialty pavement, markers could be placed that indicate the original historical occupancy of the property, in a manner similar to what was done as part of the Downtown Enhancement and Pedestrian Plan on Mill Street and Hopkins Avenue. Directional signage to the Aspen Art Museum may be also be accommodated, consistent with a wayfinding plan that may emerge from the City Parks Department. 1.10 Mid-block walkways shall remain subordinate in scale to traditional lot widths. • Mid-block public walkways shall be between 8 ft. and 10 ft. in width. A mid-block walkway would not be appropriate for this site and is not proposed. 1.11 A mid-block walkway should provide public access to the following: • Additional commercial space and frontage within the walkway • Uses located at the rear of the property that are commercial in nature. See comments above. 1.12 An alley side amenity space shall be designed to have these characteristics: • Direct public access to commercial space at ground or second floor levels • Maximize solar access to the alley side amenity space • Enhance the attractiveness and use of the rear alley • Minimize the adverse impacts of adjacent service and parking areas The property does not abut an alley. 1.13 A second floor amenity space should meet all of the following criteria: • Ensure consistent public access • Be dedicated for public use • Provide a public overlook and/or an interpretive marker • Be identified by a marker at street level 1.14 Second level space should be oriented to maximize solar access and views to the mountains or other landmarks. 1.15 Second level space should provide public access by way of a visible and attractive public stair or elevator from a public street, alley, or street level amenity space. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 6 1.16 Second level dining may be considered. • If the use changes, the space must remain accessible to the public so long as it is to be considered meeting the Public Amenity Space requirement. A second floor amenity space is not proposed for this project. 1.17 Front and side yard amenity space should be provided in the context of a historic one story residential type building. The proposed amenity space is a “street-facing amenity space” as discussed above. Front and side yards are not incorporated into this project and are not encouraged as part of the C-1 zone district. 1.18 Maintain the alignment of facades at the sidewalk’s edge. • Place as much of the facade of the building at the property line as possible. • A minimum of 60% of the front façade shall be at the property line. • Locating an entire building front behind the established storefront line is inappropriate. Both of the street-facing façades are aligned to the sidewalk edge. The proposed building will place as much of the building at the Hyman Avenue property line as possible, consistent with providing the street facing amenity space. The Hunter Street façade is at the property line, making the sum of the two front façades well in excess of the 60% guideline as stated above. 1.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Alley System and Public Amenity Space guidelines. With two front façades, this building has a portion set back for public amenity space in a manner consistent with the Public Amenity Space Guidelines. 1.20 Building façades shall be parallel to the facing street(s) and primary entrances shall be oriented toward the street. Building façades are parallel to the two facing streets and the primary entrance is strongly oriented to Hyman Avenue. 1.21 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. • The front of a primary structure shall be oriented to the street. The proposed building is parallel to the lot lines and the front of the structure is oriented to the street. 1.22 Building façade height shall be varied from the façade height of adjacent buildings of the same number of stories by a minimum of 2 feet. • If an existing structure is three stories and 38 ft. tall for example, then adjacent new infill may be three stories, but must vary in façade height by a minimum of 2 ft. The proposed height for this building is thirty-six (36’) feet. The adjacent three-story building on Hyman Avenue, which is yet to be constructed, has been approved at thirty- eight (38’) feet. This provides the requisite two-foot differential. The adjacent structure 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 7 along Hunter Street has a partially sub-grade first story and is considerably lower than the proposed building. 1.23 A new building or addition should reflect the range and variation in building height of the Commercial Area. • Refer to the zone district regulations to determine the maximum height on the subject property. • A minimum 9 ft. floor to ceiling height is to be maintained on second stories and higher. • Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building’s overall energy efficiency, for instance by providing improved daylighting. At thirty-six (36’) feet, the proposed building is not requesting any height greater than the basic building height provided in the C-1 zone district. A minimum floor to ceiling height of nine (9’) feet is maintained on the second and third stories. 1.24 Height variation should be achieved using one or more of the following: • Vary the building height in accordance with traditional lot width. • Set back the upper floor to vary the building façade profile(s) and the roof forms across the width and the depth of the building. • Vary the façade (or parapet) heights at the front. • Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. The proposed building varies in height from two to three stories along its longest Hyman Avenue façade. The two-story element is consistent with lot width modules and provides a significant step-back along the Hunter Street façade. 1.25 On sites comprising more than two traditional lot widths, the façade height shall be varied to reflect traditional lot width. • The façade height shall be varied to reflect traditional lot width. • Height should be varied every 60 ft. minimum and preferably every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns. • No more than two consecutive 30 ft. façade modules may be three stories tall, within an individual building. • A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street façade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) The site comprises three traditional lot widths, although the lot depth is only one-half that of a standard Townsite lot. The proposed building has a 30-foot two story element, followed by a 60-foot three story element along the linear frontage of Hyman Avenue. No more than two consecutive 30-foot modules are three stories tall. The third module remains two stories tall for its entire depth. Therefore, the provisions of this guideline are met. 1.26 Buildings on sites comprising more than two traditional lot widths shall achieve a minimum of two of the following: • Variation in height of building modules across the site • Variation in massing achieved through upper floor setbacks, the roofscape form and variation in upper floor heights 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 8 • Variation in building façade heights or cornice line The proposed building incorporates a variation in height of building modules across the site as well as a variation in building façade heights. 1.27 A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. There is no historic building within the immediate setting of the proposed development. 1.28 New development adjacent to a single story historic building that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure within the same block face. The proposed building is not adjacent to any single story structures constructed for residential uses. