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Home My WebLink Aboutagenda.council.regular.202010271 AGENDA CITY COUNCIL REGULAR MEETING October 27, 2020 5:00 PM, City Council Chambers 130 S Galena Street, Aspen I.CALL TO ORDER II.ROLL CALL III.SCHEDULED PUBLIC APPEARANCES Pitkin County Clerk, Janice Vos Caudill - Election Update IV.CITIZENS COMMENTS & PETITIONS (Time for any citizen to address Council on issues NOT scheduled for a public hearing. Please limit your comments to 3 minutes) City of Aspen invites you to join this Webex meeting. 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Join using Microsoft Lync or Microsoft Skype for Business Dial 1265476104.coa.my@lync.webex.com 1 2 V.SPECIAL ORDERS OF THE DAY a) Councilmembers' and Mayor's Comments b) Agenda Amendments c) City Manager's Comments d) Board Reports V.A.Susan Arenella Proclamation VI.CONSENT CALENDAR (These matters may be adopted together by a single motion) VI.A.Resolution #089, Series of 2020 - Amendment to 488 Castle Creek Loan Agreement VI.B.Resolution #091, Series of 2020 - Extension of Commercial ROW Activity VI.C.Draft Minutes October 13th, 2020 VII.NOTICE OF CALL-UP VII.A.Notice of Call-Up, HPC approval for 611 W. Main St. – Conceptual Major Development, Conceptual Commercial Design, Relocation VII.B.Notice of Call-Up, P&Z Approval for 225 N. Mill Street- Commercial Design Review VIII.FIRST READING OF ORDINANCES IX.PUBLIC HEARINGS IX.A.Ordinance #16, Series of 2020 - Authorization of Kids First Advisory Board IX.B.Ordinance #18, Series of 2020 X.ACTION ITEMS X.A.Resolution #090, Series of 2020 - Animal Shelter IGA for Operation of the Cheryl and Sam Wyly Animal Shelter XI.ADJOURNMENT 2 PROCLAMATION City of Aspen, Colorado Incorporated 1880 WHEREAS, Susan Arenella has tirelessly worked for the City of Aspen as the Recreation Manager since 1989, starting in the Leisure Services department and creating activities for this amazing community. She has helped provide endless programs that have activated this community in recreation for the past 31 years with the City of Aspen. WHEREAS, Susan Arenella, throughout her amazing career at the City, has recruited talented, diverse, team members that she has fostered and helped nurture into professional recreation careers, with many going on to other positions in the City. WHEREAS, Susan has been an antenna for this community. By being an engaged and integrated member of this community, Susan has been able to provide the recreational programming that this community wants and appreciates. She is an active Elks member and has been instrumental in creating such events as the Elks Soccer Shoot. She is also known for her amazing one of a kind Halloween costumes and other community events like the Mac and Cheese Festival and the ever popular Boo Bash. She is, and will always be known in the eyes of this community, as the queen of fun. WHEREAS, we are excited for Susan to enjoy life outside the City of Aspen’s Recreation Department and for her to have the opportunity to participate in the many programs she has been providing all these years. We look forward to seeing her playing golf, sailing on the Ruedi Reservoir, doing a fitness class, gardening, and enjoying family time. WHEREAS, Susan’s passion, positivity, community involvement, love for the community, and love for the City of Aspen will be deeply missed. NOW, THEREFORE BE IT PROCLAIMED that the Mayor, the City Council and Citizens of Aspen hereby proclaim October 27th, 2020 as Susan Arenella Career Appreciation Day By order of the Aspen City Council This 27th Day of October, 2020 ____________________________ _________________________ Torre, Mayor Attest Sara Ott, City Manager 3 Page 1 of 1 MEMORANDUM TO: Mayor and City Council FROM: Chris Everson, Affordable Housing Development Project Manager THRU: Jim True, City Attorney DATE OF MEMO: October 19, 2020 MEETING DATE: October 27, 2020 RE: Resolution #89 of 2020: Loan Agreement Amendment for 488 Castle Creek Affordable Housing Development REQUEST OF COUNCIL: Staff is requesting approval of attached Resolution #89 of 2020 and the attached loan agreement amendment for the 488 Castle Creek affordable housing development. PREVIOUS COUNCIL ACTION: City Council previously approved Ordinance 31 of 2018 for the purpose of a ground lease, financing agreement, loan agreement and other pertinent documents related to the development of affordable housing at 488 Castle Creek Road using Low Income Tax Credits (LIHTC). DISCUSSION: Due to delayed completion of construction of 24 affordable housing units at 488 Castle Creek Road due to COVID-19 mitigation impacts, the loan agreement must be extended to reflect the adjusted completion date of December 15, 2020, and the loan maturity date must be adjusted to June 30, 2021. An amended loan agreement is attached for approval as Exhibit A, and in case Council has additional questions, staff has also attached as Exhibit B an information-only memo from June 10, 2019 which provides a summary of the development arrangements for this project previously approved by Council. FINANCIAL/BUDGET IMPACTS: Other than delayed occupancy of the facilities, there are no additional impacts to the City of Aspen other than loss of interest due to the revised loan repayment schedule. RECOMMENDED ACTION: Staff recommends approval. CITY MANAGER COMMENTS: ATTACHMENTS: • Resolution 89 of 2020 • Exhibit A – Amendment to 2018 Loan Agreement • Exhibit B – June 10, 2019 Information Only Memo: Summary of City of Aspen Public Private Partnership with Aspen Housing Partners and Low Income Housing Tax Credit Financing 4 RESOLUTION #89 Series of 2020 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, APPROVING AN AMENDMENT TO LOAN AGREEMENT AND BOND NOTE BY AND BETWEEN 488 CASTLE CREEK, LLC, A COLORADO LIMITED LIABILITY COMPANY (“BORROWER”) AND THE CITY OF ASPEN, A COLORADO MUNICIPAL CORPORATION (THE "CITY") AND AUTHORIZING THE CITY MANAGER TO EXECUTE SAID AMENDMENT ON BEHALF OF THE CITY OF ASPEN, COLORADO. WHEREAS, there has been submitted to the City Council an Amendment to Loan Agreement and Bond Note (the “Amendment”) by and between 488 Castle Creek, LLC, a Colorado Limited Liability Company (“Borrower”) and the City Of Aspen, A Colorado Municipal Corporation (the “City”) regarding and concerning the amendment to certain documents entered into by the Borrower and the City. A true and accurate copy of the Amendment is attached hereto as Exhibit “A”; 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 that certain Amendment to Loan Agreement and Bond Note by and between 488 Castle Creek, LLC, a Colorado Limited Liability Company and the City Of Aspen, a Colorado Municipal Corporation, a copy of which is attached hereto and incorporated herein and does hereby authorize the City Manager to execute said agreement and any other documents in connection therewith, as approved by the City Attorney, on behalf of the City of Aspen. INTRODUCED, READ AND ADOPTED by the City Council of the City of Aspen on the 27th day of October, 2020. _______________________ Torre, Mayor I, Nicole Henning, 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 October 27, 2020 . ________________________ Nicole Henning, City Clerk 5 -1- AMENDMENT TO LOAN AGREEMENT AND BOND NOTE THIS AMENDMENT TO LOAN AGREEMENT AND BOND NOTE, dated as of October [__], 2020, (this “Amendment”), is by and between 488 CASTLE CREEK, LLC, a Colorado limited liability company, whose address is c/o SCG Development Partners, LLC, 8245 Boone Boulevard, Suite 640, Tysons Corner, VA 22182 (the “Borrower”), and the CITY OF ASPEN, COLORADO, a Colorado municipal corporation, whose address is 130 Galena Street, Aspen, Colorado 81611 (“Lender”). WHEREAS, the Borrower and the Lender are parties to a certain Loan Agreement dated as of December 21, 2018 (the “Agreement”) providing Borrower with that certain loan in the amount of $7,123,903 (the “Bond Loan”); and WHEREAS, the Borrower is the maker of a certain Promissory Note (Bond Loan) dated as of December 21, 2018 (the “Bond Note”) evidencing the Borrower’s payment obligations under the Bond Loan and the Agreement; and WHEREAS, the Borrower and the Lender have agreed, on the terms and subject to the conditions set forth herein, to enter into certain amendments to the Agreement and the Bond Note; and WHEREAS, pursuant to that certain Financing Agreement by and among the Borrower, the Lender and the Colorado Housing and Finance Authority (the “Authority”), the terms of the Bond Note may not be amended, changed, modified, altered or terminated without the written consent of the Authority; and WHEREAS, the Authority is accepting this Amendment as set forth herein. NOW, THEREFORE, the parties hereto hereby agree as follows: §1. Amendments to the Agreement. (a) The Agreement is amended by revising the definition of “Bond Loan Maturity Date” to read as follows: “Bond Loan Maturity Date: June 30, 2021.” (b) The Agreement is amended by revising the definition of “Completion Date” to read as follows: “Completion Date: November 30, 2020” §2. Amendments to the Bond Note. The Bond Note is amended by replacing and “January 1, 2021” as the “Maturity Date” with “June 30, 2021.” 6 -2- §3. Representations and Warranties. The Borrower hereby represents and warrants to the Lender as follows: (a) The execution and delivery by the Borrower of this Amendment and the performance by the Borrower of its obligations and agreements under the Agreement and the Bond Note, as amended hereby, are within the corporate authority of the Borrower, have been authorized by all necessary corporate proceedings on behalf of the Borrower, and do not, and will not, contravene any provision of law, statute, rule or regulation to which the Borrower or any of its subsidiaries or affiliates is subject or the Borrower’s certificate of formation, operating agreement or any amendment thereof or of any indenture, agreement, instrument or undertaking binding upon the Borrower. (b) The Agreement and the Bond Note, as amended hereby, constitute the legal, valid and binding obligations of the Borrower, enforceable in accordance with their terms, except as limited by bankruptcy, insolvency, reorganization, moratorium or similar laws relating to or affecting generally the enforcement of creditors’ rights. (c) No approval or consent of, or filing with, any governmental agency or authority is required to make valid and legally binding the execution, delivery or performance by the Borrower of the Agreement or the Bond Note, as amended hereby, or the consummation by the Borrower of the transaction among the parties contemplated hereby and thereby or referred to herein. (d) The representations and warranties contained in the Agreement were correct at and as of the date made. Except to the extent of changes resulting from transactions contemplated or permitted by the Agreement or contemplated by this Amendment and changes occurring in the ordinary course of business that singly or in the aggregate are not materially adverse and to the extent such representations and warranties relate expressly to an earlier date, such representations and warranties also are correct at and as of the date hereof. (e) The Borrower has performed and complied in all material respects with all terms and conditions of the Agreement and the Bond Note required to be performed or complied with by the Borrower prior to or at the time hereof, and as of the date hereof, after giving effect to the provisions hereof, there exists no Event of Default under the Agreement or the Bond Note. §3. Effectiveness. This Amendment shall become effective on and as of the date hereof, subject to the receipt by the Lender of counterparts of this Amendment duly executed by the Borrower and the Lender. §4. Miscellaneous Provisions. (a) Except as otherwise expressly provided by this Amendment, all of the terms, conditions and provisions of the Agreement and the Bond Note shall remain the same. It is declared and agreed by each of the parties hereto that the Agreement and the Bond Note, as amended hereby, shall continue in full force and effect, and that the Agreement 7 -3- and the Bond Note shall, together with this Amendment, be read and construed as one instrument. (b) THIS AMENDMENT IS INTENDED TO TAKE EFFECT AS AN AGREEMENT UNDER SEAL AND SHALL BE CONSTRUED ACCORDING TO AND GOVERNED BY THE LAWS OF THE STATE OF COLORADO. (c) This Amendment may be executed in any number of counterparts, and all such counterparts shall together constitute but one instrument. In making proof of this Amendment it shall not be necessary to produce or account for more than one counterpart signed by each party hereto by and against which enforcement hereof is sought. (d) The Borrower hereby agrees to pay to the Lender, on demand by the Lender, all reasonable out-of-pocket costs and expenses incurred or sustained by the Lender in connection with the preparation of this Amendment (including reasonable legal fees). [Signature Page Follows] 8 4 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to Loan Agreement and Bond Note to be duly executed and delivered, as an instrument under seal, by their respective officers thereunto duly authorized, as of the date first above written. BORROWER: 488 CASTLE CREEK, LLC, a Colorado limited liability company By: 488 Castle Creek GP, LLC, a Colorado limited liability company Its: Managing Member By: SCG Development Partners, LLC, a Delaware limited liability company Its: Co-Managing Member By: SCG Development Manager, LLC a Delaware limited liability company Its: Managing Member By: SCG Capital Corp, a Delaware corporation Its: Sole Member By: Name: Stephen P. Wilson Title: President – Virginia Office LENDER: CITY OF ASPEN, COLORADO By: Name: Torre Title: Mayor (SEAL) Attest: City Clerk 9 5 This Amendment to Loan Agreement and Bond Note is accepted by the as of October [__], 2020. COLORADO HOUSING AND FINANCE AUTHORITY By: ___________________________________ Chief Financial Officer 10 Page 1 of 3 MEMORANDUM TO: Mayor and City Council FROM: Chris Everson, Affordable Housing Development Project Manager THRU: Sara Ott & Scott Miller, City Manager’s Office DATE OF MEMO: May 31, 2019 MEETING DATE: June 10, 2019 RE: Information only: Summary of City of Aspen Public Private Partnership with Aspen Housing Partners and Low Income Housing Tax Credit Financing REQUEST OF COUNCIL: Information requested May 20, 2019: Explanation of City of Aspen Public Private Partnership with Aspen Housing Partners and Low Income Housing Tax Credit financing for 45 rental units at 488 Castle Creek Road, 802 West Main Street and 517 Park Circle. PREVIOUS COUNCIL ACTION: Approval of master development agreement and loan agreements with Aspen Housing Partners and approval of housing projects at 488 Castle Creek, 802 W Main Street and 517 Park Circle. DISCUSSION: The Low Income Housing Tax Credit (LIHTC) program of the Federal Government of the United States of America was created under the Tax Reform Act of 1986 and creates incentives for the utilization of private equity in the development of affordable housing for low-income Americans. The LIHTC program accounts for around 90% of all affordable rental housing created in the United States today and has been used in the past in Aspen for such projects as Aspen Country Inn, Truscott II and Maroon Creek Apartments. Low Income Housing Tax Credits provide funding for low income housing development by allowing developers of low income housing to obtain federal tax credits based on a percentage of development costs. Development capital is raised through the syndicated sale of these tax credits to groups of investors. These investor groups are the end users of the tax credits. The investors pay out housing development capital (of presumably lesser value to them) in return for gaining tax offset benefits (of presumably greater value to them). Developers must apply for tax credits through a state agency and can win a competitive allocation of tax credits. The developer must then complete the project, certify its cost, and rent-up the project to low income tenants. Simultaneously, an investor or group of investors is found who will make a capital contribution to the project in exchange for the tax credits over a ten-year period. As part of the tax code, the investors bear the financial burden if properties are not successful, thus LIHTC project compliance requirements are rigorous, resulting in a foreclosure rate of less than 0.1%, far less than that of comparable market-rate properties. It is important to note that much of the capital raised from the tax credits does not come to the project until after the project becomes occupied. To further illustrate how the big picture of Low Income Housing Tax Credits generally work, here's a link to an animated presentation: https://www.youtube.com/watch?v=XxwpoLztx70 11 Page 2 of 3 The City of Aspen is not