Loading...
HomeMy WebLinkAboutagenda.council.special.20180702 Agenda Amended CITY COUNCIL SPECIAL MEETING July 2nd, 2018 Council Chambers 4:00 p.m. I. Resolution #99, Series of 2018 - 517 E. Hopkins Contract Approval TO: Mayor and City Council FROM: Jack THROUGH: Scott Miller DATE OF MEMO: June MEETING DATE: July 2, 2018 RE: 517 E. Hopkins Contract Approval REQUEST OF COUNCIL: The goal of real estate contract to purchase 517 Hopkins 45 days regarding the contract. PREVIOUS COUNCIL ACTION: July 7, 2017 – City Council reviewed funding options for the City Offices at Galena. City Staff presented two options for funding. The first option was cash and the second option was General Obligation Bonds (GOBs) and cash. April 3, 2017 – City Council approved project includes reconfiguration of three (3) parcels to create two (2) new parcels, renovate the Rio Grande Buildin office building. Minor design changes as a result of refinement to internal programming or to meet Building or Engineering code requirements may be approved as part of the building permit review. Minor changes to material and fenestration arrangements may be approved as part of the building permit review. Construction of this project has been delayed as a result of litigation commenced by two local citizens regarding land use issues and a propos project. August 23, 2016 – Staff presented the Galena Option alongside two Armory Reuse Options, with, and one without Powerhouse absent. No definitive decision was made confirmed to staff that the Powerhouse would only be a temporary use and not part of term City Hall solution, this narrowed the decision to two options. The Galena Option and the Armory Reuse Option. July 19, 2016 – Galena Option previously approved was shown with additional requested options of the Galena Alternate and an Armory Reuse Option with a Purchase of Space. staff to produce more information on the use of the Armory as City Hall. July 5, 2016 – Update on the Galena Option and Galena Reuse additional phasing and cost information on these options as well as the G March 7, 2016 – Worksession update and humble. Page 1 of 3 MEMORANDUM Mayor and City Council Jack Wheeler, Capital Asset Director Scott Miller, Public Works Director June 26, 2018 July 2, 2018 517 E. Hopkins Contract Approval The goal of today’s session is to request approval by real estate contract to purchase 517 Hopkins and direction to perform due diligence in the next PREVIOUS COUNCIL ACTION: City Council reviewed funding options for the City Offices at Galena. City Staff presented two options for funding. The first option was Certificate of Participation General Obligation Bonds (GOBs) and cash. City Council gave land use approval for the City Offices at Galena. The approved project includes reconfiguration of three (3) parcels to create two (2) new parcels, renovate the Rio Grande Building, demolish the existing office structure and construct a new office building. Minor design changes as a result of refinement to internal programming or to meet Building or Engineering code requirements may be approved as part of the building permit . Minor changes to material and fenestration arrangements may be approved as part of the Construction of this project has been delayed as a result of litigation commenced by two local citizens regarding land use issues and a proposed referendum on the Staff presented the Galena Option alongside two Armory Reuse Options, one without Powerhouse use. Council had 4 members in attendance, with Art Dailey absent. No definitive decision was made of Armory Reuse, or Galena Option, however Council confirmed to staff that the Powerhouse would only be a temporary use and not part of term City Hall solution, this narrowed the decision to two options. The Galena Option and the Galena Option previously approved was shown with additional requested options of the Galena Alternate and an Armory Reuse Option with a Purchase of Space. staff to produce more information on the use of the Armory as City Hall. Update on the Galena Option and Galena Reuse Option 2.0. Council requested additional phasing and cost information on these options as well as the Galena Alternate. Worksession update on the Galena Option. Council requested to keep modest by Council of the perform due diligence in the next City Council reviewed funding options for the City Offices at Galena. City Staff Certificate of Participation (COPs) with gave land use approval for the City Offices at Galena. The approved project includes reconfiguration of three (3) parcels to create two (2) new parcels, g, demolish the existing office structure and construct a new office building. Minor design changes as a result of refinement to internal programming or to meet Building or Engineering code requirements may be approved as part of the building permit . Minor changes to material and fenestration arrangements may be approved as part of the Construction of this project has been delayed as a result of litigation ed referendum on the Staff presented