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 9 Land Use Code Sections CHAPTER 26.412 COMMERCIAL DESIGN REVIEW Sec. 26.412.050. Review criteria. An application for commercial design review may be approved, approved with conditions or denied based on conformance with the following criteria: A. The proposed development meets the requirements of Section 26.412.060, Commercial design standards, or any deviation from the standards provides a more appealing pattern of development considering the context in which the development is proposed and the purpose of the particular standard. Unique site constraints can justify a deviation from the standards. Compliance with Section 26.412.070, Suggested design elements, is not required but may be used to justify a deviation from the standards. The proposed project complies with the requirements of Section 26.412.60 and no deviations are sought from the commercial design standards. To the extent possible, the proposed project will follow the general guidelines suggest by the City as contained in Sec. 26.412.070: Suggested Design Elements. B. For proposed development converting an existing structure to commercial use, the proposed development meets the requirements of Section 26.412.060, Commercial design standards, to the greatest extent practical. Changes to the façade of the building may be required to comply with this Section. The proposed project contemplates the demolition of the existing commercial building and the construction of a new mixed-use building, which will include commercial and free market residential. No elements of the existing building will be retained and the exterior design of the proposed building will be significantly different from the existing structure. C. The application shall comply with the guidelines within the Commercial, Lodging and Historic District Design Objectives and Guidelines as determined by the appropriate Commission. The guidelines set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The City shall determine when a proposal is in compliance with the criteria, standards and guidelines. Although these criteria, standards and guidelines are relatively comprehensive, there may be circumstances where alternative ways of meeting the intent of the policy objectives might be identified. In such a case, the City must determine that the intent of the guideline is still met, albeit through alternative means. The proposed project is submitted for Commercial Design Review by the Planning & Zoning Commission. The proposed project complies with the Commercial, Lodging, and Historic District Design Objectives and Guidelines and specifically the “Commercial Character Area” Chapter contained therein. Sec. 26.412.060. Commercial design standards. The following design standards, in addition to the commercial, lodging and historic district design objectives and guidelines, shall apply to commercial, lodging and mixed-use development: A. Public amenity space. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of-way or private property within commercial areas. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 10 Existing public amenity space consists of approximately 595 sq. ft. The proposed project provides 146 sq. ft. of public amenity space. Pursuant to Sec. 26.575.030 Public Amenity, for redevelopment of parcels on which less than 25% of the lot is provided as public amenity, the existing (prior to redevelopment) percentage shall be the effective requirement. The existing public amenity represents 13% of the parcel. The proposed project requests that the balance of public amenity space not provided with the redevelopment be provided for via a cash-in-lieu payment. On parcels required to provide public amenity, pursuant to Section 26.575.030, Public amenity, the following standards shall apply to the provision of such amenity. Acceptance of the method or combination of methods of providing the public amenity shall be at the option of the Planning and Zoning Commission or the Historic Preservation Commission, as applicable, according to the procedures herein and according to the following standards: 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. The dimensions of the proposed on-site public amenity will provide a landscaped pedestrian amenity that supports the continuity of the pedestrian corridor for the commercial core to the new Art Museum. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of-way are encouraged. The proposed public amenity space will contribute to an active street vitality. The public amenity space may include features such as public seating, shade trees, solar access, view orientation, and simple at-grade relationships with the adjacent rights-of-way. 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. The proposed public amenity space as well as the design and operating characteristics of the adjacent structure will contribute to an inviting pedestrian environment. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. The proposed public amenity space will enhance the relationship between the public sidewalk and the proposed building. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. The proposed public amenity space is consistent with the design and operational standards for a pedestrian amenity. B. Utility, delivery and trash service provision. When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one (1) building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The following standards shall apply: 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 11 1. A utility, trash and recycle service area shall be accommodated along the alley meeting the minimum standards established by Section 26.575.060, Utility/trash/recycle service areas, unless otherwise established according to said Section. The proposed project does not have alley access in which utility, trash, and recycling service areas can be accommodated. The existing development does have a utility/trash, and recycling area opening onto Hunter Street. A similar area substantially in the same configuration and location will be provided in the proposed project. 2. All utility service pedestals shall be located on private property and along the alley. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. The proposed project does not have alley frontage. An existing electrical service transformer will be retained on the property in approximately its present location for which an easement currently exists. Any additional utility service pedestals will be located on private property. No encroachments are proposed as part of this application. 3. Delivery service areas shall be incorporated along the alley. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. The proposed project does not have alley access and will not have a truck loading facility, with the exception of the trash and recycling facility. 4. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. All mechanical exhaust will be vented through the roof and located as far away from the street as practical. The proposed project will not include a garage. 5. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. Mechanical ventilation equipment and ducting will be accommodated internally within the building and located on the roof, will be minimized to the extent practical, and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. The proposed project will reserve adequate space for future ventilation and ducting needs. Sec. 26.412.070. Suggested design elements. The following guidelines are building practices suggested by the City, but are not mandatory. In many circumstances, compliance with these practices may not produce the most desired development, and project designers should use their best judgment. A. Signage. Signage should be integrated with the building to the extent possible. Integrated signage areas already meeting the City's requirements for size, etc., may minimize new tenant signage compliance issues. Common tenant listing areas also serves a public way-finding function, especially for office uses. Signs should 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 12 not block design details of the building on which they are placed. Compliance with the City's sign code is mandatory. No signage is proposed at this time. Future signage will be integrated into the building in areas provide through the façade design. Tenant listing areas will be included for second floor uses. Signs will not block details of the building and will conform to the requirements of the City sign code. B. Display windows. Display windows provide pedestrian interest and can contribute to the success of the retail space. Providing windows that reveal inside activity of the store can provide this pedestrian interest. A significant amount of display windows will be provided on the ground level for ground- floor tenant uses in the proposed project. C. Lighting. Well-lit (meaning quality, not quantity) display windows along the first floor create pedestrian interest after business hours. Dynamic lighting methods designed to catch attention can cheapen the quality of the downtown retail environment. Illuminating certain important building elements can provide an interesting effect. Significant light trespass should be avoided. Illuminating the entire building should be avoided. Compliance with the City's Outdoor lighting code, Section 26.575.150 of this Title, is mandatory. Certain important building elements of the proposed project may be illuminated to provide an interesting effect. Light trespass will be avoided. The proposed project will comply with the City’s Outdoor Lighting Code. A detailed lighting plan will be provided for Final Commercial Design Review. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 13 CHAPTER 26.470. GROWTH MANAGEMENT QUOTA SYSTEM Sec. 26.470.050. General requirements. A. Purpose: The intent of growth management is to provide for orderly development and redevelopment of the City while providing mitigation from the impacts said development and redevelopment creates. Different types of development are categorized below, as well as the necessary review process and review standards for the proposed development. A proposal may fall into multiple categories and therefore have multiple processes and standards to adhere to and meet. B. General requirements: All development applications for growth management review shall comply with the following standards. The reviewing body shall approve, approve with conditions or deny an application for growth management review based on the following generally applicable criteria and the review criteria applicable to the specific type of development: 1. Sufficient growth management allotments are available to accommodate the proposed development, pursuant to Subsection 26.470.030.D. Applications for multi-year development allotment, pursuant to Paragraph 26.470.090.1 shall not be required to meet this standard. The proposed project contemplates a minor expansion of commercial net leasable and the provision of one (1) free-market residential unit. The applicant understands that Conceptual Commercial Design Review must be granted prior to applying for growth management. Once conceptual approval is granted, the applicant will apply for growth management allotments for the February 15 or August 15th application periods for the commercial net leasable in excess of the existing net leasable as well as for the new residential – free-market. 2. The proposed development is consistent with the Aspen Area Community Plan. The proposed project will encourage a commercial mix that is balanced, diverse, and vital. It meets the needs of the year-round residents and visitors. The proposed project’s mass, scale, density, and diversity of heights reflect the City’s architectural heritage. The proposed project is located in the Commercial Core of the City, thereby helping to contain development and minimize sprawl. The proposed project will also minimize all impacts through the provision of appropriate affordable housing mitigation through the purchase of affordable housing credits. 3. The development conforms to the requirements and limitations of the zone district. The proposed project conforms to all the requirements and limitations of the zone district. No variations are requested as a part of this application. 4. The proposed development is consistent with the Conceptual Historic Preservation Commission approval, the Conceptual Commercial Design Review approval and the Conceptual Planned Unit Development approval, as applicable. The applicant understands that Conceptual Commercial Design Review must be granted prior to applying for growth management. Once conceptual approval is granted the application for GMQS allotments will be submitted in compliance with the conceptual approval. 5. Unless otherwise specified in this Chapter, sixty percent (60%) of the employees generated by the additional commercial or lodge development, according to Subsection 26.470.100.A, Employee generation rates, are mitigated through the provision of affordable housing. The employee generation mitigation plan shall be 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 14 approved pursuant to Paragraph 26.470.070.4, Affordable housing, at a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate. Sixty percent (60%) of the employees generated by the additional commercial development will be mitigated in accordance with the Aspen/Pitkin County Housing Authority Guidelines, as amended. The applicant proposes to provide mitigation through the purchase of Certificates of Affordable Housing Credits. The Certificates will be extinguished pursuant to Chapter 26.540.90.Criteria for Administrative Extinguishment of the Certificate. 6. Affordable housing net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher, shall be provided in an amount equal to at least thirty percent (30%) of the additional free- market residential net livable area, for which the finished floor level is at or above natural or finished grade, whichever is higher. Affordable housing shall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, and be restricted to a Category 4 rate as defined in the Aspen/Pitkin County Housing Authority Guidelines, as amended. An applicant may choose to provide mitigation units at a lower category designation. Affordable housing units that are being provided absent a requirement ("voluntary units") may be deed- restricted at any level of affordability, including residential occupied. If an applicant chooses to use a Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate shall be extinguished pursuant to Chapter 26.540.90 Criteria for Administrative Extinguishment of the Certificate, utilizing the calculations in Section 26.470.100 Employee/Square Footage Conversion. (Ord. No. 6 – 2010, §2) Thirty percent (30%) of the additional free-market residential net livable housing will be mitigated through the provision of affordable housing in accordance with the Aspen/Pitkin County Housing Authority Guidelines, as amended. The applicant proposes to provide mitigation through the purchase of Certificate of Affordable Housing Credits. The Certificates will be extinguished pursuant to Chapter 26.540.90.Criteria for Administrative Extinguishment of the Certificate. 