the end user of the tax credits, nor is the City of Aspen a syndicator of the sale of the tax credits. The City of Aspen instead uses the capital raised from the LIHTC investors to offset affordable housing development costs. Thus, the City of Aspen can simply look at the housing which is produced and the investments which the City has to make in order make that happen. To illustrate the public private partnership between the City of Aspen and Aspen Housing Partners, the following has been highly simplified: • Aspen Housing Partners (AHP), who applied for the tax credits and is developing the housing, is made up of Colony Partners, Inc. and SCG Development Partners, LLC. • SCG Development Partners, LLC has a related company, Stratford Capital Group, who is responsible for syndicating the tax credits and finding investor groups who provide development capital in return for the tax credits. • The City of Aspen’s housing project receives the capital produced by the syndicated sale of the tax credits and must comply with program requirements. Aspen City Council approved agreements to facilitate these transactions in Ordinances 31, 32 and 33 of 2018. Because the APCHA program serves a broader spectrum of income levels than the LIHTC program, it was decided early in the process that APCHA income categories 2 through 4 will be served by the 21 units at 802 W. Main Street and 517 Park Circle combined. Only the 488 Castle Creek project (24 units) was submitted to the Colorado Housing Finance Authority (CHFA) for tax credit funding. This results in the following breakdown: 488 Castle Creek: 24 units, 100% LIHTC rental housing (Category 1-2, up to 60% AMI) 802 W. Main Street: 10 units, 100% APCHA rental housing (Category 2-3, 51% to 130% AMI) 517 Park Circle: 11 units, 100% APCHA rental housing (Category 2-4, 51% to 205% AMI) Total: 45 affordable rental units To study the LIHTC funding, we could look only at the 488 Castle Creek project and see a slice of what's going on from the City's perspective. But since the City decided to serve a wider range of incomes by combining these projects into one public private partnership effort, it makes some sense for us to look at all three projects at once. Below is a simplified look at the uses and sources of funds to create the 45 AHP rental units: Uses of funds $ Million Sources of funds $ Million A. Land Cost (2007-2008) $13.20 A. Cash from 150 Housing Fund (2007-2008) $13.20 B. Development Cost (2018-2020) $25.05 B. Cash from 150 Housing Fund (2018-2020) $16.19 B. Tax Credit Capital (2019-2020) $6.03 B. First Mortgages (2020) $2.83 C. Total Development Cost (2007-2020) $38.25 C. Total Development Cost (2007-2020) $38.25 A portion of the tax credit equity and the first mortgages are not received until after the projects become occupied. The first mortgages are paid off from the projects’ operating incomes over the term of the first mortgages. There will be three first mortgages – one for each site. 12 Page 3 of 3 Because of the timing, it is necessary to use interim funding during construction. This is often facilitated by conventional private construction loans which must be paid back, plus interest, at the completion of construction. The City has chosen to forego paying interest (about $500K) on such construction loans by serving as the construction lender. Thus the table of sources above can be further expressed as sources during construction and sources after occupancy, as shown below: Sources of funds DURING CONSTRUCTION $ Million Sources of funds AFTER OCCUPANCY $ Million A. Cash from 150 Housing Fund (2007-2008) $13.20 A. Cash from 150 Housing Fund (2007-2008) $13.20 B. City of Aspen Construction Loan (2018-2020) $25.05 B. Cash from 150 Housing Fund (2018-2020) $16.19 B. Capital from LIHTCs (2019-2020) $6.03 B. First Mortgages (2020) $2.83 C. Total Development Cost (2007-2020) $38.25 C. Total Development Cost (2007-2020) $38.25 The City’s total contribution to the project, once it has been occupied and all sources of funds have been settled, will end up being the $13.2 million land cost plus a $16.19 million permanent contribution or $29.39 million total. Based on the typical APCHA conversion, the 45 units will house 86 FTEs and average to about APCHA income category 2. Thus the City’s subsidy to that point will be about $342,000 per FTE. This amount is roughly equal to the City of Aspen’s Fee In Lieu of Mitigation for category 2 housing. Although this will be the City’s subsidy of the project at the time of occupancy, the facilities will end up with relatively small remaining debt service on the first mortgages. And with conservative estimates for rent revenues and operation and maintenance costs going forward from that point, staff further calculates that the facilities could pay back an additional $6 million to the 150 Housing Development Fund if they are operated through 50 years. In that case, the lifecycle subsidy of the 45 units in the three projects combined is estimated to be approximately $272,000 per FTE. RECOMMENDED ACTION: CITY MANAGER COMMENTS: 13 MEMORANDUM TO:Mayor and City Council FROM:Pete Rice, P.E., Engineering Division Manager THROUGH:Sara Ott, City Manager Trish Aragon, P.E. City Engineer Scott Miller, Public Works Director MEMO DATE:October 22nd, 2020 MEETING DATE:October 27th, 2020 RE:Resolution #91 – Extend Commercial ROW Activity REQUEST OF COUNCIL: Staff seeks approval from Council to approve the continuation of the authority granted to staff pursuant to Resolutions # 033 and # 052, Series of 2020, for the winter season from December 1, 2020 until May 1, 2021, to allow restaurant use within the City’s right-of-way on such terms and conditions as shall be deemed appropriate by City. BACKGROUND: The COVID-19 pandemic has created an unprecedented economic challenge for businesses within the city. The restaurant and retail industries in Aspen have been hit especially hard due to the nature of Aspen as a resort town. As winter approaches, social distancing requirements are anticipated to remain while the community prepares measures to keep the public safe. Council directed staff through Resolution 33-2020, 52-2020 and 81-2020 to utilize the Right-of-Way for commercial use to achieve the following goals: Address COVID-19 impacts and provide relief to the community Increase physical space to facilitate social interaction, community connection, and commercial activity while adhering to Pitkin County Health Order gathering guidelines Implement a street plan that is safe for the public and reflective of the feedback received from the community and business owners. Facilitate economic recovery efforts through a transparent process with opportunity for participation The project has successfully incorporated all these goals into the resulting product over the past three seasons. Twenty-two businesses have activated spaces in front of their storefront for restaurant seating or merchandise display. The City provided 50 planter 14 boxes to create the boundary and safely approved utilization of the right-of-way for each business. City Council approved Resolution 52-2020 on June 23rd, 2020, which has allowed Staff to “apply discretion with regards to application and enforcement” of regulations within the Land Use Code pertaining to temporary signage, outdoor vending and merchandising, lighting, and decking, tenting, canopy, and umbrella sections. This resolution was extended until November 1st, 2020 through the approval of Resolution 81-2020. PUBLIC OUTREACH:In considering the use of public right-of-way for commercial uses, public outreach began immediately to assure the city is meeting community goal objectives prior to developing full concepts. A survey was posted on Aspen Community Voice on May 15th to obtain guidance from the community in using the public space on roadways. The survey received 722 responses from the community and 2,047 participants visited the page for information. Key responses from the survey include the following: 90% of the respondents were somewhat comfortable visiting businesses with outdoor space utilized compared to only 47% without any activation. 93% of the respondents support outdoor commerce as part of the COVID-19 response and recovery. Participants are largely supportive of the activation in the public right of way. Varying ideas and technical details for each specific area that staff will need to assess and refine. Clear definition on timeline for the pilot project. Equal opportunity for streets that were not indicated on the survey map. To-go/takeout food areas near the restaurant need to be addressed and is important to maintain. Need for a balanced approach to parking closures. All business types should be included. Consideration should be given to temporarily ease open container restrictions. On September 23rd and 30th the City and ACRA, with the assistance of Design Workshop, conducted two Virtual Town Halls. The initial meeting was oriented towards the business community while the second meeting was geared towards the broader community. As part of the town halls a pre-survey was available on Aspen Community Voice as well as a post-survey. The intent of the meetings and surveys was to understand the community’s summer experience and discuss the concerns and opportunities of the upcoming winter season in light of the COVID-19 pandemic and to complement work the City and staff has taken to date and is undertaking to prepare for winter. As part of the Virtual Town Hall meetings, there was interest from the community to utilize streets and parking areas for events and business activity in a similar manner to 15 the summer implementation. Ideas included spaces for restaurant waiting areas, curbside pick-up areas, and organized celebration of winter events using the streets. DISCUSSION: The proposed resolution will provide staff the direction from Council needed to work with individual businesses and property owners to develop solutions to help their business needs for the winter period. The business would work with staff in a similar manner that occurred over the past three seasons to develop activated space. The winter period will bring different challenges to utilizing the Right-of-Way for each business and maintaining a healthy situation that meetings Pitkin County requirements. FINANCIAL IMPACTS: The approval of this resolution will not have financial impacts. RECOMMENDATIONS:Staff recommends approval of Resolution #91, Series 2020. CITY MANAGER COMMENTS: ____________________________________________ ______________________________________________________________________ ______________________________________________________________________ 16 RESOLUTION # 91 (Series of 2020) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN GRANTING CONTINUATION OF STAFF AUTHORITY TO EXTEND RESOLUTIONS 33-2020 AND 52-2020 UNTIL MAY 1, 2021. WHEREAS, City Council in Resolution # 033, Series of 2020, established six outcome statements and related objectives for the City of Aspen COVID-19 relief efforts; and WHEREAS, Outcome #4 as stated in Resolution # 033, Series of 2020, provided the following direction to Council and City staff response efforts: “Proactively and swiftly work to minimize further economic disruption and actively encourage its recovery;” and WHEREAS, City Council in Resolution #052. Series of 2020, gave direction to staff regarding enforcement of regulation in the Land Use Code that may impact economic recovery efforts, including, but not limited to the use of public right-of- way for business activity. 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 continuation of the authority granted to staff pursuant to Resolutions # 033 and # 052, Series of 2020, for the winter season from December 1, 2020 until May 1, 2021, to allow restaurant use within the City’s right-of-way on such terms and conditions as shall be deemed appropriate by City staff. INTRODUCED, READ AND ADOPTED by the City Council of the City of Aspen on the 27th day of October 2020. Torre, Mayor I, Nicole Henning, 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 October 27, 2020. Nicole Henning, City Clerk 17 1 REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 8TH, 2020 At 5:00 p.m. Mayor Torre called the regular meeting to order with Councilmembers Richards, Mesirow, Mullins and Hauenstein joining via video conference. SCHEDULED PUBLIC APPEARANCES: Janice Vos Caudill. Ms. Vos Caudill said that mail ballots dropped in the mail from Grand Junction on Friday. She said to go to pitkinvotes.com to review your record or call the office for a replacement ballot if one is needed, but please wait until the end of the week. Please vote mail ballot instead of voting in person this year due to COVID. BallotTrax will text or email you when your ballot has been sent and when it is received back in the office. Regarding election night reporting; results will be uploaded after 7pm, around 9pm and at the end of the night. Mayor Torre let everyone know how to join the Webex meeting via call in or website. CITIZEN COMMENTS: Lee Mulcahy – Mr. Mulcahy is grateful for many things. His mom is a pistol and the elderly version of Lauren Bobert. We as citizens have the opportunity to renew the American dream. So please vote for Lauren Bobert. He quoted Lauren saying that her rights don’t end where your fears begin. He said that Lauren says the Democrats plan is its to strip you from the right to defend your life. They are coming for your guns and he appreciates Lauren for her honesty. Mary Catherine Vaughn – Ms. Vaughn owns Bjewel in Aspen. She thanked the city for the help to provide during COVID. She brought up winter planning for retailers and she is offering her opinion from the retail perspective. She wants to help advocate for retailers to continue with the same program to be in the streets for the winter. There was a motion for the retailers to end their run early last night and she is not in favor of this. Miller Ford – Mr. Ford expressed gratitude for receiving him this evening. He thanked Courtney DeVito for helping them find a location for their 12-step program. He hates to sound to grim, but suicide and addiction related deaths have begun, and 12-step programs need to be viewed as a life raft. When people are in those desperate moments, we need to give them a place to jump. Recovery begins when one addict talks with another. We’ve seen time and again in this town when all hope is lost. We need a permanent location for this winter so we can be found easily. We will see more suicide and addiction related deaths if we don’t. The Red Brick gave us a spot for Wednesdays, but only allows for 8 people. Mayor Torre said he will continue the conversation with Mr. Ford offline. Tessa Guthrie – Ms. Guthrie said she is here on behalf of the Aspen High School Young Democrats Club and they are promoting the creation of welcome messages for people coming into town. They would like to place signs after the roundabout and Independence Pass with a welcome message of inclusivity. The club will help fundraise and be involved in the creative process, and the signs will not be political. Councilwoman Mullins would love to help out with this. Mayor Torre said he is on board to work with this as well. 18 2 REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 8TH, 2020 COUNCILMEMBER COMMENTS: Councilwoman Richards showed her ballot that she received in the mail and showed there are a lot of issues and a lot of people running for president. She suggested to take a careful look and pay attention to two details: the privacy sleeve and the line of where to sign and date it before mailing it back in. Councilwoman Mullins said the census window has gone back to the end of October. This is a matter of $2300 per person, so it is terribly important. There are no citizenship questions. And of course, get out and vote. Councilman Mesirow mentioned the heightened mental health crisis in this valley. He said that he and Torre spoke on Sunday and he provided some feedback to him on some abrasive emails. He said he struggles with chronic and acute anxiety. He grew up in violent divorce. He tends to figure out what people want and provides that, and he tries to show up for everyone. His self-worth is tied up in what he feels the rest of council thinks about him. Those emails come from a place of trying to be clear. He wants to start showing up as his full and authentic self from now on and he wants everyone out there who is struggling as well to know you’re not alone. Councilman Hauenstein said to Skippy that he has learned something valuable over the years and that is to accept what he cannot change and this is a message from his heart that we accept you as you are. Be true to yourself. He reminded everyone to make sure to vote. He said a message for Lee, that the Dems aren’t out to take your guns away. You should look at the source and look at what the