the Galena Option alongside two Armory Reuse Options, one 4 members in attendance, with Art Dailey of Armory Reuse, or Galena Option, however Council confirmed to staff that the Powerhouse would only be a temporary use and not part of a long term City Hall solution, this narrowed the decision to two options. The Galena Option and the Galena Option previously approved was shown with additional requested options of the Galena Alternate and an Armory Reuse Option with a Purchase of Space. Council directed Option 2.0. Council requested alena Alternate. . Council requested to keep modest P1 I. Nov 16, 2015 - Worksession. Confirmed Galena Plaza forward to detailed design November 3, 2015 - The community was asked in an advisory vote if the Armory building should be used as city offices, or for community use. Community use was preferred August 3, 2015 – Worksession - existing Armory for community use was approved to move to detailed design by a vote of 4 July 14, 2015 – Worksession – Alternate conceptual designs. Council discussed each design and recommendation for the Galena Option 3 September 13, 2016 – Worksession Armory, renovate the Rio Grande building and build new space in the Galena parking area. DISCUSSION: On or about May 10, 2018, Mark Hunt approached various council members with a proposal to sell his property at 517 E. Hyman to the City for office space. Based on this outreach staff entered into discussions regarding the purchase and contract, with an amendment is attached hereto as Exhibit executed by the Seller and the City Manager, is specifically conditioned upon the approval of the City Council. If approved by City Council within the time frame set forth, the City will have 45 days to perform a due diligence investigation of the project. If the contract is terminated during that 45-day period any earnest money paid will be returned. As part of the 45 day due diligence period, City staff will utilize $150 funds on developing 517 E Hopkins offices on the Parking Garage programming, a daylight analysis, and This will ensure that Council has enough information on the 517 E Hopkins option decide is it or is it not a viable, quality office space alternative any tunnel configuration between 517 Hopkins and the Armory Building, nor would it include any reconfiguration of Connor Park. analysis back to Council at the July 30 each solution and determine next steps. A Resolution is submitted approving the contract and authorizing the staff to perform a due diligence investigation of the project. FINANCIAL IMPACTS: The financial to $250,000 of currently appropriated funds are above the costs outlined in the contract. The contract requires earnest money $2,500,000 deposit into escrow, these terminated within the 45 day due diligence period. The contract attached as Exhibit A Exhibit B includes a purchase price of allowance for the City of Aspen tenant improvements. Page 2 of 3 . Confirmed - Move the city office project “the Galena Option” at Galena Plaza forward to detailed design. he community was asked in an advisory vote if the Armory building should be used as city offices, or for community use. Community use was preferred - Programing of 51,900 sf at Galena Plaza including reus existing Armory for community use was approved to move to detailed design by a vote of 4 Options of Armory Option, the Galena Option, and the Galena Alternate conceptual designs. Council discussed each design and was in favor of the staff recommendation for the Galena Option 3-2. Worksession – Council provided direction for the project team to reuse the Armory, renovate the Rio Grande building and build new space in the Galena parking area. , 2018, Mark Hunt approached various council members with a proposal to sell his property at 517 E. Hyman to the City for office space. Based on this outreach staff entered into discussions regarding the purchase and completed a contract for purchase. The contract, with an amendment is attached hereto as Exhibits A and B. The Contract, which was executed by the Seller and the City Manager, is specifically conditioned upon the approval of the by City Council within the time frame set forth, the City will have 45 days to perform a due diligence investigation of the project. If the contract is terminated during period any earnest money paid will be returned. due diligence period, City staff will utilize $150-$250K of appropriated ping 517 E Hopkins option which includes, the Armory, the Rio Grande and the offices on the Parking Garage, to a preliminary schematic design level including, space a daylight analysis, and refine the rough order of magnitude construction estimate t Council has enough information on the 517 E Hopkins option viable, quality office space alternative. This option would not include any tunnel configuration between 517 Hopkins and the Armory Building, nor would it include any reconfiguration of Connor Park. Staff will bring the information from the d July 30 worksession where we will look at the pros and cons of each solution