7. The project represents minimal additional demand on public infrastructure, or such additional demand is mitigated through improvement proposed as part of the project. Public infrastructure includes, but is not limited to, water supply, sewage treatment, energy and communication utilities, drainage control, fire and police protection, solid waste disposal, parking and road and transit services. The proposed project represents minimal additional demand on public infrastructure as the proposed project is located in the commercial core of the City on a previously developed parcel. Sec. 26.470.070.4 Affordable housing. The development of affordable housing deed-restricted in accordance with the Aspen/Pitkin County Housing Authority Guidelines shall be approved, approved with conditions or denied by the Planning and Zoning Commission based on the following criteria: b. Affordable housing required for mitigation purposes shall be in the form of actual newly built units or buy- down units. Off-site units shall be provided within the City limits. Units outside the City limits may be accepted as mitigation by the City Council, pursuant to Paragraph 26.470.090.2. If the mitigation requirement is less than one (1) full unit, a cash-in-lieu payment may be accepted by the Planning and Zoning Commission upon a recommendation from the Aspen/Pitkin County Housing Authority. If the mitigation requirement is one (1) or more units, a cash-in-lieu payment shall require City Council approval, pursuant to Paragraph 26.470.090.3. A 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 15 Certificate of Affordable Housing Credit may be used to satisfy mitigation requirements by approval of the Community Development Department Director, pursuant to Section 26.540.080 Extinguishment of the Certificate. Required affordable housing may be provided through a mix of these methods. The proposed project will provide the required affordable housing mitigation through the purchase of Certificate of Affordable Housing Credits. The Certificates will be extinguished pursuant to Chapter 26.540.90.Criteria for Administrative Extinguishment of the Certificate. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 16 CHAPTER 26.480 SUBDIVISION Sec. 26.480.050. Review standards. A development application for subdivision review shall comply with the following standards and requirements: A. General requirements. 1. The proposed subdivision shall be consistent with the Aspen Area Comprehensive Plan. The proposed project will encourage a commercial mix that is balanced, diverse, and vital. It meets the needs of the year-round residents and visitors. The proposed project is located in the Commercial Core of the City, thereby helping to contain development and minimize sprawl. The proposed project will also minimize all impacts through the provision of appropriate affordable housing mitigation through the purchase of affordable housing credits. 2. The proposed subdivision shall be consistent with the character of existing land uses in the area. The proposed project’s mass, scale, density, and diversity of heights reflect the City’s architectural heritage. The proposed project will comply with the Commercial, Lodging, and Historic District Design Objectives and Guidelines and specifically the “Commercial Character Area” chapter contained therein. 3. The proposed subdivision shall not adversely affect the future development of surrounding areas. The proposed project will not adversely affect the future development of the surrounding area and will compliment the recent development located along Hyman Avenue. Taken with the Aspen Core/Benton Building development, the Aspen Muse project, and the Aspen Art Museum, the proposed project will complete the redevelopment of an area of the central core which has been in need of revitalization. 4. The proposed subdivision shall be in compliance with all applicable requirements of this Title. The proposed project will be in compliance with all applicable requirements of this title. No variations are requested as a part of this application. B. Suitability of land for subdivision. 1. Land suitability. The proposed subdivision shall not be located on land unsuitable for development because of flooding, drainage, rock or soil creep, mudflow, rockslide, avalanche or snowslide, steep topography or any other natural hazard or other condition that will be harmful to the health, safety or welfare of the residents in the proposed subdivision. Subdivision review is triggered as the commercial interests and the residential interest in this unified development will be separate. The proposed project is located on presently developed land in the heart of Aspen. The land is not located in an area of increased flooding, drainage, rock or soil creep, mudflow, rockslide, avalanche or snowslide, steep topography, or any other natural hazard or other condition that would be harmful to the health, safety, or welfare of the residents in the proposed subdivision. 2. Spatial pattern efficient. The proposed subdivision shall not be designed to create spatial patterns that cause inefficiencies, duplication or premature extension of public facilities and unnecessary public costs. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 17 Subdivision review is triggered as the commercial interests and the residential interest in this unified development will be separate. The proposed subdivision will not be designed to create spatial patterns that cause inefficiencies, duplication or premature extension of public facilities and unnecessary public costs. C. Improvements. The improvements set forth at Chapter 26.580 shall be provided for the proposed subdivision. These standards may be varied by special review (See, Chapter 26.430) if the following conditions have been met: 1. A unique situation exists for the development where strict adherence to the subdivision design standards would result in incompatibility with the Aspen Area Comprehensive Plan, the existing, neighboring development areas and/or the goals of the community. No unique situations exist for the proposed project where strict adherence to the subdivision design standards would result in incompatibility with the AACP, the existing neighborhood development areas and/or the goals of the community. 2. The applicant shall specify each design standard variation requested and provide justification for each variation request, providing design recommendations by professional engineers as necessary. No variations are requested as a part of this application. D. Affordable housing. A subdivision which is comprised of replacement dwelling units shall be required to provide affordable housing in compliance with the requirements of Chapter 26.520, Replacement housing program. A subdivision which is comprised of new dwelling units shall be required to provide affordable housing in compliance with the requirements of Chapter 26.470, Growth Management Quota System. The proposed project proposes to provide the required affordable housing mitigation through the purchase of Certificates of Affordable Housing Credits. The Certificates will be extinguished pursuant to Chapter 26.540.90.Criteria for Administrative Extinguishment of the Certificate. E. School land dedication. Compliance with the School land dedication standards set forth at Chapter 26.620. The additional residential development will comply with the School Land Dedication Standards as set forth in the Land Use Code. F. Growth management approval. Subdivision approval may only be granted to applications for which all growth management development allotments have been granted or growth management exemptions have been obtained, pursuant to Chapter 26.470. Subdivision approval may be granted to create a parcel(s) zoned Affordable Housing Planned Unit Development (AH-PUD) without first obtaining growth management approvals if the newly created parcel(s) is required to obtain such growth management approvals prior to development through a legal instrument acceptable to the City Attorney. (Ord. No. 44-2001, §2; Ord. No. 12, 2007, §§29, 30) The applicant understands that Conceptual Commercial Design Review must be granted prior to applying for growth management. Once conceptual design