Democratic platforms are. On the subject of mental health, if you engage someone who is thinking about suicide, please engage them. We are going through tough times. People are dealing with temporary problems in a permanent way. It’s important to be socially connected. Open your hearts and be mindful. Mayor Torre echoed the census sentiments. He also echoed the sentiments on voting. You have the power to make your voice heard. He echoed the sentiments on suicide and supporting everyone in the community and being aware. He mentioned winter community and said we need to all respect our allowances and regulations and we all need to work together this winter. It is paramount. He mentioned COVID and said there is still transmission in the valley and the cases are showing up from social gatherings. People are dropping their guard and not taking the precautions that they should. We were all here till 10pm last night and there is a lot of work going on right now and we all need to move in the same direction. AGENDA AMENDMENTS: City Attorney Jim True announced the emergency ordinance regarding the face mask extension scheduled to end on November 4th. He can explain further when we get to the first reading. This will be Ordinance #18, Series of 2020. CITY MANAGER COMMENTS: Sara Ott said that as you visit city hall, you may see someone new in HR, Shana Broback, the new HR Director. Also, in a little over a week, a new Communications Director, Denise White, will be coming from the front range City of Boulder. Jim True announced that Assistant City Attorney, Kate Johnson, will be starting tomorrow. She has a great deal of governmental experience and he is thrilled to have her join the city. She came with a 19 3 REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 8TH, 2020 recommendation from a district court judge that she is an fantastic lawyer, and he is excited to introduce her. Ms. Johnson said she’s really excited and glad to be on board. She invited those who are in city hall to come by her office and say hello. The council welcomed Kate. BOARD REPORTS: Councilwoman Mullins gave a RFTA report. She said they are continuing to talk about budget and was a very dense agenda. They are having long meetings with a lot of information. They also discussed Glenwood Springs maintenance center grant money. Councilman Mesirow had an APCHA meeting in which they discussed the Executive Director search plan. They also received and update from a hearing officer on various cases. Councilman Hauenstein attended CCLC and said they continue planning for COVID being around for a while as they discuss the Aspen Saturday Market for next summer and artisan entry into the 2021 market. Grandfathering in accepted entries for this summer was also a topic of conversation, as well as doing a winter restaurant week. There is also a CORE meeting coming up on Thursday. Councilwoman Richards said that skippy was nominated as chair for APCHA, and he has done a good job of reaching out to everyone and it’s greatly appreciated by all board members. She sat in on CML policy meeting last week. Mayor Torre said that ACRA met and discussed the Gallagher amendment. He attended a Sister Cities meeting, and there will be a Board of Health meeting this Thursday. They are discussing budget and there will be testing updates and other COVID related response measures to consider. CONSENT CALENDAR: Councilwoman Mullins moved to approve the consent calendar, Councilwoman Richards seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. FIRST READINGS: Ordinance #16, Series of 2020 – Authorization of Kids First Advisory Board – Shirley Ritter Councilman Hauenstein motioned to read; Councilwoman Richardsseconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Ms. Ritter said they were looking at the fact that there was no ordinance previously passed for the creation of this board. This was set up initially for short term and never rolled into an official board, and they never had by laws. They want to be able to recruit, so they needed an ordinance to lay this all out. The board members will now be appointed by city council, but they are currently in a good spot with members and want to make sure they are good moving forward. Councilwoman Mullins doesn’t remember appointing these members in the past. Ms. Ritter said they were often on the consent calendar, and it’s been a few years since having any new board members. 20 4 REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 8TH, 2020 Councilman Hauenstein said for second reading he would like to see who the existing board members are. Mr. True said they can choose to adopt all of the current members or have them all interview as a group, it’s up to council. Councilwoman Richards motioned to approve; Councilwoman Mullins seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Ordinance #18, Series of 2020 – Mask Extension – Jim True Mr. True introduced Ordinance #18, amending the mask order to expire on November 4 th, extending it to May 1st. Councilwoman Richards motioned to read; Councilman Mesirow seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Councilwoman Richards said she is looking at community health and public safety in extending this, and she will be voting yes. Councilman Hauenstein supports this ordinance. Councilman Mesirow said he will be voting yes and he thanked council for their guidance. Mayor Torre said his concerns are Halloween and the election. He is hoping we could do away with the mask zone, but we’ve noticed that the zone garners additional response and compliance. We have the ability to rescind this at any time. Councilwoman Mullins motioned to approve; Councilman Hauenstein seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Councilwoman Mullins asked to go back to the consent item for the pool, Resolution #87, she meant to address something on this. After George Floyd died, there continues to be a lot of conversation about systemic racism. She wants to scrutinize city documents, and in this document, in section 33, it refers to ‘illegal aliens’ and she would like to change this to ‘undocumented immigrants’ moving forward. She asked Jim to change or comment on this. Mr. Ture said this is language required by state statute for contracts such as this, but he is happy to look into it and try to vary the language. Council is supportive of this as well. PUBLIC HEARINGS: Resolution #078, Series of 2020 – Policy Resolution – Affordable Housing Goals and Land Use Code Coordination – Ben Anderson They will begin policy study, engage with stakeholders and the public. The first issues will come to council early in quarter 1 of 2021 with an FIL update and improvements. There are a couple of third- party experts involved in this study. Staff recommends approval. Councilwoman Mullins motioned to approve; Councilwoman Richards seconded. Councilman Hauenstein supports the resolution. Mayor Torre opened the public hearing. 21 5 REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 8TH, 2020 Mayor Torre closed the public hearing. Councilman Hauensteinsaid he was concerned about doing away with the small room exemption, which was exercised on the Lift 1 Corridor. Council continued to discuss. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Ordinance #13, Series of 2020 - Vacation Rental Business License Regulations – Pete Strecker and Ben Anderson Mr. Strecker summarized this ordinance for the board and how we got to this meeting. They are removing the exemption for aggregate filing for all STR operations and are allowing for a unique identifier for each location. Mayor Torre opened public comment: John Bay – Aspen Alps - Mr. Bay expressed his dismay at having to constantly fight this battle. He is really emphasizing that owners in a condo association are governed by documents common to all of them. They want policies and procedures. He doesn’t know why council doesn’t want to make that distinction. It’s a small town and we all want to be good to each other. The ones you are hammering are the ones who have been paying taxes since day one. He feels the Condohotels need to be added back into the exemption. Michael Brown – Mr. Brown said he is with John in his level of dismay. This is one of the worst periods in the business of hotels, and this ordinancetruly makes things worse. There are better ways to do this than ensnaring a bunch of paying taxpayers. You’re passing a law to enforce a law that already exists. The issue is really enforcement. He asked why these people who aren’t currently paying, would go buy a license and pay now. He said to increase the tax penalty on the ones who aren’t paying. Allison Campbell – Ms. Campbell is with the Aspen Lodging Association and said that no one is happy about this. We all feel this is wrong. We need to work on this, and you can’t have two thirds of your lodging community unhappy with you. She asked for no vote tonight and to continue the item. She said there is no need to reinvent wheels and she asked how Snowmass is dealing with this. Councilwoman Richards said she would be happy to not include Condohotels and move this forward, but she was swayed in the last meeting. She said it’s a wild west out there and something has to be done. She said council has been working on this since January and she’s very frustrated. Councilman Hauenstein said it’s an inequity issue. Councilman Mesirow said he wants to get this passed tonight. Chuck Frias – Mr. Frias said he agrees with everyone but there is a way bigger issue. The biggest cost is the reporting they have to go through. He had a long talk with Anthony Lewin, in the finance department, and it was very helpful but not that simple. You’re just creating a bigger burden for your taxpayers. The same people who weren’t paying, aren’t going to start. Councilwoman Mullins wants to keep the Condohotels within the legislation. 22 6 REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 8TH, 2020 Torre closed public comment. Councilwoman Mullins motioned to approve; Councilman Hauenstein seconded. Council discussion continued. Councilwoman Richards asked council if they would be amenable to reducing to the fee to $100 from $150. Councilwoman Mullins and Mayor Torre said they both support the fee staying the same. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, no; Torre, yes. 4-1, motion carried. ACTION ITEMS: Resolution #082, Series of 2020 – Endorsement for Colorado Proposition EE - CJ Oliver and Shirley Ritter Mr. Oliver said it’s an interesting proposition and would extend an increase in tobacco tax statewide, which is a huge step in the right direction. This adds an additional layer for taxation and is in line with Aspen’s stance on nicotine products. Ms. Ritter said the benefit and revenue from this will go to schools, pre-k, grant programs, so this is important for families. It’s pretty straightforward. Councilman Hauenstein said this is an easy endorsement for him. Councilwoman Mullins supports this even more now than ever. Councilman Mesirow asked how the funds are distributed. Ms. Ritter said pre-k funding is based on the kiddos, and rural schools get a bit more than others. Councilman Mesirow said he is happy to pass this, but would like a few more details. Councilwoman Richards said she is happy to pass. She motioned to approve; Councilwoman Mullins seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Resolution #083, Series of 2020 – Support for Amendment B, The Gallagher Amendment Repeal and Property Tax Assessment Rates Measure - Ron Leblanc and Tara Nelson Councilman Mesirow said the biggest fear around this is that it will create higher taxes, but that is not the case. Councilwoman Richards went on to explain the amendment to the board. Mr. Leblanc gave an overview of the amendment as well. Cities like Aspen tend to be fairly unaffected by Gallagher, but this measure would repeal Gallagher and set the state constitution free from this type of fiscal policy. Councilwoman Mullins said when you combined TABOR and Gallagher, that is when problems were created for the state. If you can get rid of Gallagher, that is one way we can get some relief. She’s very supportive of this. Mayor Torre believes in this as well and thinks it will be a support to local businesses. 23 7 REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 8TH, 2020 Councilwoman Mullins motioned; Councilman Mesirow seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Resolution #086, Series of 2020 – Winter Business Support and Community Development Code Enforcement – Ben Anderson Councilman Mesirow asked what this includes. Mr. Anderson said this resolution is specific to community development and businesses are trying to make decisions on development and need direction from us. This is around signage, temporary structures, lighting, and we need to be able to make pragmatic decisions to help these businesses. We are proposing waiving of all permitting fees, code required fees, such as pedestrian mitigation. We would like this to expire May 2021 and staff is recommending approval. Life safety will not be compromised, and we will take measures with engineering and fire to comply with these measures. They are also proposing expedited permitting for these structures. Mitch and Nicole have been the main liaisons for these businesses this summer and will continue to do so. Mayor Torre asked how this relates to restaurants vs retail and Mr. Anderson said this memo carried over from summer. If direction from council regarding retail is different than this summer, we can move forward in a different manner. If you guys want to leave retail out, we can amend it. Councilwoman Richards has an issue with retail truly using the space. She saw several tents unoccupied a lot during the summer or renting their spaces out to other businesses. If they follow the rules we set forth, she’s fine with it, but they need to be utilized correctly. She wants to make sure the two things merge if we move forward with retail. Mr. Anderson saidwe have a good idea of who is asking for tenting or structures and it’s a lot different than this summer. Councilman Hauenstein said he supports this. Mayor Torre said we ran into several problems from the retailers from what he’s heard and most of them did not follow guidelines. He’s very concerned about it. Mr. Anderson said it’s a valid concern and the types of businesses that use the right of way is a separate conversation involving engineering and comdev. This resolution is just giving us clear definition of what these structures will be. Retail vs Restaurant needs to be a separate and distinct action. Councilwoman Mullins said we saved the best for last, and she’s fine with this resolution. She’s looking forward to hearing more about the retail issues. She’s not aware of specific problems, but she thinks the restaurants were a much more successful use of the right of way. She’s looking forward to further discussion. Councilman Mesirow said he supports this. He would like to hear more about the retailers as well, so they are all on the same page. Councilman Mesirow motioned to approve; Councilwoman Mullins seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Waiver of Outdoor Dining Fees – Scott Miller and Nicole Henning 24 8 REGULAR MEETING ASPEN CITY COUNCIL SEPTEMBER 8TH, 2020 Mayor Torre summarized that the first part addresses the summer dining fees of $1.00 per square foot and the second part would be to waive the outdoor dining fees for the winter. Mr. Miller said he’s prepared to speak, and this is just a discussion for outdoor dining fees in the right of way. We are asking council to waive this fee completely for summer and fall of 2020 and the winter with the end date of May 1st. The discussion regarding retail vs outdoor dining and we aren’t completely ready for a recommendation yet on this, but staff will pick this back up with you in the work session on the 26th, but we will most likely not be recommending retail for right of way use. Councilman Mesirow asked why. Mayor Torre said this number is not impactful to us, so it’s really just another measure of our ability to help these local businesses in any way that we can. Councilman Mesirow said this is a gesture of good will and unless there is a counterpoint, he is in favor of this. Councilman Hauenstein is in favor of waiving the fees. Councilwoman Richards is in support. Mayor Torre said he makes five. Councilwoman Mullins motioned to waive the fees; Councilwoman Richards seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. Mayor Torre brought up the retailers being removed from the right of way earlier than the extended date. Council feels that since there are only two weeks left, they should let them stay out and revisit the topic for the winter. Councilman Hauenstein motioned to adjourn; Councilwoman Richards seconded. Roll call vote: Hauenstein, yes; Mesirow, yes; Mullins, yes; Richards, yes; Torre, yes. 5-0, motion carried. _____________________________ Nicole Henning, City Clerk 25 MEMORANDUM TO: Mayor Torre and Aspen City Council THROUGH: Amy Simon, Interim Planning Director FROM: Kevin Rayes, Planner; Community Development Sarah Yoon, Preservation Planner; Community Development MEMO DATE: October 19, 2020 MEETING DATE: October 27, 2020 RE: Notice of Call-Up, HPC approval for 611 W. Main St. – Conceptual Major Development, Conceptual Commercial Design, Relocation APPLICANT: 611 West Main Street, LLC REPRESENTATIVE: BendonAdams LOCATION: Street Address: 611 W. Main Street Legal Description: Lots E, F and G, Block 25, City and Townsite of Aspen, County of Pitkin, State of Colorado Parcel Identification: PID# 2735-124-48-003 CURRENT ZONING & USE: MU (Mixed-Use), commercial and residential space PROPOSED USE: Affordable Housing PROCESS SUMMARY: Certain land use approvals granted by HPC or P&Z, in this case HPC’s approval of Conceptual Major Development, Conceptual Commercial Design and Relocation of a historic building at 611 W. Main Street, require that Council be notified of the decision through a brief staff summary. The notification is not a public hearing and no applicant presentation or public comment has been accepted in the past. During the Notice of Call-Up, City Council may uphold the HPC or P&Z decision. Alternatively, Council may request more detailed information be provided through a presentation by staff and the applicant at a future meeting. After hearing the additional project description, Council may uphold the boards’ decision or may remand it to require reconsideration of specific issues at a new public hearing. HPC’s or P&Z’s decision on remand shall be final. 