and determine next steps. approving the contract and authorizing the staff to perform a due diligence investigation of the project. financial requirements of the contract are the expenditure of up 250,000 of currently appropriated funds to perform due diligence investigation, in the contract. The contract requires earnest money $2,500,000 deposit into escrow, these earnest funds are fully refundable if the contract is terminated within the 45 day due diligence period. The contract attached as Exhibit A a purchase price of $23,000,000 which includes a $100 per square foot allowance for the City of Aspen tenant improvements. “the Galena Option” at he community was asked in an advisory vote if the Armory building should be used as city offices, or for community use. Community use was preferred. rograming of 51,900 sf at Galena Plaza including reuse of the existing Armory for community use was approved to move to detailed design by a vote of 4-1. ptions of Armory Option, the Galena Option, and the Galena was in favor of the staff Council provided direction for the project team to reuse the Armory, renovate the Rio Grande building and build new space in the Galena parking area. , 2018, Mark Hunt approached various council members with a proposal to sell his property at 517 E. Hyman to the City for office space. Based on this outreach staff completed a contract for purchase. The The Contract, which was executed by the Seller and the City Manager, is specifically conditioned upon the approval of the by City Council within the time frame set forth, the City will have 45 days to perform a due diligence investigation of the project. If the contract is terminated during 0K of appropriated , the Armory, the Rio Grande and the gn level including, space rough order of magnitude construction estimate. t Council has enough information on the 517 E Hopkins option to either This option would not include any tunnel configuration between 517 Hopkins and the Armory Building, nor would it include will bring the information from the due diligence worksession where we will look at the pros and cons of approving the contract and authorizing the staff to perform a due the expenditure of up to perform due diligence investigation, these funds in the contract. The contract requires earnest money in the amount of funds are fully refundable if the contract is terminated within the 45 day due diligence period. The contract attached as Exhibit A and $100 per square foot P2 I. RECOMMENDED ACTION: Series of 2018. CITY MANAGER COMMENTS: Exhibit A – Real estate contract Exhibit B – Contract amendment Exhibit C - Presentation slides Page 3 of 3 Staff recommends that council approve Resolution No. 99, CITY MANAGER COMMENTS: Resolution No. 99, P3 I. RESOLUTION 99 (Series of 2018) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, APPROVING A CONTRACT BETWEEN THE CITY OF ASPEN AND 517 EAST HOPKINS ASPEN LLC., AND AUTHORIZING STAFF TO CONDUCT A DUE DILIGENCE INVESTIGATION OF THE PROPOSAL. WHEREAS, there has been submitted to the City Council a contract for Purchase of Real Estate by and between the City of Aspen and 517 East Hopkins Aspen LLC. True and accurate copies of the contract and an addendum are attached hereto as “Exhibits “A” and “B”; and, WHEREAS, such contract is specifically conditioned upon the approval of City Council. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, That the City Council of the City of Aspen hereby approves the Contract between the City of Aspen and 517 East Hopkins Aspen LLC; copies of which contract and addendum are annexed hereto and incorporated herein, and does hereby authorize the City Manager to provide notice to the Seller of the Council’s approval of such contract as provided in paragraph 27, thereof. Further, Council hereby directs staff to perform such due diligence as staff feels is appropriate regarding such purchase and to report such efforts to Council no later than forty-five days from the date of this resolution. INTRODUCED, READ AND ADOPTED by the City Council of the City of Aspen on the 2nd of July, 2018. Steven Skadron, Mayor I, Linda Manning, duly appointed and acting City Clerk do certify that the foregoing is a true and accurate copy of that resolution adopted by the City Council of the City of Aspen, Colorado, at a meeting held on the 2nd of July, 2018. Linda Manning, City Clerk P4 I. P5 I. P6 I. P7 I. P8 I. P9 I. P10 I. P11 I. P12 I. P13 I. P14 I. P15 I. P16 I. P17 I. P18 I. P19 I. P20 I. P21 I. P22 I. P23 I. P24 I. P25 I. P26 I. P27 I. P28 I. P29 I. City of Aspen –City Offices City Council Presentation –July 2, 2018 P30I. Where we are… •Current option –build city offices at Galena/Rio and Armory •Council direction to move from one roof solution (CC: September 13, 2016) •Design status –100% DD •20,000 sf Armory, 34,600 sf Galena -$42-$46MM •Project has land use approval (April 3, 2017) •Current road blocks due to litigation •Litigation uncertainty led us to look at other options P31I. Galena & Armory (current plan)P32I. Space