review approval is granted, the application for GMQS allotments will be in compliance with the conceptual approval. Subdivision Approval will be sought after successfully obtaining Growth Management Allotments 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 18 Commercial (C-1) Zone District 26.710.150. Commercial (C-1). A. Purpose. The purpose of the Commercial (C-1) Zone District is to provide for the establishment of mixed-use buildings with commercial uses on the ground floor and opportunities for affordable and free-market residential density. A transition between the commercial core and surrounding residential neighborhoods has been implemented through a slight reduction in allowable floor area as compared to the commercial core, the ability to occupy the ground floor with offices, and a separate chapter in the commercial design guidelines. The proposed project represents a mixed-use building with commercial on the first and second floors and free-market residential on the third floor. The proposed project respects the reduction in allowable floor area as compared to the Commercial Core and is in compliance with the “Commercial Character Area” chapter of the Commercial, Lodging, and Historic District Design Objectives and Guidelines. B. Permitted uses. The following uses are permitted as of right in the Commercial (C-1) Zone District: 1. Uses allowed on upper floors: Lodging, affordable multi-family housing, free-market multi-family housing and home occupations. The proposed project will contain free-market multi-family housing on the third floor. 2. Uses allowed on all building levels: Retail and restaurant uses, neighborhood commercial uses, service uses, office uses, arts, cultural and civic uses, public uses, recreational uses, academic uses, child care center, bed and breakfast, accessory uses and structures, uses and building elements necessary and incidental to uses on other floors, including parking accessory to a permitted use, storage accessory to a permitted use, farmers' market, provided that a vending agreement is obtained pursuant to Section 15.04.350(b). Parking shall not be allowed as the sole use of the ground floor. The proposed project will contain commercial and office uses on the first and second floors. C. Conditional uses. The following uses are permitted as conditional uses in the Commercial (C-1) Zone District, subject to the standards and procedures established in Chapter 26.425: 1. Lodging, affordable multi-family housing, free-market multi-family housing or home occupations on the ground floor. 2. Commercial parking facility, pursuant to Section 26.515. 3. For historic landmark properties: Detached residential dwelling, two (2) detached residential dwellings and duplex dwelling. No conditional uses of the Commercial (C-1) zone district are contemplated in the proposed project. D. Dimensional requirements. The following dimensional requirements shall apply to all permitted and conditional uses in the Commercial (C-1) Zone District: 1. Minimum Gross Lot Area (square feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: 3,000. b. All other uses: No requirement. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 19 The proposed project will contain only commercial, office and free- market, multi-family uses. The minimum gross lot area requirement does not apply. 2. Minimum Net Lot Area per dwelling unit (square feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. The proposed project will contain only commercial, office and free- market, multi-family uses. The minimum net lot area per dwelling unit requirement does not apply. 3. Minimum lot width (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. The proposed project will contain only commercial, office and free- market, multi-family uses. The minimum lot width requirement does not apply. 4. Minimum front yard setback (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. The proposed project will contain only commercial, office and free- market, multi-family uses. The minimum front yard setback requirement does not apply. 5. Minimum side yard setback (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. The proposed project will contain only commercial, office and free- market, multi-family uses. The minimum side yard setback requirement does not apply. 6. Minimum rear yard setback (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. The proposed project will contain only commercial, office and free- market, multi-family uses. The minimum rear yard setback requirement does not apply. 7. Minimum utility/trash/recycle area: Pursuant to Section 26.575.060. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 20 The property does not have alley access. Pursuant to Sec. 26.575.060, “Utility/trash/recycle service areas,” for properties that do not have alley access, the minimum utility/trash/recycle area requirement does not apply. An appropriate utility/trash/recycle area has been provided on the southwest corner of the building, with access onto Hunter Street. This is the same as the current location for this facility in the existing building. 8. Maximum height: a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: twenty-eight (28) feet for two-story elements of a building. Thirty-six (36) feet for three-story elements of a building, which may be increased to forty (40) feet through commercial design review. See Chapter 26.412. The proposed project will contain only commercial, office and free- market, multi-family uses. The maximum proposed height of the building will be thirty-six (36) feet. 9. Minimum distance between buildings on the lot (feet): a. Detached residential dwelling, two (2) detached residential dwellings, duplex dwelling and bed and breakfast: Same as R-6 Zone District. b. All other uses: No requirement. The proposed project will contain only commercial, office and free- market, multi-family uses. The minimum distance between buildings on the lot requirement does not apply. 10. Public amenity space: Pursuant to Section 26.575.030. Existing public amenity space consists of approximately 595 sq. ft. The proposed project provides 146 sq. ft. of public amenity space. Pursuant to Sec. 26.575.030 Public Amenity, for redevelopment of parcels on which less than 25% of the lot is provided as public amenity, the existing (prior to redevelopment) percentage shall be the effective requirement. The existing public amenity represents 13% of the parcel. The proposed project requests that the balance of the public amenity space be provided for via a cash-in-lieu payment. 11. Floor area ratio (FAR): The following FAR schedule applies to uses cumulatively up to a total maximum FAR of 2.5:1. Achieving the maximum floor area ratio is subject to compliance with applicable design standards, view plane requirements, public amenity requirements and other dimensional standards. Accordingly, the maximum FAR is not an entitlement and is not achievable in all situations. Maximum cumulative floor area for the property is 11,250 sq. ft. or a ratio 2.50:1. The proposed cumulative floor area for the project will be 1.92:1 or 8,630 sq. ft. a. Commercial uses: 1.5:1. Maximum commercial floor area for the property is 6,750 sq. ft. or a ratio of 1.5:1. The proposed commercial floor area for the project will be 1.42:1 or 6,380 sq. ft. 