611 Site Locator Map– 611 W. Main Street 26 BACKGROUND: 611 West Main Street is a locally designated landmark on a 9,000-sf lot in the Mixed-Use (MU) zone district and the Main Street Historic District. The property received HPC approval for Conceptual Major Development review, Commercial Design Review, Relocation of a Designated Historic Resource, Dimensional Variations, Growth Management, Certificate of Affordable Housing Credits, Special Review and Transportation & Parking Management via Resolution No. 17, Series of 2020. The applicant plans to restore the historic resource and establish seven affordable housing units. Three of the units will be located within the historic structure and four units are planned in a new structure to be developed at the rear of the property. Only the design approvals are the subject of this Notice of Call-up. STAFF RECOMMENDATION: The proposal to restore the historic dwelling and to construct a new building along the alley was reviewed by HPC on May 27, 2020. During this first hearing the applicant was given direction by HPC to restudy the mass and scale of the new construction. The applicant produced a significantly revised design for the second hearing. On September 9th, HPC agreed with staff’s recommendation and approved the proposal with conditions for Conceptual Major Development by a 3-0 vote. (Please note that three HPC members were required to recuse from the review because they reside within 300’ of the subject property.) Approval was granted to restore the historic resource, including underpinning the existing foundation in order to repair it and excavate a crawlspace. Additionally, approval was granted to develop a new structure, behind the historic resource. The approved project meets the historic preservation design guidelines for detached structures and the residential design standards, as proposed. No historic preservation benefits were requested for this proposal. The conditions of approval focused on comments provided by other relevant City Departments and the standard requirement to submit for Final Development Review within one year of Conceptual approval. Staff recommends Council uphold HPC’s decision. FINANCIAL IMPACTS: N/A ENVIRONMENTAL IMPACTS: N/A ALTERNATIVES: N/A RECOMMENDATION: Staff recommends Council uphold HPC’s decision. Recommended Motion for Call-up “I move to uphold HPC’s approval for 611 W. Main – Conceptual Major Development.” CITY MANAGER COMMENTS: _______________________________________________________________________________ _______________________________________________________________________________ EXHIBITS: A – HPC memo, September 9, 2020 B – HPC approved plans C – Draft HPC meeting minutes, September 9, 2020 D – HPC Resolution #17, Series of 2020 27 Exhibit A- 611 W. Main Memo to HPC Page 1 of 11 Memorandum TO: Aspen Historic Preservation Commission FROM: Kevin Rayes, Planner Sarah Yoon, Historic Preservation Planner THROUGH: Amy Simon, Interim Planning Director/Historic Preservation Officer MEETING DATE: September 9, 2020 RE: 611 West Main Street – Conceptual Major Development, Commercial Design Review, Setback Variations, Relocation, Growth Management Quota System, Special Review, Transportation and Parking Management, Certificates of Affordable Housing Credits, PUBLIC HEARING (CONTINUED FROM MAY 27) APPLICANT /OWNER: 611 West Main Street, LLC REPRESENTATIVE: BendonAdams LOCATION: Street Address: 611 W. Main Legal Description: Lots E, F and G, Block 25, City and Townsite of Aspen, County of Pitkin, State of Colorado Parcel Identification Number: PID# 2735-124-48-003 CURRENT ZONING & USE MU (Mixed-Use), commercial and residential space PROPOSED USE: Affordable Housing SUMMARY: The applicant has requested a Conceptual Major Development review, Commercial Design review, Relocation of a Designated Historic Resource, Dimensional Variations, Growth Management, Certificate of Affordable Housing Credits, Special Review and Transportation & Parking Management for the restoration of the subject property and the establishment of seven affordable housing units. Three of the units will be located in the historic structure and four units are proposed in a new structure located at the rear of the property, detached from the historic resource. Staff recommends approval of the project, subject to the conditions listed on Page 9 of this memo. 611 Site Locator Map –611 W. Main Street 28 Exhibit A- 611 W. Main Memo to HPC Page 2 of 11 BACKGROUND: 611 West Main Street is a locally designated landmark on a 9,000-sf lot in the Mixed-Use (MU) zone district and the Main Street Historic District. The current footprint of the historic structure matches the 1904 Sanborn Map. This historic home has a gambre l roof with decorative wood shingle posts, wood siding, sandstone foundation, and what appears to be an original wood picket fence design. Constructed in 1886, this property is associated with locally significant figures Harry G. Koch and his daughter Dorothy Koch Shaw and Judge William Shaw. There are records of authorized minor repairs and restoration work on the exterior of the building completed in 1992, and a shed was demolished in 1997. The property has a history of bo th residential and commercial uses but is currently vacant. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals: • Commercial Design Review (Section 412) for new development in the Main Street Historic District. • Major Development (Section 26.415.070.D) to construct a new detached addition towards the rear of the historic property. • Relocation (Section 26.415.090) to underpin the historic resource while excavating a crawlspace and repairing the foundation. • Dimensional Variations (Section 26.415.110.C) for front and rear yard setback variations and a variation reducing the required distance between detached structures. • Growth Management (Section 26.470.050.B) & (Section 26.470.070.4) to develop seven affordable housing units on the property. • Certificate of Affordable Housing Credits (Section 26.540) to generate Certificates of Affordable Housing Credit. • Special Review (26.430.040.i) to vary unit sizes and subgrade living area from the dimensional standards prescribed in the Land Use Code and APCHAs development Guidelines. • Transportation & Parking Management (26.5151.010) to meet the minimum parking and Transportation Mitigation standards. Figure 1 - Sanborn Map, 1904 Figure 2 – 611 W. Main, 2019 29 Exhibit A- 611 W. Main Memo to HPC Page 3 of 11 PROJECT SUMMARY: The applicant proposes the restoration of the designated historic structure and the establishment of seven affordable housing units. Three of the units will be internal to the existing historic structure and four units are proposed in new construction that is located at the rear of the property and detached from the historic resource. The foundation of the historic resource is failing. The landmark will be underpinned to repair the foundation and provide a viable crawl space for mechanical equipment. A setback variance is requested at the rear of the property and a setback variance is requested between the non -historic addition and the historic resource. STAFF COMMENTS: The three-story detached addition is positioned behind the historic resource. Seven on-site covered parking spaces are proposed on the ground level and four affordable housing units would occupy the second and third levels of the addition. In response to the HPC comments provided on May 27th, the revised design proposes a new building form with gable roofs and vertical fenestration that better relates to the historic resource and the historic district, and a clear separation between the detached addition an d the historic resource. Staff finds that the revised design meets the Design Guidelines for design compatibility and supports the request for relocation and setback variations. The following points go into more detail regarding the proposal for HPC discussion: 1. Growth Management, Special Review & Certificates of Affordable Housing Credit – A total of seven deed-restricted affordable housing units are proposed for the site- three in the historic resource and four in the rear addition. The applicant seeks to establish 14.75 Certificates of Affordable Housing credits, which is commensurate to the mitigation standards prescribed by APCHA. Pursuant to Land Use Code Section 26.540.070, Review Criteria for establishing an affordable housing credit, to determine the number of certificates of affordable housing credits awarded to a project, the review standards outlined in Land Use Code Section 26.470.080.d.7.g, General Review, Affordable Housing Mitigation, should be considered. PROPOSED CERTIFICATES One-bedroom 2 Units x 1.75 FTEs =3.5 Two-bedroom 5 Units x 2.25 FTEs =11.25 Total Proposed 14.75FTEs APCHA Standards Unit Type Mitigation Standard One-Bedroom 1.75 FTE/Unit Two-Bedroom 2.25 FTE/Unit Three-Bedroom 3.00 FTE/Unit Four-Bedroom 3.50 FTE/Unit 30 Exhibit A- 611 W. Main Memo to HPC Page 4 of 11 Two of the proposed units in the historic resource exceed the minimum size mandated by APCHA. One unit is slightly less than the minimum size but is well within the twenty percent reduction permitted via Special Review. Lastly, the four AH units proposed in the rear addition all exceed the minimum net livable area required. Net Livable Area Per AH Unit Units Beds 1st Level (sf) 2nd Level (sf) 3rd Level (sf) Total (sf) Min. FA (sf) Difference (sf) 1 2 78 617 584 1,280 900 380 above 2 2 78 618 586 1,283 900 383 above 3 2 78 618 584 1,282 900 382 above 4 2 78 617 584 1,280 900 380 above Land Use Code Section 26.430.040.i, Special Review, Affordable housing unit standards, sets forth the applicable criteria to consider when an affordable housing unit does not meet a required standard and a variation is requested. When the minimum thresholds relating to net livable sq. ft. is not met, HPC may consider alternative amenities that would contribute to the general livability of a unit and exceed the expectations of APCHA. Alternatives may include: • Significant storage, such as additional storage outside a unit; • Above average natural light, such as adding more window area than the Building Code requires; and, • Unit amenities, such as access to outdoor space or private patios. This application was referred to APCHA for review and recommendation. Community Development & APCHA staff are highly supportive of this project and acknowledge the community benefit that seven affordable housing units would bring. It should be emphasized that these units are very high quality. Almost all units exceed the minimum size requirements by a significant margin and several valuable amenities are provided on site, including seven on-site parking spaces (one for each unit, which is well above the minimum requirement of 60 percent), and plenty of outdoor common area/open space and access to private patios and porches. Lastly, each unit has 18 sq. ft. of exterior Net Livable Area Per AH Unit Units Beds 1st Level (sf) 2nd Level (sf) Total (sf) Min. (sf) Difference (sf) 1 landmark 2 424 531 973 900 73 above 2 landmark 1 467 334 819 700 119 above 3 landmark 1 632 X 632 700 68 below 31 Exhibit A- 611 W. Main Memo to HPC Page 5 of 11 1. The 4-bedroom basement below the historic resource is no longer proposed. In the rear addition, the applicant has reduced the number of units from six to four. 2. The amendments will likely be adopted at the end of 2020 or early 2021. storage area, except for the smaller unit in the historic addition which is allocated 38 sq. ft. of exterior storage. Staff finds that a variation from the minimum unit size requirement for the one affordable unit slightly below the minimum is appropriate and does not recommend any reduction to the number of FTEs awarded to the project. It should be noted that in response to the feedback received at the previous HPC hearing, the applicant has reduced the total number of affordable housing units from nine to seven.1 As a result, the number of FTEs generated drops from 21 to 14.75. Reducing the number of FTEs adds a significant financial cost to the project. The Community Development Department is currently working with City Council to amend several provisions of the affordable housing land use code section. Some of these changes will likely benefit this project.2 Figure 4- Private porch and open space associated with the historic resource: As Viewed from Main Street Figure 3 - Proposed Parking & Storage Spaces Parking Area 1 2 3 4 5 6 7 Storage Storage 32 Exhibit A- 611 W. Main Memo to HPC Page 6 of 11 2. Transportation and Parking Management – Pursuant to Land Use Code Section 26.515.060.C, Transportation & Parking Management, one parking space is required for each AH unit; in this case, seven spaces for seven units. The Mixed -Use Zone District requires that 60 percent of parking be met on site . In this case, 4.2 on-site spaces are required. Seven parking spaces, including one van -accessible space along the alleyway are proposed. The proposed parking mitigation exceeds the parking minimum prescribed in land use code section 26.515.040, Parking Requirements. Providing one parking space per unit further contributes to the livability and the quality of these units. In addition to the on-site parking, the applicant has completed the Transportation Impact Analysis (TIA) for this project and plans to provide a range of Mobility Measures that satisfy the requirements of the Engineering and Parking Departments. At this point, the applicant has indicated that a car-sharing service will be made available to tenants, bicycle parking will be provided on-site, and other infrastructure improvements will be made to encourage alternative transportation choices. The TIA is subject to change and will be assessed at building permit. Staff included a condition in the Resolution prohibiting Mobility Measures from occupying any of the off-street parking spaces on the property. Figure 5- Porches and Parking Spaces: As Viewed from the Back of the Rear Addition Figure 6- Open Space between the Rear of the Historic Resource and the Front of the Addition 33 Exhibit A- 611 W. Main Memo to HPC Page 7 of 11 3. Site Planning & Relocation: The property faces Main Street with an alley abutting the rear. Staff finds the location of the proposed detached addition at the rear of the lot to be an appropriate location and distance from the historic resource. Relocation review is triggered to underpin the historic structure for excavation and repair the existing foundation. The historic structure will remain in its current location and all work on the foundation must reuse existing sandstone as a veneer to meet Design Guideline 9.5. Staff supports the request for relocation to repair the historic foundation. One new lightwell is proposed to provide access to the crawlspace. The visual impacts, including curb heights, of the lightwells needs to be minimized (HP Design Guideline 9.6). An accessible ramp is proposed along the east side of the wraparound porch and must comply with HP Design Guidelines 5.2 & 5.6 related to handrails and porch restoration. Staff recommends the installation of the accessible ramp along the historic porch be done in a way that minimizes damage to the historic fabric and is reversible. Preliminary stormwater mitigation plans were provided for the previous design. Staff recommends the applicant continue to communicate and work with the Engineering Department and other relevant City Departments to finalize the stormwater mitigation plans for compliance. There are large cottonwood trees surrounding the front of the property and the covered steps leading to the front entrance is in the front yard setback. Positive open space in the front yard remains open green space. New landscaping features must not cover or damage historic building material and meet Design Guidelines 1.10, 1.12 and 1.13. Final landscaping plans and lighting plans will be reviewed during Final Development Review. 