Program Recap *Plus 2,700 sf ACRA space P33I. Council Request •Enter into real estate contract to purchase 517 E. Hopkins for $23MM. •The contracts defines a 45 day due diligence period that commences July 2. •$100 square foot tenant improvement allowance included. •Due Diligence Expenses $150-$250K •Space analysis, programming, cost analysis •Daylight analysis / Quality of programed space •Develop programing to preliminary schematic level •Analysis will include all buildings in 517 option P34I. 517 E. Hopkins & Armory P35I. 517 E. Hopkins & Armory P36I. Building Configurations –517 E. Hopkins 517 Hopkins Armory Rio Grande Old ACRA Space in Town - TBD Subtotal Basement 8,791 3,903 972 13,666 Main Level 5,670 5,841 2,915 4,200 18,626 Level 2 6,981 5,877 2,513 15,371 Level 3 N/A 4,379 4,379 Total 21,442 20,000 6,400 4,200 2,600 54,642 •Storage Space needs: 6,262 •Meeting space needs: 6,730 (includes council chambers) •Subtotal: 12,992 => most of the storage and meeting space is below grade P37I. NOTE: The costs presented are order of magnitude and for budgetary purposes. When an option is selected, staff and consulting teams will further refine the estimate. The square footages are based on the verified program. Once space planning is complete, the final square footage needs may increase based on needs and use of space. Option Cost Operational Efficiency Construction Fatigue Free up assets Uncertainty Timeline 517 E Hopkins $50M 5 Addresses 517 Armory Galena Rio Grande -517 Hopkins will happen regardless -Plus 2 new construction projects in town Old Powerhouse Mt.Rescue -Creates clear path to construct new city offices -Potential litigation around financing Fall 2018 Start, complete by winter 2020 Galena & Armory $46.5 M 2 Addresses -517 Hopkins will happen regardless -Plus 2 new construction projects in town Old Powerhouse Mt.Rescue -No clear path to construct new city offices -Galena currently subject to litigation Based on legal challenge, could be 3 years to work through litigation. Unknown start date P38I. DECISION POINT •Does Council want to approve contract? •Does Council agree to spend up to $250K for due diligence. •Staff will bring information back to Council at July 30 worksession.P39I. MEMORANDUM TO: Mayor and City Council FROM: Pete Strecker, Assistant Finance Director THRU: Don Taylor, Finance Director MEETING DATE: July 2, 2018 RE: Financing Options for Civic Building This memo is to document financing options for Council for the possible administrative offices, including the space at 517 Hopkins (the old Daily News Building) and how it compares to what was previously estimated as a placeholder in the City’s long range financial plans. Council recently directed Staff to move forward with due diligence work around the possible acquisition of space located across the street from the Armory at 517 Hopkins. Under this option, the City would own the majority of a newly constructed building on this site, with the exception of the street-facing retail space that would be retained by the current owner. The cost to acquire and furnish the space is estimated at $27M. Along with this new location, the City of Aspen would also plan to renovate existing spaces, including the Armory (City Hall), Rio Grande Building, and another space yet to be determined, to get to the verified program for square footage to house City offices (54,000 square feet). In total, these projects are estimated at roughly $48M. Based on existing resources within the funds / departments that will benefit from new office space, the City can pay cash for at least $21M of the $48M, leaving the need to finance the remaining $27M. With an assumed term of 30 years, and an estimated borrowing rate of 4.25%, the annual debt service on $27M would equate to roughly $1.6M per year. To provide context to this figure, the existing long-range financial plans had assumed roughly $1M per year. As there are different funds that would contribute to these projects, the impact to each fund is unique (note that the points below assume the current operational and capital plans in these funds): · General Fund increase is to annual debt service is approximately 60% more, increasing from roughly $0.7M to $1.2M. To accommodate the additional debt service, financial planning for the future will likely require a shift in the allocation of property tax revenue between the AMP (75%) and GF (25%), to more like 50%/50% at a minimum. This increase will likely also restrict the City from cash funding other projects in the future. · Transportation Fund will continue to be able to pay its allocation in cash from fund balance. This is only possible due to the annual subsidy it receives from the Parking Fund which is now estimated at $1.75M, and has added to the Transportation Fund cash balance. · Parking Fund will pay its allocation from cash reserves. · Stormwater will need to finance its $1.1M share, estimated at $68K per year in debt service. As noted previously, the Stormwater Fund is not projected to have