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 21 b. Arts, cultural and civic uses, public uses, recreational uses, academic uses, child care center and similar uses: 2.5:1. No arts, cultural and civic, public uses, recreational uses, academic uses, child care center and similar uses are contemplated to be provided in the proposed project. c. Affordable multi-family housing: No limitation. No affordable multi-family housing is contemplated to be provided in the proposed project. d. Lodging: .5:1, which may be increased to 1.5:1 if the individual lodge units on the parcel average five hundred (500) net livable square feet or less, which may be comprised of lock-off units. No lodging is contemplated to be provided in the proposed project. e. Free-market multi-family housing: .5:1, which may be increased to .75:1 if affordable housing equal to one hundred percent (100%) of the free-market residential floor area is developed on the same parcel. Maximum free-market residential floor area for the property is 2,250 sq. ft. or a ratio of 0.50:1. One (1) 2,000 sq. ft. net-livable free-market residential unit is proposed. Along with circulation and other non-unit space, this represents a floor area ratio of 0.50:1 free-market multi-family housing FAR. f. Detached residential dwellings, duplex dwellings and bed and breakfast (as the sole use of parcel and not cumulative with other uses): Eighty percent (80%) of allowable floor area of a same-sized lot located in the R-6 Zone District. (See R-6 Zone District.) Extinguishment of historic TDRs shall not permit additional FAR for single-family or duplex development. No detached residential dwellings, duplex dwellings and bed and breakfast (as the sole use of parcel and not cumulative with other uses) are contemplated to be provided in the proposed project. 12. Maximum multi-family residential dwelling unit size (square feet): 2,000 square feet of net livable area. The one (1) proposed multi-family residential dwelling unit will be 2,000 sq. ft. net livable. a. The property owner may increase individual multi-family unit size by extinguishing historic transferable development right certificates ("certificate" or "certificates"), subject to the following: 1. The transfer ratio is five hundred (500) square feet of net livable area for each certificate that is purchased. 2. The additional square footage accrued may be applied to multiple units. However, the maximum individual unit size attainable by transferring development rights is two 601 East Hyman Avenue Application for Conceptual Commercial Design Review 20 April 2012 Page 22 thousand five hundred (2,500) square feet of net livable area (i.e., no more than five hundred [500] additional square feet may be applied per unit). 3. This incentive applies only to individual unit size. Transferring development rights does not allow an increase in the FAR of the lot. No TDRs are contemplated to be extinguished in connection with the proposed project. 13. Maximum lodge unit size (square feet): 1,500. When units are comprised of lockoff units, this maximum shall apply to the largest possible combination of units. No lodge units are contemplated to be provided in connection with the proposed project. 14. Commercial/residential ratio: The total lodging and free-market residential net livable area shall be no greater than the total above-grade floor area associated with the uses described in Subparagraphs 26.710.150.D.11.a. and b. combined on the same parcel. The total free-market residential net livable areas will not be greater than the total above-grade floor area associated with the commercial uses contemplated to be provided in the proposed project. Total free-market residential net livable is proposed to be 2,000 sq. ft. Total commercial floor area net leasable will be 5,487 sq. ft. This is a ratio of 2.74 commercial to residential floor area. 601 East Hyman Conceptual Commercial Design Review Vicinity Map 20 April 2012 Subject Parcel 601 East HymanConceptual Commercial Design Review20 April 2012 Page 1360 Degree Photographic SurveyVictorian Square BuildingPhotographic Survey Looking Southeast 601 East HymanConceptual Commercial Design Review20 April 2012 Page 2Victorian Square Building and Adjacent Building To: Attn: Fax: Form OE.WEB 06/06 Date Ordered: Order Number Phone: By: Land Title Property Resource Specialist Email: Phone: Fax: Address: LEGAL DESCRIPTION County: Certification Date: OWNERSHIP: Doc Type Doc Fee Date Reference# ENCUMBRANCES AND OTHER DOCUMENTS Item Payable To Amount Date Reference# Cust Ref# This report is for informational purposes only and does not constitute any form of title guaranty nor insurance. The liability of this company shall not exceed the charge paid by the applicant for this report, nor shall the company be held liable to any party other than the applicant for this report. GARFIELD & HECHT PC STACY STANEK 970-925-3008 04-17-2012 427645 970-925-1936 601 E HYMAN AVE ASPEN, CO 81611 PITKIN VICTORIAN SQUARE CONDOMINIUMS, COUNTY OF PITKIN, STATE OF COLORADO. 04-13-2012 VICTORIAN SQUARE LLC DEED DEED $0.00 $0.00 07-15-1998 11-09-1998 419488 424287 DEED OF TRUST US BANK $3,000,000.00 01-24-07 533719 DANIEL BENNETTS dbennetts@ltgc.com 303-850-4105 303-850-4184 O & E REPORT OWNERSHIP & ENCUMBRANCES Land Title Property Resource Specialist Email: Phone: Fax: ADD.DOCS Attached are the additional documents you requested: Doc Type Recorded Reception#/BookPage Reference: Prepared For: GARFIELD & HECHT PC STACY STANEK 601 E HYMAN AVE ASPEN, CO 81611 DANIEL BENNETTS dbennetts@ltgc.com 303-850-4105 303-850-4184 427645 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Primary Owner Name and Address Additional Owner Detail Legal Description Location 2011 Property Value Summary Tax Area Account Number Parcel Number 2011 Mill Levy 001 R020234 273718225801 31.653 VICTORIAN SQUARE CONDO ASSOC COMMON AREA Subdivision: VICTORIAN SQUARE DESC: COMMON AREA Physical Address: 601 E HYMAN AVE ASPEN Subdivision: VICTORIAN SQUARE Land Acres: Land Sq Ft: 0 Actual Value Assessed Value Land: 0 0 Improvements: 0 0 Total: 0 0 Page 1 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R020234 Additional Sales Detail Basic Building Characteristics No Building Records Found Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. Sale Date: Sale Price: Number of Residential Buildings: 0 Number of Comm/Ind Buildings: 0 Page 2 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R020234 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Primary Owner Name and Address Additional Owner Detail Legal Description Location 2011 Property Value Summary Tax Area Account Number Parcel Number 2011 Mill Levy 001 R009142 273718225027 31.653 VICTORIAN SQUARE LLC 418 E COOPER AVE #207 ASPEN, CO 81611 Subdivision: VICTORIAN SQUARE Unit: 1 Physical Address: 601 E HYMAN AVE ASPEN Subdivision: VICTORIAN SQUARE Land Acres: Land Sq Ft: 0 Actual Value Assessed Value Land: 0 0 Improvements: 825,300 239,340 Total: 825,300 239,340 Page 1 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009142 Additional Sales Detail Basic Building Characteristics Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. Sale Date: Sale Price: Number of Residential Buildings: 0 Number of Comm/Ind Buildings: 1 Commercial/Industrial Building Occurrence 0 Characteristics OFFICE FIRST FLOOR: 717 Total Area: 717 Property Class: 2245 Actual Year Built: 1975 Effective Year Built: 1985 Quality of Construction: GOOD-BASE Exterior Wall: GOOD BASE Interior Wall: GOOD-BASE Neighborhood: VICTORIAN SQUARE "B" Page 2 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009142 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Primary Owner Name and Address Additional Owner Detail Legal Description Location 2011 Property Value Summary Tax Area Account Number Parcel Number 2011 Mill Levy 001 R009143 273718225028 31.653 VICTORIAN SQUARE LLC 418 E COOPER AVE #207 ASPEN, CO 81611 Subdivision: VICTORIAN SQUARE Unit: 2 Physical Address: 601 E HYMAN AVE ASPEN Subdivision: VICTORIAN SQUARE Land Acres: Land Sq Ft: 0 Actual Value Assessed Value Land: 0 0 Improvements: 962,100 279,010 Total: 962,100 279,010 Page 1 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009143 Additional Sales Detail Basic Building Characteristics Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. Sale Date: Sale Price: Number of Residential