4. Historic Resource – Restoration: Building records indicate no recent significant building alterations or remodels were done, and exterior details were repaired and restored under the guidance of historic preservation staff in the 1990s. Any preservation/restoration conducted as part of this scope of work will require research and material investigation. The applicant proposes to preserve and seal an existing door to the rear of the historic resource and add a new door to access a rear unit. Providing the existing rear door is historic, staff supports the preservation of the opening and the addition of a new door on the secondary wall which would be compliant with HP Design Guideline 4.1 & 4.5. 5. New Addition – Form/ Materials/ Fenestration: As a detached addition that demonstrates a clear separation between the historic structure and the new addition, Chapter 11 of the Historic Preservation Design Guidelines calls for less stringent design compatibility requirements. New additions, however, still need to relate to the historic resource in two of the three categories: form, materials and fenestration. Form: The revised design went from a relatively shallow asymmetric butterfly roof form to four 10:12 pitched gable roofs. Although the gambrel roof is a very distinct feature found on the historic resource, an exact replica of this character defining feature would not be appropriate for the new addition. Staff finds that the proposed gable roof better relates to the historic resource and other roof forms readily found in the historic district. Materials: Wood board siding of differing widths is proposed as the main exterior building material for the detached addition. This choice in building material strongly relates to the historic resource which is cladded with wood siding. 34 Exhibit A- 611 W. Main Memo to HPC Page 8 of 11 Fenestration: The proposed fenestration design follows a vertical layout that relates to fenestration found in the district. A respectful relationship of solid building material versus glazing has been established in the new addition that relates to the historic resource. Staff finds the new addition achieves design compatibility by relating to form and materials using compatible roof forms and wood as the main exterior building material. 6. Dimensional Variations – Dimensional variations granted by HPC are site-specific approvals that assess design compatibility and historic character and patterns. The criteria for granting variations are specified to features represented in the application. In granting a variation, the HPC must make a finding that such a variation: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. The revised addition has a uniform footprint that shows covered parking spaces and storage on the first level and living space on the second and third levels of the addition. In order to increase the distance between the historic resource and the new addition, the applicant proposes to push the massing of the addition to the rear of the property. This action reduces adverse impacts to the historic resource and keeps the historic house in its historic location. The request for setback variations are as follows: • 5’ rear yard setback reduction, for the proposed addition • Front yard setback variation to memorialize the existing location of the covered front steps. (Exact dimension is not defined.) The applicant also requests a variation from the required distance between detached structures which is established by underlying zoning. The Mixed-Use zone district requires a 10’ separation between detached structures, and the applicant is requesting a 2’-9” reduction providing a 7’-3” distance between the historic resource and the new addition when measured from the exterior walls. Staff supports the request for the front yard setback variation to keep the existing covered steps in its current location and the rear yard setback variation for the new addition to sit on the rear property line. Staff also supports the applicant’s request to reduce the distance required between detached structures because it allows the new addition to remain detached and the historic house to remain in its current location. (See Exhibit A.3.) 35 Exhibit A- 611 W. Main Memo to HPC Page 9 of 11 DRC REFERRAL COMMENTS: The application was referred out to other City departments who have requirements that will significantly affect the permit review. The following is a summary of comments received for the proposed development. Please see Exhibit B for full comments. All conditions must be resolved by HPC Final review or will be carried forward into the building permit process. Engineering Department: 1. Show turning motions into most restrictive parking space along the alley to ensure access is achievable. 2. New sidewalk and curb and gutter are required for this project. The curb and gutter shall be poured with minimal impacts to the existing tree roots. Sidewalk shall be COA floating sidewalk detail at a minimum unless better alternative is found to protect the trees. 3. Access to the Si Johnson Ditch will need to be maintained in the sidewalk, where the current grate is in the sidewalk. 4. The design with minimal impacts to the ditch is preferred. Earth retention systems, structures, stormwater treatment, etc. will not be permitted in the ditch easement. 5. If final design requires pipes in the ROW, a permanent encroachment will be required. Also, adequate separation from the Si Johnson ditch would need to be approved. 6. Some of the BMP options proposed appear to have significant tre e impacts. Final location and excavation depths for the BMPs will need to be approved by the Parks Department and minimize tree impacts or pay mitigation fees. 7. Drywells are the BMP of last resort, please explore all other solutions before a drywell is chosen, including green roofs and tree canopy credit. 8. At building permit, show bike parking dimensions comply with Association of Pedestrian and Bicycle Professionals standards. 9. The existing trash enclosure in the transformer utility easement shall be removed. Parks Department: 1. This project must adhere to Ordinance 17, Series 2018, WELS, Water Efficient Landscaping Standards. 2. A tree permit will be required for all tree removals. 3. Tree protection fencing with signage will be required at the driplines of trees and must be inspected and approved by the Parks Department. 4. No activity is allowed within the TPZ (Tree Protection Zone). There is also no storage of material or machinery allowed in these areas. 5. A floating sidewalk design will be required by the Parks De partment along Main Street. 6. If curb and gutter will be required, curb will need to be poured back against existing undisturbed soil – NO framing will be allowed. 7. Specific distances for soil disturbance from trunks of individual trees have been determined by the City Forester and must be adhered to. Environmental Health 1. Project as proposed meets code requirements of 120 square feet for trash and recycling. Zoning 1. There are concerns about the height of the proposed addition, particularly on the North side of the building. With the information provided the North -West corner of this building (where the elevator tower and the building meet) measures at almost 29’ high; the underlying Zone District (Mixed Use) has a height maximum of 28’. Please keep this in mind as the design evolves. 36 Exhibit A- 611 W. Main Memo to HPC Page 10 of 11 APCHA 1. The units shall include a refrigerator/freezer, stove/oven with hood, dishwasher, and washer/dryer. 2. All bedrooms shall contain a closet. RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) approve this application with the following conditions: 1.) Work closely with all relevant City Departments to finalize the stormwater mitigation plan prior to Building Permit submission. 2.) Provide final details related to the foundation and the use of existing sandstone as a veneer to reconstruct the historic condition for Final. 3.) Provide a detailed roof plan calling out all vents, flues, gutters and snow clips for Final. 4.) Provide a site plan that clearly defines utility connections, service boxes, mechanical equipment and the transformer for Final. 5.) Provide a landscape plan including a list of plant species and planting locations appropriately distanced from the historic resource for Final. 6.) Provide a lighting plan and cutsheets for proposed light fixtures for Final. 7.) Install an accessible ramp that is reversable, minimally impacts the historic fabric, and complies with all relevant design guidelines and building code requirements for Final. 8.) Design curb heights around the lightwells to be 6” or less. 9.) The following setback variations for the proposed development are granted: • 5’ rear yard setback reduction (5’ to 0’); • Front yard setback variation to memorialize the existing location of the cove red front steps (location as defined on the site plan); and, • A 2’-9” reduction from the minimum required between the historic resource and the new addition (10’ to 7’-3”). 10.) Provide financial assurance of $30,000 for the relocation of the historic house until the subgrade construction is complete. The financial security is to be provided with the building permit application. 11.) A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. 37 Exhibit A- 611 W. Main Memo to HPC Page 11 of 11 ATTACHMENTS: Resolution #____, Series of 2020 Exhibit A.1 – Design Guidelines Criteria /Staff Findings Exhibit A.2 – Dimensional Variations Criteria /Staff Findings Exhibit A.3 – Relocation/Staff Findings Exhibit A.4 – Growth Management/Staff Findings Exhibit A.5 – Special Review/Staff Findings Exhibit A.6 – Certificates of Affordable Housing Credit/Staff Findings Exhibit A.7 – Transportation & Parking Management/Staff Findings Exhibit B – Referral Comments Exhibit C – Application Exhibit D – Affidavit of Public Notice 38 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM August 28, 2020 Aspen Historic Preservation Commission 130 So. Galena St. Aspen, Colorado 81611 RE: 611 West Main Street - Conceptual HP, Relocation, Affordable Housing Credits, and GMQS Dear HPC and Community Development staff, Please accept our revised application for Conceptual Major Development, Relocation (for underpinning only), Affordable Housing Credits, and Growth Management for the landmark located at 611 West Main Street. We have gone back to the drawing board to address the City and Board comments provided on May 27, 2020. Revision Overview The number of units is reduced from 9 units to 7 units, and the floor area is below the maximum allowed in the Mixed Use zone district. The units are well over the minimum size (a range of 55sf – 383sf larger than required) dictated by the Housing Guidelines with the exception of one unit in the landmark that is 671 sf when the requirement is 700 sf. The smaller unit in the landmark is located in the historic addition and has a private front porch, extra exterior storage and outdoor amenity space. The unit is only 29sf smaller than required, which seems to be a reasonable trade-off to avoid a non-historic addition to the landmark. All of the units have a private entrance, exterior storage, and an assigned parking space where the Land Use Code requires only 60% of the units be parked onsite. Figure 1 (left): proposed revision; Figure 2 (right) May 27, 2020 proposal Exhibit B- 611 W. Main Approved Plans 39 611 West Main HPC Conceptual Review/ GMQS Review Background The subject property is a contributing building within the Main Street Historic District. It was designated in 1995 (Ordinance 34-1995) and is one of the few Dutch Colonial Revival style residential buildings within Aspen. A character defining feature of this style is the gambrel roof. The property was constructed in 1886 for Harry G. Koch, owner of Koch lumber yard. Koch also owned two other homes in the same block as 611 W. Main. It is in its original location and is largely unaltered – even the historic fence remains (with repairs over the years). A small addition was added to the west elevation between 1890 and 1893 during the period of significance. The addition is considered historic and is proposed to remain. Proposal The landmark is proposed to be converted to a 100% affordable housing rental project with 3 housing units in the landmark. A basement is not financially viable considering the reduction in housing units and is no longer proposed as livable space. A crawl space to house mechanical, and a window well for access to the mechanical room, is proposed. The foundation is failing – the landmark needs to be underpinned to repair the foundation and provide a viable crawl space for mechanical equipment. A detached 3 story building is proposed along the alley to provide 4 deed restricted housing units. The voluntary rental units are proposed to be designated all Category 4 and housing credit certificates are requested. The original proposal was for 21 FTEs and the revised proposal is for 14.75 FTEs. Figure 3: 1890 Sanborn Map Figure 4: 1893 Sanborn Map showing west addition. Exhibit B- 611 W. Main Approved Plans 40 611 West Main HPC Conceptual Review/ GMQS Review Table 1: Proposed Units units beds ground 2nd 3rd exterior storage size min. size smallest allowed delta deck stacked ftes cat. 1 landmark 2 424 531 x 18 973 900 720 73.48 y y 2.25 4 2 landmark 1 467 334 x 18 820 700 560 119.6 y y 1.75 4 3 landmark 1 633 x x 38 671 700 560 -29.16 y n 1.75 4 4 2 79 617 585 18 1,299 900 720 398.78 n y 2.25 4 5 2 79 619 586 18 1,302 900 720 401.79 n y 2.25 4 6 2 79 619 584 18 1,300 900 720 399.78 n y 2.25 4 7 2 79 617 585 18 1,299 900 720 398.79 n y 2.25 4 total 12 1839 2806 585 146 7,663 14.75 The proposed overall floor area is 8,765 sf which is below the maximum of up to 11,250 sf for affordable housing projects at 1.25:1 through Special Review. Seven covered onsite parking spaces, seven storage units, a bike/ski repair room, and a trash enclosure that meets City size requirements are provided along the alley. The project proposes to use the existing transformer that sits partially on the property – service and capacity has been preliminarily verified by City Electric. Only one unit in the historic building is slightly less than the minimum size mandated by APCHA but it is all well within the permissible 20% reduction that is subject to approval by the APCHA Board. The unit, shown in Figure 5, is 632.84 sf of net livable space, 670.84 sf including exterior storage, where 700 sf is required. The unit is very livable with ample closet space, a washer/dryer, full kitchen and generous bathroom. An extra-large storage unit, a private deck/front porch, shared outdoor space, and a covered parking space are proposed. Setback variations are requested for the rear yard and distance between buildings. The second and third floors of the new building are at the 0’ lot line, and the ground level is open carport (5’ is required). A rear yard setback pushes the development toward the alley and away from the landmark. The distance between buildings has been significantly increased from the May 27th application and is 7’3” measured wall to wall, and about 5’ 3” measured to the eaves (10’ is required). Figure 5: Detail of proposed 1-bedroom unit (landmark #3) that is slightly smaller than the minimum, but is well within the allowed 20% reduction of unit size. Exhibit B- 611 W. Main Approved Plans 41 611 West Main HPC Conceptual Review/ GMQS Review We look forward to walking HPC through the design process and to answer any questions. Please contact me if you would like more information to complete your review. sara@bendonadams.com or 970-925- 2855. Kind Regards, Sara Adams, AICP Principal BendonAdams, LLC Attachments [revised August 28, 2020]: 1 - Conceptual HP Design Guidelines. 2 – Relocation to underpin landmark and repair/replace foundation. 3 – Growth Management and Establishment of Affordable Housing Credits. 4 – Setback variance for distance between buildings and rear yard. 5 – Parking and Transportation. 6 – Special Review for Affordable Housing Units. Request withdrawn. 