sufficient revenues in the future to pay for identified capital projects – at some point, these projects will either need to be delayed or will need to compete with other projects within the AMP Fund. P40 I. · APCHA will need to finance its $3.5M share, estimated at $207K per year in debt service. Of this annual debt service amount, the City would contribute 50% (from the Housing Development Fund) and the other 50% would come from Pitkin County. The above financing assumes a traditional debt issuance to the outside market. The City could however divide up the financing for these various projects, and would have options for different financing if it chose this approach, such as an advance from the Wheeler Opera House Fund. However, to borrow from this internal fund, the Council would likely need to amend the financial policies that it adopted December 2017, which included new language on interfund advances, as those policies included a maximum duration of an advance at 10 years. As an example on how to separate out the financing for the various projects, the City could: · Finance the entirety of the Armory renovation ($15.9M) using COPs · Finance the Rio Grande Building and other TBD space ($5.1M) using existing cash · Finance the project on Hopkins ($27.3M) using a combination of remaining cash ($16.2M) and an advance from the Wheeler Opera House Fund for the remainder ($11.0M) P41 I. Aspen Daily News letter to editor : City hall problem solved by Carl Heck • Jun 27, 2018 Editor: Finally, the new city hall issue is settled and should make all sides happy. Buying the old Daily News building from Mr. Hunt solves the problem and eliminates a huge construction project at Galena Plaza. Plus the future possibility of connecting the building with city hall and improvements to Conner Park is a great bonus for Aspen. Carl Heck ASPEN TIMES letter to editor Carl Heck Building bonus June 26, 2018 June 26, 2018 Finally, the new City Hall issue is settled and should make all sides happy! Buying the Daily News building from Mark Hunt solves the problem and eliminates a huge construction project at Galena Plaza. Plus the future possibility of connecting the building with City Hall and improvements to Conner Park is a great bonus for Aspen! Carl Heck Aspen Aspen Times Editorial: City of Aspen should abandon new building and opt for Hopkins place June 28, 2018 Share Tweet Comments (0) On Monday, members of Aspen City Council have a chance to redeem themselves with the public by scrapping their plan to develop a municipal office building near Rio Grande Park and let a developer build space for government employees across the street from City Hall. On the table is an offer from Mark Hunt, who, along with investors, owns the building at 517 E. Hopkins Ave. The city is under contract to buy a yet-to-be-developed building, and let Hunt develop it and deliver 21,400 square feet of office space. The transaction would be for $23 million, which includes the space and the cost of developing a new building. The deal is contingent on council approval (expected Monday) and a 45-day due diligence period, during which time the city can end the contract with no financial risk. We say go for it and don't look back. It is a far better deal than the city's plan to create 37,500 square feet of new development between Galena Plaza and Rio Grande Place. There is no question that the city needs more office space—not just because it spends a half- million dollars annually on rent in other locations, but also city staff should have a nice environment to work in. They also need to be centralized for efficiency's sake. We would have been OK with the Rio Grande/Galena Plaza plan if not for three citizens who brought lawsuits against the city for approving an ordinance last year that allows the development. Because of the legal wrangling, the project is on hold and will be until the lawsuits are resolved. Aspen residents Steven Goldenberg and Marcia Goshorn, along with Snowmass Canyon resident Toni Kronberg, are asking a judge to allow them to collect signatures from Aspen voters to put the development to a referendum. The city doesn't want the public to vote on it, because the likelihood of voters approving a government expansion project is very slim. As the city manager said, that's as popular as mandatory colonoscopies. Before Hunt came to the table, we would have suggested that the city stand down and stop fighting in court and let the public decide. Now we say that the 517 E. Hopkins Ave. building is the best option the city has in front of it. And here is why: • Cost. The city's project at Rio Grande/Galena Plaza is estimated to cost $22.6 million. But as the lawsuits drag on for what could be years, construction costs are predicted to increase as much as 10 percent annually. Yes, we recognize that the Hopkins building is 16,100 square feet less for roughly the same price as the city's building. But time is money, so as long as the city keeps fighting the lawsuits, the Rio Grande/Galena Plaza