Buildings: 0 Number of Comm/Ind Buildings: 1 Commercial/Industrial Building Occurrence 0 Characteristics OFFICE SECOND/THIRD: 1,194 Total Area: 1,194 Property Class: 2245 Actual Year Built: 1975 Effective Year Built: 1985 Quality of Construction: GOOD-BASE Exterior Wall: GOOD BASE Interior Wall: GOOD-BASE Neighborhood: VICTORIAN SQUARE "B" Page 2 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009143 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Primary Owner Name and Address Additional Owner Detail Legal Description Location 2011 Property Value Summary Tax Area Account Number Parcel Number 2011 Mill Levy 001 R009144 273718225029 31.653 VICTORIAN SQUARE LLC 418 E COOPER AVE #207 ASPEN, CO 81611 Subdivision: VICTORIAN SQUARE Unit: 3 Physical Address: 601 E HYMAN AVE ASPEN Subdivision: VICTORIAN SQUARE Land Acres: Land Sq Ft: 0 Actual Value Assessed Value Land: 0 0 Improvements: 499,600 144,880 Total: 499,600 144,880 Page 1 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009144 Additional Sales Detail Basic Building Characteristics Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. Sale Date: Sale Price: Number of Residential Buildings: 0 Number of Comm/Ind Buildings: 1 Commercial/Industrial Building Occurrence 0 Characteristics OFFICE SECOND/THIRD: 620 Total Area: 620 Property Class: 2245 Actual Year Built: 1975 Effective Year Built: 1985 Quality of Construction: GOOD-BASE Exterior Wall: GOOD BASE Interior Wall: GOOD-BASE Neighborhood: VICTORIAN SQUARE "B" Page 2 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009144 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Primary Owner Name and Address Additional Owner Detail Legal Description Location 2011 Property Value Summary Tax Area Account Number Parcel Number 2011 Mill Levy 001 R009145 273718225030 31.653 VICTORIAN SQUARE LLC 418 E COOPER AVE #207 ASPEN, CO 81611 Subdivision: VICTORIAN SQUARE Unit: 4 Physical Address: 601 E HYMAN AVE ASPEN Subdivision: VICTORIAN SQUARE Land Acres: Land Sq Ft: 0 Actual Value Assessed Value Land: 0 0 Improvements: 507,600 147,200 Total: 507,600 147,200 Page 1 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009145 Additional Sales Detail Basic Building Characteristics Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. Sale Date: Sale Price: Number of Residential Buildings: 0 Number of Comm/Ind Buildings: 1 Commercial/Industrial Building Occurrence 0 Characteristics OFFICE SECOND/THIRD: 630 Total Area: 630 Property Class: 2245 Actual Year Built: 1975 Effective Year Built: 1985 Quality of Construction: GOOD-BASE Exterior Wall: GOOD BASE Interior Wall: GOOD-BASE Neighborhood: VICTORIAN SQUARE "B" Page 2 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009145 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Primary Owner Name and Address Additional Owner Detail Legal Description Location 2011 Property Value Summary Tax Area Account Number Parcel Number 2011 Mill Levy 001 R009146 273718225031 31.653 VICTORIAN SQUARE LLC 418 E COOPER AVE #207 ASPEN, CO 81611 Subdivision: VICTORIAN SQUARE Unit: 5 Physical Address: 601 E HYMAN AVE ASPEN Subdivision: VICTORIAN SQUARE Land Acres: Land Sq Ft: 0 Actual Value Assessed Value Land: 0 0 Improvements: 760,900 220,660 Total: 760,900 220,660 Page 1 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009146 Additional Sales Detail Basic Building Characteristics Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. Sale Date: Sale Price: Number of Residential Buildings: 0 Number of Comm/Ind Buildings: 1 Commercial/Industrial Building Occurrence 0 Characteristics OFFICE FIRST FLOOR: 661 Total Area: 661 Property Class: 2245 Actual Year Built: 1975 Effective Year Built: 1985 Quality of Construction: GOOD-BASE Exterior Wall: GOOD BASE Interior Wall: GOOD-BASE Neighborhood: VICTORIAN SQUARE "B" Page 2 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009146 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Primary Owner Name and Address Additional Owner Detail Legal Description Location 2011 Property Value Summary Tax Area Account Number Parcel Number 2011 Mill Levy 001 R009147 273718225032 31.653 VICTORIAN SQUARE LLC 418 E COOPER AVE #207 ASPEN, CO 81611 Subdivision: VICTORIAN SQUARE Unit: 6 Physical Address: 601 E HYMAN AVE ASPEN Subdivision: VICTORIAN SQUARE Land Acres: Land Sq Ft: 0 Actual Value Assessed Value Land: 0 0 Improvements: 960,000 278,400 Total: 960,000 278,400 Page 1 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009147 Additional Sales Detail Basic Building Characteristics Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. Sale Date: Sale Price: Number of Residential Buildings: 0 Number of Comm/Ind Buildings: 1 Commercial/Industrial Building Occurrence 0 Characteristics OFFICE FIRST FLOOR: 834 Total Area: 834 Property Class: 2245 Actual Year Built: 1975 Effective Year Built: 1985 Quality of Construction: GOOD-BASE Exterior Wall: GOOD BASE Interior Wall: GOOD-BASE Neighborhood: VICTORIAN SQUARE "B" Page 2 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009147 Pitkin County Assessor Parcel Detail Information Assessor Property Search | Assessor Subset Query | Assessor Sales Search Clerk & Recorder Reception Search | Treasurer Tax Search Search Basic Building Characteristics | Value Summary Parcel Detail | Value Detail | Sales Detail | Residential/Commercial Improvement Detail Owner Detail | Land Detail | Photographs Primary Owner Name and Address Additional Owner Detail Legal Description Location 2011 Property Value Summary Tax Area Account Number Parcel Number 2011 Mill Levy 001 R009148 273718225033 31.653 VICTORIAN SQUARE LLC 418 E COOPER AVE #207 ASPEN, CO 81611 Subdivision: VICTORIAN SQUARE Unit: 7 Physical Address: 601 E HYMAN AVE ASPEN Subdivision: VICTORIAN SQUARE Land Acres: Land Sq Ft: 0 Actual Value Assessed Value Land: 0 0 Improvements: 689,500 199,960 Total: 689,500 199,960 Page 1 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009148 Additional Sales Detail Basic Building Characteristics Top of Page Assessor Database Search Options Pitkin County Home Page The Pitkin County Assessor's Offices make every effort to collect and maintain accurate data. However, Good Turns Software and the Pitkin County Assessor's Offices are unable to warrant any of the information herein contained. Copyright © 2003 - 2011 Good Turns Software. All Rights Reserved. Database & Web Design by Good Turns Software. Sale Date: Sale Price: Number of Residential Buildings: 0 Number of Comm/Ind Buildings: 1 Commercial/Industrial Building Occurrence 0 Characteristics OFFICE FIRST FLOOR: 599 Total Area: 599 Property Class: 2245 Actual Year Built: 1975 Effective Year Built: 1985 Quality of Construction: GOOD-BASE Exterior Wall: GOOD BASE Interior Wall: GOOD-BASE Neighborhood: VICTORIAN SQUARE "B" Page 2 of 2Parcel Detail 10-Apr-12http://www.pitkinassessor.org/assessor/parcel.asp?AccountNumber=R009148 CITY OF ASPEN PRE-APPLICATION SUMMARY PLANNER: Sara Adams, 429-2778 DATE: 4.13.12 PROJECT: 601 East Hyman Avenue, Victorian Square Condominiums REPRESENTATIVE: Stan Clauson, Stan Clauson Associates, 925-2323 and Sarah Broughton, Rowland + Broughton Architecture and Urban Design 544-9006 DESCRIPTION: The applicant is interested in demolishing the existing commercial building at 601 East Hyman (aka Victorian Square) and constructing a new mixed use building that includes commercial and free market residential, and possibly onsite affordable housing. The building was condominiumized into 7 units in 1979 however the building is in sole ownership today. 