7 – Vicinity map. 8 - Land Use application. 9 - Signed fee agreement. 10 - Pre-application summary. 11 - Proof of ownership. 12 – Authorization to represent. 13 – HOA form. 14 - List of owners within 300’. 15 – Stamped survey 16 – Renderings. 17 – Materials 18 – Drainage letter. 19 - Drawing set. Exhibit B- 611 W. Main Approved Plans 42 Exhibit B- 611 W. Main Approved Plans 43 Exhibit B- 611 W. Main Approved Plans 44 Exhibit B- 611 W. Main Approved Plans 45 Exhibit B- 611 W. Main Approved Plans 46 Exhibit B- 611 W. Main Approved Plans 47 Exhibit B- 611 W. Main Approved Plans 48 Exhibit B- 611 W. Main Approved Plans 49 611 W. MAIN STREET TWO STORY EXISTING RESIDENCE 1,675 sq. ft. AT GROUND LEVEL AREA=9,000 sq. ft. (0.2066 ac.) MAIN STREET (100-FT ROW) ALLEY 617 MAIN STREET PROFESSIONAL CONDOMINIUMS 617 MAIN STREET SMB CONDOMINIUMS SMALL SECTION OF GUTTER & DOWNSPOUT BASED ON SITE VISIT EXISTING STORM DRAIN INLET IS LOCATED AT NORTHWEST CORNER OF MAIN STREET/5TH STREET INTERSECTION WHICH IS APPROXIMATELY 70-FT FROM NORTHEAST CORNER OF SUBJECT PROPERTY UP14RISER(6 23/32" ) 13TREADS(11" ) 1 2 3 4 5 6 7LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE PROPOSED LIGHT WELL W/ GRATE (TYP) STORAGE CLOSET (TYP) PROPOSED SIDEWALK (SURFACE TREATMENT TBD) PROPOSED PARKING (SURFACE TREATMENT TBD) TRASH ENCLOSURE BIKE RACK EXTERIOR STAIRS PROPOSED ROCK & BOULDER SCAPE-POTENTIAL LOCATION FOR A SAND FILTER CELL (TBD)PROPERTY LINELINE OF STRUCTURE ABOVE (HATCHED AREA REPRESENTS ROOF AREA) (TYP)PROPERTY LINEALLEY MAIN STREET POTENTIAL DRY WELL LOCATION FOR WATER QUALITY, STORMWATER DETENTION AND/OR POINT OF TERMINATION FOR ONSITE STORM PIPES/UNDERDRAINS (NOTE: DRY WELL TO BE LOCATED 10-FT FROM PL & STRUCTURES) PROPOSED ROCK & BOULDER GARDEN-POTENTIAL LOCATION FOR A SAND FILTER CELL (TBD) PROPOSED WALKWAY (SURFACE TREATMENT TBD) EXISTING STORM DRAIN INLET IS LOCATED AT NORTHWEST CORNER OF MAIN STREET/5TH STREET INTERSECTION WHICH IS APPROXIMATELY 70-FT FROM NORTHEAST CORNER OF SUBJECT PROPERTY (POTENTIAL POINT OF CONNECTION FOR ONSITE STORM DRAIN PIPES) POTENTIAL LOCATION FOR BIORETENTION CELLS SHED EX. XRMR OPRIS ES NGINEERING, LLC. CIVIL CONSULTANTS 19176JOB NO. DATE: 07-22-2019 502 MAIN STREET CARBONDALE, CO 81623 (970) 704-0311 FAX: (970)-704-0313 DESIGNED BY DRAWN BY CHECKED BY DATE REVISION EXHIBIT A DRAWING NO.G:\2019\19176-611 W MAIN\CIVIL\CIVIL DWGS\DE\19176-DRAINAGE.DWG - Jul 22, 2019 - 6:38amNORTH611 W. MAIN STREETASPEN, COLORADO1 inch = ft. ( IN FEET ) GRAPHIC SCALE 010 10 20 10 405 EXHIBIT A: EXISTING CONDITIONS &PROPOSED DRAINAGE MITIGATION OPTIONSEXISTING CONDITIONS STORMWATER MITIGATION OPTIONS NOTE: THIS PLAN IS CONCEPTUAL OR ILLUSTRATIVE IN NATURE WITH THE INTENT TO DEMONSTRATE OPTIONS FOR COMPLYING WITH THE CITY'S STORMWATER MITIGATION REGULATIONS. PRECISE INFORMATION SHALL BE PROVIDED AS PART OF THE BUILDING PERMIT APPLICATION. HALF SIZED FOR ATTACHMENT TO REPORT Exhibit B- 611 W. Main Approved Plans 50 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com 3 PROJECT OVERVIEW All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No. COVER SHEET ZONING SITE PLANS FLOOR PLANS ROOF PLANS ELEVATIONS 1 2 3 Z1.01 Z1.02 Z1.03 Z1.04 Z1.05 A1.01 A1.02 A1.03 A1.04 A1.05 A1.06 A1.07 A1.08 A1.09 A1.10 A1.11 A1.12 A2.01 A2.02 A2.03 A2.04 A2.05 HP-1 HP-2 HP-3 TOP SHEET COVER SHEET PROJECT OVERVIEW FAR EXISTING FAR PROPOSED FAR PROPOSED NLA PROPOSED NLA PROPOSED SITE CONTEXT SITE PLAN | EXISTING | 3/16" SITE PLAN | PROPOSED | 3/16" SITE PLAN | LANSCAPE PROPOSED | 3/16" EXISTING LOWER LEVEL FLOOR PLAN | DEMOLITION EXISTING MAIN LEVEL FLOOR PLAN | DEMOLITION EXISTING SECOND LEVEL FLOOR PLAN | DEMOLITION CRAWL SPACE FLOOR PLAN | PROPOSED MAIN LEVEL FLOOR PLAN | PROPOSED SECOND LEVEL FLOOR PLAN | PROPOSED THIRD LEVEL FLOOR PLAN | PROPOSED ROOF PLAN ELEVATIONS ELEVATIONS ELEVATIONS PROPOSED MATERIALS PROPOSED RENDERINGS HISTORIC PRESERVATION ELEVATIONS HISTORIC PRESERVATION ELEVATIONS HISTORIC PRESERVATION EXISTING PHOTOS PROJECT SITE 033 LBB 5.1 A REFERENCE GRID LINE SPOT ELEVATION WINDOW MARK DOOR MARK ROOM NUMBER DRAWING REVISION ASSEMBLY DETAIL CUT SECTION CUT EXTERIOR ELEVATION DETAIL CALLOUT SECTION DETAIL CALLOUT INTERIOR ELEVATION ROOM 100 F11 1 T. O. RIDGEBEAM123'-6 1/2" 4.4 1 1 7.1 1 7.1 8.1 1 2 3 4 SYMBOL LEGEND MATERIAL LEGEND GYPSUM WALLBOARD RAW FRAMING WOOD BLOCKING ROCK - NONCOMPACTED FILL CONCRETE STONE FRAME WALL BRICK PLYWOOD BATT INSULATION FINISHED WOOD RIGID INSULATION 8 OWNER M. Development 2001 N. Halsted St. #99 Chicago, IL 60614 P: 312.850.1680 ARCHITECT David Johnston Architects 119 South Spring St. Suite 203 Aspen, CO 81611 P: 970.925.3444 F: 970.920.2186 collin@djarchitects.com PLANNER Bendon Adams 300 South Spring St. Suite 202 Aspen, CO 81611 P: 970.925.2855 chris@bendonadams.com CIVIL ENGINEER Sopris Engineering, LLC 502 Main St. Suite A-3 Carbondale, CO 81623 P: 970.704.0311 ynichol@spopriseng.com LOCATION 611 W. MAIN ST. ...........................................................................................PARCEL ID# 273512448003 ...........................................................................................ZONE MU ........................................................................................................................OCCUPANCY GROUP R .................................................................................................CONSTRUCTION Type V-B ..............................................................................................EXISTING NET LEASABLE 9,000 S.F. EXISTING .............................................................PROPOSED FLOOR AREA 8,154 S.F. ............................................................................NET LEASABLE S.F. .......................................................................................................PUBLIC AMENITIES SPACE ...........................................................................................MAX FLOOR AREA RATIO 1:1 .........................................................................................HEIGHT LIMITATION 28 FT ..............................................................................................FRONT YARD SETBACK 0 FT .........................................................................................SIDE YARD SETBACK 0 FT .............................................................................................REAR YARD SETBACK 0 FT ............................................................................................GROUND SNOW LOAD 100 PSF ....................................................................................WIND SPEED 89 MPH EXPOSURE CAT B ......................................................................SEISMIC DESIGN CATEGORY C .....................................................................................WEATHERING SEVERE ...................................................................................................FORST LINE DEPTH 36” .................................................................................................WINTER DESIGN TEMP -15 DEG F .................................................................................ICE SHIELD REQUIREMENT YES, 6’ UP FROM EAVE .....................................................FLOOD HAZARDS FEMA MAP 6/4/1987 .........................................................................AIR FREEZING INDEX 1964 .............................................................................................MEAN ANNUAL TEMP 40 DEG F.................................................................................... GENERAL CONSTRUCTION NOTES 1. The Contract Documents shall consist of the general notes and the architectural, mechanical, and structural drawings. All future additional specifications, details, drawings, clarifications, or changes shall, in turn, become part of these documents. Work indicated or reasonably implied in any one of the documents shall be supplied as though fully covered in all. Any discrepancy between any parts of the drawings shall be reported to the Architect immediately for clarification. 2. David Johnston Architects, PC., waves any and all liability for problems which arise from failure to follow the design intent of the plans. Contractor to obtain and/or request guidance of David Johnston Architects, PC., with respect to any errors, omissions, inconsistencies, or conflicts which may be discovered or alleged. 3. The Plans and Specifications are the property of the Architect and are not to be used without the permission of same. 4. All work shall comply with all state and local codes, ordinances, rules, regulations and laws of building officials or authorities having jurisdiction. All work shall be performed to the highest standards or craftsmanship by journeymen of the appropriate trades. 5. The Contract Documents represent the finished structure. They do not indicate the method of construction. The Contractor shall provide all measures necessary to protect the structure during construction. Observation visits to the site by the Structural Engineer or Architect shall not include inspection of the above items nor will the architect or structural engineer be responsible for the contractor's means, methods, techniques, sequences for procedure of construction, or the safety precautions and the techniques, sequences for procedure of construction, or the safety precautions and the programs incident thereto. The Contractor shall be responsible for all Federal and OSHA regulations. 6. THE DRAWINGS ARE NOT TO BE SCALED. Written dimensions are to be used. If there is a discrepancy in dimensions, the Architect should be notified for clarification. All dimensions on the drawings shall be verified against the existing conditions. All dimensions are to rough framing or face of concrete unless noted otherwise. 7. These documents are intended to include all labor, materials, equipment, and services required to complete all work described herein. It is the responsibility of the Contractor to bring to the attention of the Architect any conditions which will not permit construction according to the intentions of these documents. 8. The Building Inspector shall be notified by the Contractor when there is need of an inspection as required by the I.R.C., or by any local code or ordinance. 9. LOT STAKED: The Contractor shall arrange for the building to be located and staked after demolition or site clearing, to be approved by the Architect. The Contractor shall review the lot staking and verify, to the best of his ability, its accuracy. The Contractor shall also check the grade where it meets the building to evaluate the consistency with the drawings during excavation. Work to be done by a certified surveyor. 10. RECORD DRAWINGS: Contractor to maintain a complete set of blue/black-line prints of contract drawings and shop drawings for record mark-up purposes throughout the Contract time. Mark-up drawings during course of the work to show changes and actual installation conditions, sufficient to form a complete record for Owner's purposes. Give particular attention to work which will be concealed and difficult to measure and record at a later date, and work which may require servicing or replacement during life of project. Require entities marking prints, to sign and date each mark-up. Bind prints into manageable sets, with durable paper cover, appropriately labeled. 11. SOILS AND CONCRETE: The General Contractor shall arrange for a visual site inspection at the completion of excavation by a soils engineer, and the required concrete testing prior to any foundation work. 12. Property lines, utilities and topography shown is representative of information taken from a survey. Notify Architect of any discrepancy or variation between the Drawings and actual site conditions. A.F.F. ABOVE FINISH FLOOR ADJ. ADJUSTABLE ALT. ALTERNATE A.B. ANCHOR BOLTS & AND ARCH. ARCHITECTURAL @ AT BM. BEAM BM. PKT. BEAM POCKET BRG. BEARING BLK’G. BLOCKING BOT. BOTTOM B.F. BOTTOM OF FOOTING BLDG. BUILDING B.O. BY OWNER CAB. CABINET CLG. CEILING CL. CENTER LINE C.T. CERAMIC TILE CLR. CLEAR COL. COLUMN CONC. CONCRETE CONN. CONNECTION CONT. CONTINUOUS DTL. DETAILS DBL. DOUBLE DWL. DOWEL E.W. EACH WAY ELEV. ELEVATION EXIST’G EXISTING EXT. EXTERIOR FLR. FLOOR FTG. FOOTING FND. FOUNDATION GA. GAUGE G.L. GLU-LAM G.W.B. GYPSUM WALL BOARD HT. HEIGHT HK. HOOK HORIZ. HORIZONTAL INFO. INFORMATION INSUL. INSULATION JST. JOIST L.L. LIVE LOAD LONGINT. LONGITUDINAL N.I.C. NOT IN CONTRACT O.C. ON CENTER OPP. OPPOSITE O/ OVER PTD. PAINTED PERF. PERFORATED PL. PLATE PLY. PLYWOOD PROP. LINE PROPERTY LINE REINF. REINFORCEMENT RDWD. REDWOOD REQ’D. REQUIRED RESIL. RESILENT REV. REVISED S.M. SHEET METAL SIM. SIMILAR S.F. SQUARE FEET STD. STANDARD STL. STEEL STDS. STUDS THK. THICK TLT. TOILET T.F. TOP OF FOOTING T.P. TOP OF PLATE T.L. TOP OF LEDGE T.W. TOP OF WALL TOT. TOTAL T.B. TOWEL BAR TRANSV. TRANSVERSE TYP. TYPICAL U.N.O. UNLESS NOTED UTHERWISE V.I.F. VERIFY IN FIELD PROJECT INFORMATION PROJECT INDEX PROJECT DIRECTORY GENERAL CONSTRUCTION NOTES ABBREVIATIONS 611 W. MAIN ST. AFFORDBALE HOUSING HPC APPLICATION 6/11/20VICINITY MAP Exhibit B- 611 W. Main Approved Plans 51 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com Z1.01 FAR EXISTING All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0" 3'-10" 24'-03/4"53/4" 3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:A - 1 PAGE NO. DRAWINGS BY: TRUE DIMENSIONS P.O. BOX 10431 ASPEN, CO 81612 970-618-8351 EMAIL: ASPENTRUEDIMENSIONS@COMCAST.NET WWW.ASPENTRUEDIMENSIONS.COM PROJECT: NOTES: 3/16" = 1' DATE REVISED PROJECT DATE MEASURED 10/03/2017 FAR CALCULATION MAIN & UPPER LEVELS 611 WEST MAIN STREET ASPEN, CO 81611 10/05/2017 DRAWING REQUEST BY: THUNDERBOWL ARCHITECTS 300 S. SPRINGS ST. #201 ASPEN, CO 81611 1 EXISTING MAIN LEVEL FLOOR AREA SCALE: 3/16"-1'2 EXISTING UPPER LEVEL FLOOR AREA SCALE: 3/16"-1' EXTERIOR AREA1,672 SQUARE FEET LEGEND Gross floor area calculated to exterior face of both 2"x 4" & 2"x 6"exterior stud walls Stairs - 37 sq. ft. exempt Deck/Patio below 30" - 526 sq. ft. exemptEXTERIOR AREA951 SQUARE FEET Ceilings below 5'-6" - 151 sq. ft. exempt Stairs 37 sq. ft. exempt15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0"3'-10"24'-03/4"53/4"3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:A - 1PAGE NO.DRAWINGS BY:TRUE DIMENSIONSP.O. BOX 10431ASPEN, CO 81612970-618-8351EMAIL:ASPENTRUEDIMENSIONS@COMCAST.NETWWW.ASPENTRUEDIMENSIONS.COMPROJECT:NOTES:3/16" = 1'DATE REVISEDPROJECTDATE MEASURED10/03/2017FAR CALCULATIONMAIN & UPPER LEVELS611 WEST MAIN STREETASPEN, CO 8161110/05/2017DRAWING REQUEST BY:THUNDERBOWL ARCHITECTS300 S. SPRINGS ST. #201ASPEN, CO 816111EXISTING MAIN LEVEL FLOOR AREASCALE: 3/16"-1'2EXISTING UPPER LEVEL FLOOR AREASCALE: 3/16"-1'EXTERIOR AREA1,672 SQUARE FEETLEGENDGross floor area calculated to exterior faceof both 2"x 4" & 2"x 6"exterior studwallsStairs - 37 sq. ft. exemptDeck/Patio below 30" - 526 sq. ft. exemptEXTERIOR AREA951 SQUARE FEETCeilings below 5'-6" - 151 sq. ft. exemptStairs 37 sq. ft. exempt15'-11/4"14'-23/4"13'-83/4"3'-0"18'-83/4"3'-0"11'-63/4"1'-113/4"9'-71/4"9'-111/4"9'-113/4"8'-41/2"3'-0"18'-73/4"3'-0"3'-10"24'-03/4"53/4"3'-5"16'-13/4"4'-71/2"32'-21/2"8'-11/4"6'-0"13'-2"4'-71/2"5'-91/2"7'-111/2"7'-5"1'-51/2"4'-0"4'-11/4"13'-9"5'-01/4"8'-11/4"10'-21/2"1'-8"5'-3"1'-8"16'-5"2'-113/4"7'-6"5'-31/2"SCALE:A - 1PAGE NO.DRAWINGS BY:TRUE DIMENSIONSP.O. BOX 10431ASPEN, CO 81612970-618-8351EMAIL:ASPENTRUEDIMENSIONS@COMCAST.NETWWW.ASPENTRUEDIMENSIONS.COMPROJECT:NOTES:3/16" = 1'DATE REVISEDPROJECTDATE MEASURED10/03/2017FAR CALCULATIONMAIN & UPPER LEVELS611 WEST MAIN STREETASPEN, CO 8161110/05/2017DRAWING REQUEST BY:THUNDERBOWL ARCHITECTS300 S. SPRINGS ST. #201ASPEN, CO 816111EXISTING MAIN LEVEL FLOOR AREASCALE: 3/16"-1'2EXISTING UPPER LEVEL FLOOR AREASCALE: 3/16"-1'EXTERIOR AREA1,672 SQUARE FEETLEGENDGross floor area calculated to exterior faceof both 2"x 4" & 2"x 6"exterior studwallsStairs - 37 sq. ft. exemptDeck/Patio below 30" - 526 sq. ft. exemptEXTERIOR AREA951 SQUARE FEETCeilings below 5'-6" - 151 sq. ft. exemptStairs 37 sq. ft. exemptExhibit B- 611 W. Main Approved Plans 52 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 8/31/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.2.pln Monday, August 31, 2020 1:27 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com Z1.02 FAR PROPOSED All ideas, designs, arrangements and plans indicated or represented by this drawing are owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. Sheet No.46.61 sq ft5'-6" 2"5'-4"8'-83/4"5'-6"5'-6"5'-6"86.77 sq ft 110.27 sq ft193.71 sq ft 154.23 sq ft75.79 sq ft 88.43 sq ft204.86 sq ft85.78 sq ftPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE 999.84 SF TOTAL BELOW GRADE WALL AREA -46.61 SF TOTAL EXPOSED BELOW GRADE WALL AREA 953.23 SF TOTAL BURIED BELOW GRADE WALL AREA 95% BURIED 5% EXPOSED UP UPUPUPUPUPPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL CAR PORT 