plan will keep getting more expensive. • Timing. Letting Hunt deliver a turnkey project will give city employees a better place to work quicker than the government doing it on its own. The Hopkins deal also will allow the city to stop renting space all over town to accommodate various departments, saving money sooner. • Impact. The Hopkins project already has approvals and is going to be built as a commercial property anyway. It is just replacing what is already there. The city's Rio Grande/Galena Plaza plan is new development and additional square footage, and the community has enough of that going on right now. Hunt had proposed a redeveloped Conner Park behind City Hall and a tunnel under Hopkins Avenue to connect the buildings. We support a new park because it would offer a far superior public space than what is there now, and it could serve as a middle ground between the two properties. But we say no tunnel. It's unnecessary. Put a jacket on and walk across the street. We know there are more details to come and council should make sure it gets what it needs for city employees. But at first glance, Hunt's Hopkins plan is the best alternative for the public and the municipal government. , The Aspen Times editorial board is made up of the publisher, editor and members of the Times' staff. I Gmail -ANT ALERT: Taj Mahal City Hall Alternative Page 1 of 8 Gmail Toni Kronberg<toni.waterbabies@gmail.com> ANT ALERT: Taj Mahal City Hall Alternative 2 messages The Red Ant<theredantem@comcast.net> Fri, Jun 29,2018 at 12:39 PM Reply-To: theredantem@comcast.net To:Toni.waterbabies@gmail.com DRAFT The Red . Ant Political Commentary, Aspen Style homework -Issue-#141. _ June_29,2018_ ANT ALERT: Taj Mahal City Hall Alternative "Politics ought to be the part-time profession of every citizen who would protect the rights and privileges of free people and who would preserve what is good and fruitful in our national heritage. " -- Dwight D. Eisenhower Please plan to attend a special city council meeting this coming Monday, July 2; at 5p in council chambers to state your opinion on the city's acquisition of 517 E. Hopkins Avenue (the old Aspen Daily News building). The Red Ant sees this acquisition as a critical component in preventing the city from condemning the open space at Galena Plaza for its plans to build a 37,500 sf edifice to bureaucracy, once and for all. (See the history of the Taj Mahal City Hall HERE.) Thanks to the tireless (and unpaidll) work of local government watchdogs Toni Kronberg, Steve Goldenberg and Marcia Goshorn, which began in early 2017 with both an abuse of power lawsuit and a referendum file:///C:/Usersfinternet/Desktop/Gmail%20%20ANT%20ALERT%20%20Tai%20Mahal%... 7/2/2018 Gmail - ANT ALERT: Taj Mahal City Hall Alternative Page 3 of 8 Land Beneath Connor Park 11,500 sf TOTAL 54,500 sf • $23 million is the magic number. When comparing the 517 E. Hopkins parcel with the planned site for the Taj Mahal on Galena Plaza, $23 million comes up. But in the case of the Taj, $23 million is only the NEW CONSTRUCTION COST. $23 million does not include the land value of $7 million. Whereas, 517 E. Hopkins presents a scrape-and-replace finished construction cost of $13.5 million on top of $9.5 million assessed land value. Total $23 million. • Hunt will deliver a finished, two-story city office building, across the street from the current City Hall in the Armory, potentially (but not contingent upon) integrating Connor Park as a public amenity with office space beneath, and connecting 517 to the Armory via a tunnel below Hopkins Ave. • Remember, the Taj would be 47' tall on land specifically designated as public open space in 2006. • Most notably, the redevelopment at 517 E. Hopkins already has site- specific approval from the City of Aspen, meaning that the shape, style, mass, scale-and materials have been approved. These vested rights are already in place. • For our council members who are loathe to weigh what the electorate thinks about the matter when making the decision to purchase (that's you, Steve, Ward, Ann and Adam), rest assured. The purchase contract is an administrative action, not a legislative one, therefore it prevents a citizens' referendum to force a vote. In other words, you don't have to worry about a citizens' uproar if you move forward to purchase the 517 Hopkins parcel. • Besides, Carl Heck likes it, writing to the Aspen Times, "Finally, the new City Hall issue is settled and should make all sides happy! Buying the Daily News building from Mark Hunt solves the problem and eliminates a huge construction project at Galena Plaza. Plus, the future possibility of connecting the building with City Hall and improvements to Connor Park is a great bonus for Aspen." Indeed. Let's do this. Click HERE to see the 517 E. Hopkins parcel's proximity to the Armory, including Hunt's concept. Of special note: Kronberg, Goldenberg and Goshorn were represented in the file:///C:/Users/internet/Desktop/Gmai I%20-%20ANT%20ALERT%20%20Tai%20Mahal%... 7/2/2018