601 East Hyman is located in the C-1 Commercial Zone District and does not have alley access. Two large trees are located in front of the building on Hunter Street. Staff recommends that the applicant discuss the trees with the Parks Department as soon as possible. There is currently no onsite parking and there does not appear to be any onsite public amenity. The property is about 4,500 square feet in size. A maximum of 2.5:1 FAR is permitted in the C-1 zone district with commercial use limited to 1.5:1 and residential free market use limited to 0.5:1 (which may be increased to 0.75:1 if affordable housing equal to 100% of the free market residential floor area is developed on the same parcel). Free market residential individual unit size is limited to 2,000 square feet of net livable area, which may be increased to 2,500 square feet of net livable area by landing 1 transferrable development right (TDR). The total free market residential net livable area shall be no greater than the total above grade floor area associated with the commercial use. The application requires Commercial Design Standard review by the Planning and Zoning Commission (P&Z) and compliance with the Commercial, Lodging, and Historic District Design Objectives and Guidelines- specifically the Commercial Character Area Chapter. The property is required to provide public amenity space and trash/utility enclosure that meet the requirements of Section 26.412.060. The new residential unit and any onsite affordable housing do not require onsite parking. An increase in commercial net leasable area requires parking spaces at a rate of 1 space/1,000 square feet of net leasable area. Properties in the C-1 zone district are permitted to pay cash in lieu for parking by right ($30,000/space). The property does not have alley access, so onsite parking would require a curb-cut which the Engineering Department indicated is problematic in this location downtown. Staff suggests contacting the Engineering Department for further information. The creation of a new residential unit, and possibly onsite affordable housing, requires growth management review by the P & Z. In addition, any new commercial net leasable area requires growth management review. Expansion of commercial development and new free-market residential units within a mixed use project compete for growth management allotments and qualify as a Major Planning and Zoning application reviewed by the P&Z. Major growth management applications are only accepted on February 15th and August 15th. The Community Scoring Objectives are used by Planning Staff to establish application review order. Conceptual Commercial Design Review must be granted prior to applying for growth management. The applicant mentioned the possibility of either mitigating for affordable housing onsite or through the housing credit program. Onsite affordable housing permits the applicant to mitigate for multiple requirements (commercial and residential) with a concurrent calculation; however the housing mitigation must be provided entirely onsite. The redevelopment, which is already condominiumized into separate legal interests, triggers Subdivision review by City Council upon a recommendation from the Planning and Zoning Commission. Recently, City Council adopted a Code Amendment that requires neighborhood outreach prior to the first public hearing. Community Development has determined that neighborhood outreach is required for this. A summary of the outreach shall be presented at the first P&Z public hearing. http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Recent-Code- Amendments/ Please note that Ordinance 3, Series of 2012 (a link is above) also changes the requirement that a project comply with the Aspen Area Community Plan. This application is subject to Ordinance 3 which went into effect on March 27, 2012. Impact fees are triggered by the addition of new let livable residential space and new net leasable commercial space. These fees are calculated at the time of building permit issuance. City Council adopted a Code Amendment that changes allowable heights in the C-1 zone district. The Code Amendment is effective on May 2nd. A complete application must be received by Community Development by the end of the day on May 1st to be reviewed under the current Land Use Code. The review process would be as follows (all steps require public hearings): Step 1: P&Z for Conceptual Commercial Design Review. Step 2: P&Z for Major Growth Management **submit on Feb 15th or Aug. 15th and recommendation of subdivision to council Step 3: City Council for Subdivision Review. Step 4: P&Z for Final Commercial Design Review. Land Use Code Section(s) 26.304 Common Development Review Procedures 26.412 Commercial Design Review 26.470 Growth Management 26.470.050 General Requirements 26.470.070.4 Development of Affordable Housing 26.470.080 Major Planning and Zoning applications (expansion of commercial development and new free-market residential units within a mixed use project) 26.480 Subdivision 26.575.020 Calculations and Measurements 26.515 Off-street parking 26.610 Impact Fees 26.620 School Land Dedication 26.710.150 Commercial (C-1) Zone District A link to the Land Use Code is here: http://www.aspenpitkin.com/Departments/Community-Development/Planning- and-Zoning/Title-26-Land-Use-Code/ A link to the Commercial, Lodging and Historic District Design Objectives and Guideline is here: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Current-Planning/ A link to the Land Use Application is here: http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Applications-and-Fees/ Review by: Staff for complete application P&Z, and City Council Public Hearing: At P&Z and City Council Second Reading Neighborhood Outreach: Yes, prior to first public hearing at P&Z. Planning Fees: $7,560 for 24 hours at $315 per hour Referral Fees: Parks: $1260 flat fee, Housing $1260 flat fee, Engineering $265 per hour, Environmental Health - $1260 flat fee. Total Deposit: $11,605 Total Number of Application Copies: 12 for P&Z conceptual commercial design review. 22 for P&Z major growth management review and subdivision. To apply, submit the following information: 1. Total Deposit for review of application. 2. Applicant’s name, address and telephone number, contained within a letter signed by the applicant stating the name, address, and telephone number of the representative authorized to act on behalf of the applicant. 3. Street address and legal description of the parcel on which development is proposed to occur, consisting of a current certificate from a title insurance company, 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. 4. Completed Land Use Application. 5. Signed fee agreement. 6. Pre-application Conference Summary. 7. An 8 1/2” x 11” vicinity map locating the subject parcel within the City of Aspen. 8. Proof of ownership. 9. Existing and proposed elevation drawings and site plan that include proposed dimensional requirements as well as landscaping plan. 10. A 3-D model of the proposal in context of the historic district. 11. 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. Please include existing conditions as well as proposed. 11. All other materials required pursuant to the specific submittal requirements. 12. Site improvement survey including topography and vegetation showing the current status, including all easements and vacated rights of way, of the parcel certified by a registered land surveyor, licensed in the state of Colorado. 13. Applicants are advised that building plans will be required to meet the International Building Code as adopted by the City of Aspen, the Federal Fair Housing Act, and CRS 9.5.112. Please make sure that your application submittal addresses these building-related and accessibility regulations. You may contact the Building Department at 920- 5090 for additional information. 14. List of adjacent property owners within 300’ for public hearing 15. Copies of prior approvals. 16. Applications shall be provided in paper format (number of copies noted above) as well as the text and line drawings on a CD. 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.