1,318.51 sq ft CA:0.13 sq ft ADDITIONAL CARPORT 532.95 sq ft CA:0.53 sq ft LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE ACTIVITY ENVELOPE STORAGE 100.18 sq ft TRASH AREA 120.07 sq ft DECK 508.54 sq ft CA:0.51 sq ft DECK 40.78 sq ft CA:0.04 sq ft 2 BED AH UNIT 461.91 sq ft 1 BED AH UNIT 691.79 sq ft 1 BED AH UNIT 518.06 sq ft BIKE & SKI ROOM 88.88 sq ft STORAGE 100.18 sq ft 2 BED AH UNIT 105.15 sq ft 2 BED AH UNIT 105.15 sq ft 2 BED AH UNIT 105.15 sq ft 2 BED AH UNIT 105.15 sq ft SCALE: 1/8" = 1'-0"-1 CRAWL SPACE AREA PLAN PROPOSED 0 4'8'16'SCALE: 1/8" = 1'-0"1 MAIN LEVEL AREA PLAN PROPOSED 0 4'8'16' Exhibit B- 611 W. Main Approved Plans 53 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 8/31/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.2.pln Monday, August 31, 2020 1:27 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com Z1.03 FAR PROPOSED All ideas, designs, arrangements and plans indicated or represented by this drawing are owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. Sheet No. DNDN DN DNPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEUPUP UPUPBELOW 5'-6" BELOW 5'-6" BELOW 5'-6" BELOW 5'-6" EXISTING ROOF BELOW 2 BED AH UNIT 664.72 sq ft 1 BED AH UNIT 365.42 sq ft 2 BED AH UNIT 667.78 sq ft 2 BED AH UNIT 667.78 sq ft 2 BED AH UNIT 664.72 sq ft 2 BED AH UNIT 569.30 sq ft PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE DN DN DNDN EXISTING ROOF EXISTING ROOF BELOW 2 BED AH UNIT 665.06 sq ft 2 BED AH UNIT 666.67 sq ft 2 BED AH UNIT 666.67 sq ft 2 BED AH UNIT 665.34 sq ft USE LEVEL TOTAL AREA FLOOR AREA MAIN LEVEL 1,209.85 1,209.85 SECOND LEVEL 365.42 365.42 MAIN LEVEL 882.51 882.51 SECOND LEVEL 3,234.30 3,234.30 THIRD LEVEL 2,663.74 2,663.74 MAIN LEVEL 88.88 88.88 MAIN LEVEL 1,851.46 0 MAIN LEVEL 40.78 ADDITIONAL 508.54 EXEMPT AS RAMP AND HISTORIC FRONT PORCH 0 MAIN LEVEL 200.36 200.36 MAIN LEVEL 120.07 120.07 11,165.91 S.F. 8,765.13 TRASH AREA CAR PORT (EXEMPTION: 250 S.F. PER UNIT. 9 x 250 S.F. = 2,250 S.F.) DECK (EXEMPTION: 9,000 S.F. x 15% = 1,350 S.F.) STORAGE 1 BED AH UNIT 2 BED AH UNIT BIKE & SKI ROOM SCALE: 1/8" = 1'-0"2 SECOND LEVEL AREA PLAN PROPOSED 0 4'8'16'SCALE: 1/8" = 1'-0"3 THIRD LEVEL AREA PLAN PROPOSED 0 4'8'16' Exhibit B- 611 W. Main Approved Plans 54 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 8/31/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.2.pln Monday, August 31, 2020 1:27 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com Z1.04 NLA PROPOSED All ideas, designs, arrangements and plans indicated or represented by this drawing are owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. Sheet No.PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE UP UPUPUPUPUPDW DWDW RGRG RG PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL D/WREF REF REF LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE ACTIVITY ENVELOPE 2 BED AH UNIT #1 424.14 sq ft 1 BED AH UNIT #3 632.84 sq ft 1 BED AH UNIT #2 467.23 sq ft 2 BED AH UNIT #4 78.82 sq ft 2 BED AH UNIT #5 78.82 sq ft 2 BED AH UNIT #6 78.82 sq ft 2 BED AH UNIT #7 78.82 sq ft SCALE: 1/8" = 1'-0"-1 CRAWL SPACE NLA PLAN PROPOSED 0 4'8'16'SCALE: 1/8" = 1'-0"1 MAIN LEVEL NLA PLAN PROPOSED 0 4'8'16' Exhibit B- 611 W. Main Approved Plans 55 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 8/31/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.2.pln Monday, August 31, 2020 1:27 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com Z1.05 NLA PROPOSED All ideas, designs, arrangements and plans indicated or represented by this drawing are owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. Sheet No. DNDN DN DNDWDWDWDWRGRGRGRGPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINED/WUPUPUPUPREFREFREFREF2 BED AH UNIT #1 531.34 sq ft 1 BED AH UNIT #2 334.37 sq ft 2 BED AH UNIT #4 617.04 sq ft 2 BED AH UNIT #5 618.76 sq ft 2 BED AH UNIT #7 617.04 sq ft 2 BED AH UNIT #6 618.75 sq ftPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE DN DN DNDN 2 BED AH UNIT #4 584.92 sq ft 2 BED AH UNIT #5 586.21 sq ft 2 BED AH UNIT #7 584.93 sq ft 2 BED AH UNIT #6 584.55 sq ft NET LEASABLE SCHEDULE FLOOR MAIN LEVEL SECOND LEVEL THIRD LEVEL 1 BED AH UNIT #2 1 BED AH UNIT #3 2 BED AH UNIT #1 2 BED AH UNIT #4 2 BED AH UNIT #5 2 BED AH UNIT #6 2 BED AH UNIT #7 1 BED AH UNIT #2 2 BED AH UNIT #1 2 BED AH UNIT #4 2 BED AH UNIT #5 2 BED AH UNIT #6 2 BED AH UNIT #7 2 BED AH UNIT #4 2 BED AH UNIT #5 2 BED AH UNIT #6 2 BED AH UNIT #7 AREA 467.23 632.84 424.14 78.82 78.82 78.82 78.82 334.37 531.34 617.04 618.76 618.75 617.04 584.92 586.21 584.55 584.93 7,517.40 sq ft SCALE: 1/8" = 1'-0"2 SECOND LEVEL NLA PLAN PROPOSED 0 4'8'16'SCALE: 1/8" = 1'-0"3 THIRD LEVEL NLA PLAN PROPOSED 0 4'8'16' Exhibit B- 611 W. Main Approved Plans 56 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.02 SITE PLAN | EXISTING | 3/16" All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.14'-95/8"16'-31/8" 3'-0"3'-0"10'-0"3'-0"7'-31/8"PROPERTY LINEM A I N S T R E E T Block 25 (100' WIDTH)S 75°9'11" E 90.00'S 14°50'49" W 100.00'S 14°50'49" W 100.00'N 75°9'11" W 90.00' 32.3'3.4'0.6'24.3'16.8'16.2'35.2' 5.1'7.8'7.9'14.0'28.1'611 W. MAIN ST. TWO STORY FRAMED HOUSE COVERED PORCH BELOW GRAVEL PARKING SHED 5.3'7.8' CELLAR DOOR 8.0' OVERHANG WOODEN RAMPCOVERED PORCH T T = Phone Pedestal = Electric Transformer GM EM = Electric Meter = Gas Meter = Fence AC = Air Condition Unit Legend GM 1.0'x7.5' CANTILEVER EM x = Fence Post T EB = Electric Transformer E = Electric Pedestal EB E T T = Grate 9,000 S.F. 0.21 AC. Electric and Communications Utility Easement per Rec. No. 325089 S 14°50'49" W 14.00'S 75°9'11" E 4.00'N 14°50'49" E 14.00'S 75°9'11" E 4.00' Easement per Rec. No. 407496 Detail Curb/Gutter P.O.B. Easement per Rec. No. 325089 BUILDING 1,675. S.F. AT GROUND LEVEL COVERED PORCH BELOW 5.0' OVERHANG PROPERTY LINEPROPERTY LINE PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPE78 3 0 783078307829782878287828 7829 SI JOHNSON DITCH CL ACTIVITY ENVELOPE SCALE: 3/16" = 1'-0"1 SITE PLAN | EXISTING | 3/16" 0 4'8'12' 7930'-6" = ARCH 100'-0" N Exhibit B- 611 W. Main Approved Plans 57 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.03 SITE PLAN | PROPOSED | 3/16" All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.12345678910111213141516UP 12345678910111213141516UP2122232425 26 27 28 29 30 31 32 33 UP13RISER(7 25/64")12TREADS(11")2122232425 26 27 28 29 30 31 32 33 UP13RISER(7 25/64")12TREADS(11")2122232425 26 27 28 29 30 31 32 33UP13RISER(7 25/64")12TREADS(11")2122232425 26 27 28 29 30 31 32 33UP13RISER(7 25/64")12TREADS(11")14'-95/8"16'-31/8" 3'-0"3'-0"10'-0"3'-0"7'-31/8"EXPOSED AGRAGATE CONCRETE SIDEWALK.FLUSH TRANSITION FROM PARKING. ACCESSIBLE PERVIOUSPAVER WALK LIGHT WELL W/ GRATING EXISTING FENCE TO REMAIN EXISTING HEDGE TO REMAIN BICYCLE RACKPROPERTY LINEM A I N S T R E E T Block 25 (100' WIDTH)S 75°9'11" E 90.00'S 14°50'49" W 100.00'S 14°50'49" W 100.00'N 75°9'11" W 90.00' 0.6' 611 W. MAIN ST. TWO STORY FRAMED HOUSE COVERED PORCH BELOW SHED 5.3'7.8' 8.0' OVERHANG COVERED PORCH T T = Phone Pedestal = Electric Transformer GM EM = Electric Meter = Gas Meter = Fence AC = Air Condition Unit Legend GM 1.0'x7.5' CANTILEVER EM x = Fence Post T EB = Electric Transformer E = Electric Pedestal EB E T T = Grate 9,000 S.F. 0.21 AC. Electric and Communications Utility Easement per Rec. No. 325089 S 14°50'49" W 14.00'S 75°9'11" E 4.00'N 14°50'49" E 14.00'S 75°9'11" E 4.00' Easement per Rec. No. 407496 Detail Curb/Gutter P.O.B. Easement per Rec. No. 325089 BUILDING 1,675. S.F. AT GROUND LEVEL COVERED PORCH BELOW 5.0' OVERHANG PROPERTY LINEPROPERTY LINE PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPE78 3 0 783078307829782878287828 7829 SI JOHNSON DITCH CL TRASH ENCLOSURE 102 CAR PORT 100 BIKE REPAIR & SKI ROOM 105 1 BED UNIT 106 1 BED UNIT 107 2 BED UNIT 108 COVERED DECK 109 PERVIOUS PAVER PARKING AREA STEEL PARKING BOLLARD EXISTING HEDGE TO REMAIN LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE ACTIVITY ENVELOPE ACCESSIBLE RAMP OUTDOOR GRILL & DINING 110 STORAGE CLS. 101 STORAGE CLS. 102 STORAGE CLS. 103 STORAGE CLS. 104 STORAGE CLS. 105 STORAGE CLS. 106 STORAGE CLS. 107 STORAGE CLS. 108 SCALE: 3/16" = 1'-0"1 SITE PLAN | PROPOSED | 3/16" 0 4'8'12' 7930'-6" = ARCH 100'-0" N Exhibit B- 611 W. Main Approved Plans 58 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 1:31 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.04 SITE PLAN | LANSCAPE PROPOSED | 3/16" All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.12345678910111213141516UP 12345678910111213141516UP2122232425 26 27 28 29 30 31 32 33 UP13RISER(7 25/64")12TREADS(11")2122232425 26 27 28 29 30 31 32 33 UP13RISER(7 25/64")12TREADS(11")2122232425 26 27 28 29 30 31 32 33UP13RISER(7 25/64")12TREADS(11")2122232425 26 27 28 29 30 31 32 33UP13RISER(7 25/64")12TREADS(11") EXPOSED AGGREGATE CONCRETE SIDEWALK.FLUSH TRANSITION FROM PARKING. ROCK & BOULDER SCAPE ACCESSIBLE PERVIOUS PAVER WALK BICYCLE RACK LIGHT WELL W/ GRATING LIGHT WELL W/ GRATING EXISTING FENCE TO REMAIN ROCK & BOULDER SCAPE EXISTING HEDGE TO REMAIN EXISTING HEDGE TO REMAIN PERENNIAL BED PERENNIAL BEDPERENNIAL BED BOX WOOD SHRUB LOW PLANTS & GROUNDCOVER BOX WOOD SHRUB LOW PLANTS & GROUNDCOVER LAWN LAWN LAWN ROCK & BOULDER SCAPE ACCESSIBLE PERVIOUSPAVER WALK ROCK & BOULDER SCAPEPROPERTY LINEGMEM T EB T PROPERTY LINEPROPERTY LINE PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPE78 3 0 783078307829782878287828 7829 SI JOHNSON DITCH CL PERVIOUS PAVER PARKING AREA STEEL PARKING BOLLARD GRILL AREA W/ STONE COUNTER ACCESSIBLERAMP ACCESSIBLE PERVIOUSPAVER WALK ACCESSIBLE PERVIOUSPAVER WALK ACCESSIBLE PERVIOUS PAVER WALK LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE ACTIVITY ENVELOPE SCALE: 3/16" = 1'-0"1 LANDSCAPE PLAN | PROPOSED | 3/16" 0 4'8'12' 7930'-6" = ARCH 100'-0" N Exhibit B- 611 W. Main Approved Plans 59 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.05 EXISTING LOWER LEVEL FLOOR PLAN | DEMOLITION All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No. PARTIAL BASEMENT FOUNDATION TO BE REPLACED DIRT FOUNDATION TO BE REPLACED EXISTING HOME TO BE LIFTED. NEW BASEMENTTO BE EXCAVATED. NEW FOUNDATIONS BUILT.PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE1A2.01 1 A2.02 2A2.01 2 A2.02 1 A2.03 SCALE: 3/16" = 1'-0"1 LOWER LEVEL DEMOLITION 0 4'8'12' Exhibit B- 611 W. Main Approved Plans 60 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.06 EXISTING MAIN LEVEL FLOOR PLAN | DEMOLITION All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No. GRAVEL PARKING AREA TO BE REMOVED VEGETATION TO BE REMOVED TREE TO REMOVED TRANSFORMER TO REMAIN, UPGRADE AS REQ. INTERIOR WALLS & FINISHES TO BE REMOVED INTERIOR FIXTURES TO BE REMOVED INTERIOR FLOOR TO REPLACED(FINISH & STRUCTURE) RAMP TO BE REMOVED. REPLACEDWITH HARDSCAPE. TREE TO REMOVED CELLAR DOORS TO BE REMOVED UTILITIES RELOCATED AS REQ. FIREPLACES TO BE REMOVED. CHIMNEYSAT ROOF TO REMAIN.PROPERTY LINEGMEM T EB T PROPERTY LINEPROPERTY LINE PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL 1A2.01 1 A2.02 2A2.01 2 A2.02 1 A2.03 ACTIVITY ENVELOPE SCALE: 3/16" = 1'-0"1 MAIN LEVEL DEMOLITION 0 4'8'12' Exhibit B- 611 W. Main Approved Plans 61 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.07 EXISTING SECOND LEVEL FLOOR PLAN | DEMOLITION All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No. INTERIOR WALLS & FINISHES TO BE REMOVED INTERIOR FIXTURES TO BE REMOVED INTERIOR FLOOR TO REPLACED(FINISH & STRUCTURE) FIREPLACES TO BE REMOVED. CHIMNEYSAT ROOF TO REMAIN.PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE1A2.01 1 A2.02 2A2.01 2 A2.02 1 A2.03 SCALE: 3/16" = 1'-0"1 SECOND LEVEL DEMOLITION 0 4'8'12' Exhibit B- 611 W. Main Approved Plans 62 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:51 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.08 CRAWL SPACE FLOOR PLAN | PROPOSED All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE VENT WELL 1A2.01 1 A2.02 2A2.01 2 A2.02 1 A2.03 SCALE: 3/16" = 1'-0"1 CRAWL SPACE PROPOSED 0 4'8'12' Exhibit B- 611 W. Main Approved Plans 63 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 8/27/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.2.pln Thursday, August 27, 2020 11:39 AMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.09 MAIN LEVEL FLOOR PLAN | PROPOSED All ideas, designs, arrangements and plans indicated or represented by this drawing are owned by and are the property of David Johnston Architects, PC and developed for use and in conjunction with the specified project. None of the ideas, designs, arrangements or plans shall be used by or disclosed for any purpose whatsoever without the written authorization of David Johnston Architects, PC. Sheet No. UP UPUP13RISER(7 25/64") 12TREADS(11")UP13RISER(7 25/64") 12TREADS(11")UP13RISER(7 25/64") 12TREADS(11")UP13RISER(7 25/64") 12TREADS(11") DW DWDW RGRG RG EXPOSED AGRAGATE CONCRETE SIDEWALK. FLUSH TRANSITION FROM PARKING. BICYCLE RACK ACCESSIBLE PERVIOUS PAVER WALK ACCESSIBLE PERVIOUS PAVER WALK ACCESSIBLE PERVIOUS PAVER WALK PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINELINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVE LINE OF STRUCTURE ABOVEACTIVITY ENVELOPEACTIVITY ENVELOPESI JOHNSON DITCH CL TRASH ENCLOSURE 102 CAR PORT 100 BIKE REPAIR & SKI ROOM 105 1 BED UNIT 106 1 BED UNIT 107 2 BED UNIT 108 COVERED DECK 109 D/WREF REF DRWREF 1A2.01 1 A2.02 2A2.01 2 A2.02 1 A2.03 PERVIOUS PAVER PARKING AREA STEEL PARKING BOLLARD BATHROOM BEDROOM CL. CL.LIVINGDINING DINING LIVING CL. CL. KITCHEN STAIR LINE OF STRUCTURE ABOVELINE OF STRUCTURE ABOVE ACTIVITY ENVELOPE LIVING CL. ACCESSIBLE RAMP LAUNDRY CL.DINING POWDER ROOM LAUNDRY KITCHENENTRY UTILITY CL ENTRY UTILITY CL ENTRY UTILITY CL ENTRY UTILITY CL KITCHEN OUTDOOR GRILL & DINING 110 STORAGE CLS. 101 STORAGE CLS. 102 STORAGE CLS. 103 STORAGE CLS. 104 STORAGE CLS. 105 STORAGE CLS. 107 STORAGE CLS. 108 SCALE: 3/16" = 1'-0"1 MAIN LEVEL PROPOSED 0 4'8'12' Exhibit B- 611 W. Main Approved Plans 64 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:52 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.10 SECOND LEVEL FLOOR PLAN | PROPOSED All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No. DN13RISER(7 25/64")12TREADS(11")DN13RISER(7 25/64")12TREADS(11")DN13RISER(7 25/64")12TREADS(11")DN13RISER(7 25/64")12TREADS(11")DWDWDWDWRGRGRGRGPROPERTY LINEPROPERTY LINEPROPERTY LINE EXISTING ROOF BELOW PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE 1 BED UNIT 107 2 BED UNIT 202 2 BED UNIT 201 2 BED UNIT 204 2 BED UNIT 203D/WUP17RISER(7 9/64")16TREADS(11")UP17RISER(7 9/64")16TREADS(11")UP17RISER(7 9/64")16TREADS(11")UP17RISER(7 9/64")16TREADS(11")REFREFREFREF1A2.01 1 A2.02 2A2.01 2 A2.02 1 A2.03 BATHROOM BATHROOM BEDROOM BEDROOM BEDROOM CL. CL. STORAGE STORAGESTORAGE STORAGE KITCHEN PANTRY CL LIVING ROOM DINING ROOM CL KITCHEN PANTRY CL LIVING ROOM DINING ROOM CL KITCHEN PANTRY CL LIVING ROOM DINING ROOM CL KITCHEN PANTRY CL LIVING ROOM DINING ROOM CL LAUNDRY SCALE: 3/16" = 1'-0"1 SECOND LEVEL PROPOSED 0 4'8'12' Exhibit B- 611 W. Main Approved Plans 65 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:52 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.11 THIRD LEVEL FLOOR PLAN | PROPOSED All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.PROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINE EXISTING ROOF DN17RISER(7 9/64")16TREADS(11")DN17RISER(7 9/64")16TREADS(11")DN17RISER(7 9/64")16TREADS(11")DN17RISER(7 9/64")16TREADS(11")DR W DR W DRWDRW 1A2.01 1 A2.02 2A2.01 2 A2.02 1 A2.03 BEDROOM BATHROOM LAUNDRY BATHROOM BEDROOMCL STAIR HALL BEDROOM BATHROOM LAUNDRY BATHROOM BEDROOMCL STAIR HALL BEDROOM CL BATHROOM LAUNDRYBATHROOM BEDROOM CL STAIR HALL BEDROOM BATHROOM LAUNDRYBATHROOM BEDROOM CL STAIR HALL CLCLCL SCALE: 3/16" = 1'-0"1 THIRD LEVEL PROPOSED 0 4'8'12' Exhibit B- 611 W. Main Approved Plans 66 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:52 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A1.12 ROOF PLAN All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.5'-33/4"STANDING SEAM MEMBRANE ROOF WITH BALLAST SNOW FENCEPROPERTY LINEPROPERTY LINEPROPERTY LINE PROPERTY LINEACTIVITY ENVELOPEACTIVITY ENVELOPEACTIVITY ENVELOPE J A3.07 K 1A2.01 1 A2.02 2A2.01 2 A2.02 1 A2.03 CEDAR SHINGLE ROOFTO BE REPLACED AS REQ. CEDAR SHINGLE ROOFTO BE REPLACED AS REQ. EXISTING ROOF BELOW EXISTING ROOF BELOW 1:1210 : 1210 : 1210 : 1210 : 121:121:121:121:121:1210 : 1210 : 1210 : 1210 : 12SCALE: 3/16" = 1'-0"1 ROOF PLAN 0 4'8'12' Exhibit B- 611 W. Main Approved Plans 67 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/17/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.2.pln Wednesday, June 17, 2020 10:23 AMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A2.01 ELEVATIONS All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No. MAIN LEVEL 100'-0" MAIN LEVEL 100'-0" SECOND LEVEL 108'-0" SECOND LEVEL 108'-0" THIRD LEVEL 118'-13/8" THIRD LEVEL 118'-13/8" PROPOSED NEW STRUCTURE BEYOND 3"27'-21/2"EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH. CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING. ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED. CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ. CHIMNEYS TO REMAIN. REPAIRED AS REQ. EXISTING TREES TO REMAIN EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D. MAIN LEVEL 100'-0" MAIN LEVEL 100'-0" SECOND LEVEL 108'-0" SECOND LEVEL 108'-0" THIRD LEVEL 118'-13/8" THIRD LEVEL 118'-13/8"27'-101/4"27'-103/4"WOOD SLAT RAIN SCREEN.VERTICAL ORIENTATION.COLOR PENDING APPROVEDMOCK-UP BY HPC. WOOD BOARD SIDING.COLOR PENDING APPROVEDMOCK-UP BY HPC. POURED CONCRETE COLUMNS POLISHED FACE CONCRETE BLOCK WOOD SOFFIT BOARDS IN DECKS, ROOFSOFFITS & CARPORTS SPANDREL GLASS SCALE: 1/4" = 1'-0"2 NORTH ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION 0 2'4'8' Exhibit B- 611 W. Main Approved Plans 68 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/17/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.2.pln Wednesday, June 17, 2020 10:23 AMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A2.02 ELEVATIONS All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.27'-83/4"27'-113/4"WOOD SLAT RAIN SCREEN.VERTICAL ORIENTATION.COLOR PENDING APPROVEDMOCK-UP BY HPC. WOOD BOARD SIDING.COLOR PENDING APPROVEDMOCK-UP BY HPC. POURED CONCRETE COLUMNS POLISHED FACE CONCRETE BLOCK WOOD SOFFIT BOARDS IN DECKS, ROOFSOFFITS & CARPORTS SNOW FENCE STANDING SEAM 27'-9"EXISTING FENCE TO REMAIN.REPAIR AS REQ. EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH. CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING. ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED. CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ. CHIMNEYS TO REMAIN. REPAIRED AS REQ. EXISTING TREES TO REMAIN EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D. STONE APRON TO REMAIN &REPAIRED AS REQ. MAIN LEVEL 100'-0" SECOND LEVEL 108'-0" THIRD LEVEL 118'-13/8"27'-9"WOOD SLAT RAIN SCREEN.VERTICAL ORIENTATION.COLOR PENDING APPROVEDMOCK-UP BY HPC. WOOD BOARD SIDING.COLOR PENDING APPROVEDMOCK-UP BY HPC. POURED CONCRETE COLUMNS WOOD SOFFIT BOARDS IN DECKS, ROOFSOFFITS & CARPORTS SNOW FENCE STANDING SEAM 26'-81/2"EXISTING FENCE TO REMAIN.REPAIR AS REQ. EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH. CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING. ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED. CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ. CHIMNEYS TO REMAIN. REPAIRED AS REQ. EXISTING TREES TO REMAIN EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D. STONE APRON TO REMAIN &REPAIRED AS REQ. POLISHED FACE CONCRETE BLOCK SCALE: 1/4" = 1'-0"1 EAST ELEVATION 0 2'4'8' SCALE: 1/4" = 1'-0"2 WEST ELEVATION 0 2'4'8' Exhibit B- 611 W. Main Approved Plans 69 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/17/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.2.pln Wednesday, June 17, 2020 10:23 AMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com A2.03 ELEVATIONS All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No. MAIN LEVEL 100'-0" MAIN LEVEL 100'-0" SECOND LEVEL 108'-0" SECOND LEVEL 108'-0" THIRD LEVEL 118'-13/8" THIRD LEVEL 118'-13/8"27'-111/4"SNOW FENCE STANDING SEAM WOOD SLAT RAIN SCREEN.VERTICAL ORIENTATION.COLOR PENDING APPROVEDMOCK-UP BY HPC. WOOD BOARD SIDING.COLOR PENDING APPROVEDMOCK-UP BY HPC. POLISHED FACE CONCRETE BLOCK WOOD SOFFIT BOARDS IN DECKS, ROOFSOFFITS & CARPORTS SPANDREL GLASS SCALE: 1/4" = 1'-0"1 AUXILIARY ELEVATION 0 2'4'8' Exhibit B- 611 W. Main Approved Plans 70 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:53 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com HP-1 HISTORIC PRESERVATION ELEVATIONS All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No. MAIN LEVEL 100'-0" MAIN LEVEL 100'-0" SECOND LEVEL 108'-0" SECOND LEVEL 108'-0" THIRD LEVEL 118'-13/8" THIRD LEVEL 118'-13/8"3"27'-21/2"EXISTING FENCE TO REMAIN.REPAIR AS REQ. EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH. CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING. ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED. CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ. CHIMNEYS TO REMAIN. REPAIRED AS REQ. EXISTING TREES TO REMAIN EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D. MAIN LEVEL 100'-0" SECOND LEVEL 108'-0" THIRD LEVEL 118'-13/8" CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING. ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED. CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ. EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D. NEW UNIT DOOR IN STYLE OF EXISTING DOORS SCALE: 1/4" = 1'-0"2 NORTH ELEVATION: HP PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"1 SOUTH ELEVATION: HP PLAN 0 2'4'8' Exhibit B- 611 W. Main Approved Plans 71 DRAWING ISSUE DRAWN BY: PROJECT No:1907 CPF HPC APPLICATION 6/11/20 /Users/collinfrank/Desktop/611 Main St_2.0_B.1.pln Thursday, June 11, 2020 5:53 PMAFFORDBALE HOUSING | ASPEN CO611 W. MAIN ST.119 South Spring St. | Suite 203 Aspen, CO 81611 T 970-925-3444 www.djarchitects.com HP-2 HISTORIC PRESERVATION ELEVATIONS All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of DavidJohnston Architects, PC and developed for useand in conjunction with the specified project.None of the ideas, designs, arrangements orplans shall be used by or disclosed for anypurpose whatsoever without the writtenauthorization of David Johnston Architects, PC. Sheet No.27'-9"EXISTING FENCE TO REMAIN.REPAIR AS REQ. EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH. CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING. ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED. CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ. CHIMNEYS TO REMAIN. REPAIRED AS REQ. EXISTING TREES TO REMAIN EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D. STONE APRON TO REMAIN &REPAIRED AS REQ. MAIN LEVEL 100'-0" SECOND LEVEL 108'-0" THIRD LEVEL 118'-13/8"26'-81/2"EXISTING FENCE TO REMAIN.REPAIR AS REQ. EXISTING SHINGLES TOBE REPLACED AS REQ.NATURAL SEALED FINISH. CEDAR SHAKE ROOF TO REPLCED AS REQ.WITH NEW NATURAL COLOR AND FIRE COATING. ENVELOPE WINDOWS &DOORS TO BE REPAIREDAND REFINISHED ASREQUIRED. CLAP BOARD SIDING TO BE STRIPPED& REPAINTED. COLOR T.B.D. REPLACE ASREQ. CHIMNEYS TO REMAIN. REPAIRED AS REQ. EXISTING TREES TO REMAIN EXISTING SIDING, FASCIAS TRIM &OTHER WOOD ENVELOPE COMPONENTSTO BE REPAIRED/ REPLACED AS REQ.NEW PAINT. COLOR T.B.D. STONE APRON TO REMAIN &REPAIRED AS REQ. SCALE: 1/4" = 1'-0"1 EAST ELEVATION: HP PLAN 0 2'4'8' SCALE: 1/4" = 1'-0"2 WEST ELEVATION: HP PLAN 0 2'4'8' Exhibit B- 611 W. Main Approved Plans 72 Exhibit C- Draft Minutes REGULAR MEETING HISTORIC PRESERVATION COMMISSION SPETEMBER 9 2020 Chairperson Greenwood opened the meeting at 4:30 p.m. Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty Roger Moyer, Scott Kendrick, Commissioners not in attendance: Kara Thompson, Bob Blaich, Sheri Sanzone Staff present: Amy Simon, Interim Planning Director/Historic Preservation Officer Sarah Yoon, Historic Preservation Planner Kevin Rayes, Planner Community Development Jim True, City Attorney Wes Graham, Deputy City Clerk APPROVAL OF MINUTES: Mr. Halferty motioned to approve the minutes from August 26th. Mr. Moyer seconded. All in Favor, Motion carried. PUBLIC COMMENT: None COMMISSIONER COMMENTS: None CONFLICTS: Ms. Thompson, Mr. Kendrick, and Ms. Sanzone have a conflict with this meeting. STAFF COMMENTS: None CALL UPS: None OLD BUSINESS: 303 S. Galena Street - Minor Development. Mr. Halferty motioned to continue this topic to February 10th, 2020. Mr. Moyer seconded. All in Favor, Motion carried. Mr. Kendrick left the meeting. OLD BUSINESS: 611 West Main Street Conceptual Major Development, Commercial Design Review. Sara Adams of BendonAdams will be representing the owner. Ms. Adams stated that this presentation was continued from the May 27th HPC meeting. Ms. Adams said that they are requesting approval for HPC conceptual review, temporary relocation, affordable housing project, growth management, and proposing to restore the historic resource back to residential use. Ms. Adams stated that they are requesting affordable housing credits. Ms. Adams said that after the May 27th meeting her team took the suggestions from the neighbors and commission seriously and produced a full restudy. She said that the massing and roof were too big and that the roof forms needed to relate to the district while highlighting the landmark on the property. Ms. Adams said another concern that was raised was the spacing between the historic landmark and the new addition, and parking concerns from the neighbors. Ms. Adams showed a rendering of the new project that had a reduction of units from 9 to 7 which reduced the FTE’s from 21 to 14.75. Ms. Adams stated that all the units are now above grade and 6 of the units are larger than required. She further explained that one unit is smaller by 30 square feet. 73 Exhibit C- Draft Minutes REGULAR MEETING HISTORIC PRESERVATION COMMISSION SPETEMBER 9 2020 Ms. Adams said that the distance between the building was 0 feet and now 7 feet 3 inches wall to wall. She said that every unit now has one parking spot, and the project is 100% parked on site. She further stated that the code only calls for 60% parking. Ms. Adams showed renderings of the new floor plan starting with the basement that no longer has units and will be converted to a crawl space and mechanical. Ms. Adams showed the first-floor units and explained the layout of each unit and how it would fit into the landmark and new addition. She pointed out a specific storage unit that is larger than the others and has been assigned to the smaller unit. Ms. Adams showcased the shared bike and ski repair area that also offers extra storage for bikes and skies. Ms. Adams stated that the trash area is fully confined and meets the setback requirements. Ms. Adams pointed out that the open lawn in front of the landmark facing Main Street will be protected. Ms. Adams moved on to the second floor and how they stack the units on top of one another and explained the layout of each unit and how it would fit into the landmark and new addition. Ms. Adams showed a rendering from Main Street and pointed out that the addition cannot be seen from this view and that it fits with the sightline of the landmark. She further explains on a side view the gable roof of the addition is visible along with an ADA ramp. She showed a rendering that focused on the new 7-foot 3-inch space between the landmark and addition that allows foot traffic to pass through. Ms. Adams stated that the gable roof forms on the new addition were appropriate for the district while highlighting the landmark. She further explained that the wood and materials chosen for the new addition was to compliment the landmark. Ms. Adams showed the alley rendering of the new addition and pointed out the trash area being setback 5 feet. Ms. Adams pointed out in a side view rendering that they are requesting two non-historic variations, a rear yard setback of zero feet and the distance between the landmark and addition of 7 feet and 3 inches. Ms. Adams stated that they also have requested a historic variation for the front porch on the landmark to sit in the setback. She explained that they will not move the porch that this is a technicality they must meet. Ms. Adams stated the composition of the units will be five 2 bedrooms and two 1 bedrooms and all the units will be category 4. Ms. Adams stated that they appreciated the neighbor’s participation in the last meeting and for their comments that were echoed by city staff and HPC. She said the majority of the comments were about mass and size, parking, traffic, additional density, and rear setback. Ms. Adams stated that she sent an updated packet for this project to the surrounding neighbors, and only one resident reached back out. In closing Ms. Adams thanked HPC and they look forward to moving this project forward. Mr. Moyer asked if the wood on the new addition was cedar. Ms. Adams stated that they have not landed on a wood species yet, however, at the final review there will be details. Ms. Greenwood asked if the previous setback for the alley was zero. Ms. Adams stated that it was two feet. STAFF COMMENTS: Mr. Rayes stated that he will be reviewing the growth management plan, special review, and transportation & parking management. Mr. Rayes said his colleague Ms. Yoon will be reviewing the commercial design review, dimensional variations, and relocations. Mr. Rayes reviewed the history of this lot and the proposed project. Mr. Rayes outlined what each floor would look like with the units and explained how the units would fit into the landmark and new addition. Mr. Rayes stated that within the historic resource there are three units. He explained that two of the units are above the Aspen Pitkin County Housing Authority’s (APCHA) minimum net livable area and one of the units is slightly bellow. He stated 74 Exhibit C- Draft Minutes REGULAR MEETING HISTORIC PRESERVATION COMMISSION SPETEMBER 9 2020 that the smaller unit must have a special review and approval to be slightly under the minimum. Mr. Rayes stated that the criteria for having a unit under the minimum threshold can be found in the HPC packet. Mr. Rayes stated that each unit will have 18 square feet of external storage and the slightly smaller unit will have 38 square feet of external storage. He said that this property will offer plenty of outside space for communal use while offering private patios and porches. Another amenity that will be offered Mr. Rayes said will be a washer and dryer with full closets. Mr. Rayes stated that staff finds this project meets all the criteria for special review and recommends the full approval of the 14.75 FTE’s. Mr. Rayes reminded HPC that within the mixed-use zone, 60% of parking must be onsite. He explained that the applicant will be offering seven parking spots for seven units going above and beyond with 100% onsite parking. Mr. Rayes stated that staff finds that this project meets the transportation and parking needs. Ms. Yoon showed a Sanborn map of the historic lot that the applicant was required to maintain. Ms. Yoon stated that the new addition has no connector element to the historic resource, unlike the previous plan that had an element that hungover the resource. Ms. Yoon showed the design guidelines that the staff used concerning the variation findings. She said that staff supports the setback variations to maintain the 7ft 3inch separation. Ms. Yoon discussed guideline 10.6, that the detached addition is a product of its own time. Ms. Yoon explained in the redesign the applicant has come back with a gable roof that relates to the historic district and that it does not mimic the historic resource’s gambrel roof form. Ms. Yoon stated that staff is in support of the use of wood as a material on the new addition rather than metal. She explained that wood relates to the resource more so than metal. Ms. Yoon stated that the redesign focuses on compatibility. Mr. Rayes stated that staff recommends that HPC approve conceptual major development, commercial design review, setback variations, relocation growth management, special review, Transportation and parking management, and certificates of affordable housing credits. Mr. Rayes pointed out on the HPC resolution section 2: Growth Management, Certificate of Affordable Housing Credits, and Special Review number 2 to strike that language and proposed the revision stating the applicant shall designate the category of each unit, and shall provide APCHA with the required documentation prior to Certificate of Occupancy. Ms. Greenwood asked if the revised resolution was ready for HPC. Mr. Rayes stated that it is not in the packet however can be provided to HPC first thing. Ms. Greenwood stated that this is a great project, and it is relatable. PUBLIC COMMENT: None. Ms. Greenwood asked Mr. Rayes and Ms. Yoon if there were any letters sent in. Mr. Rayes stated that he did not receive any public comments. Ms. Greenwood stated that is a great sign and kudos should be given to the applicant and team for working with the neighborhood. COMMISSIONER COMMENTS: Ms. Greenwood stated that the project is very clear and what it is about. She further stated that this is an excellent project. Ms. Greenwood said that this is a great example of when the commission wants the applicant to go back for a restudy and the product comes back better than ever. Ms. Greenwood stated that this project is great for the neighborhood and thanked the applicant. She said the opportunity for an individual to live in a historic building is a special experience. 75 Exhibit C- Draft Minutes REGULAR MEETING HISTORIC PRESERVATION COMMISSION SPETEMBER 9 2020 Mr. Moyer stated he agrees with staff. Mr. Moyer warned that depending on what the exterior cladding is used can be very expensive due to maintenance. He further stated that APCHA should make the homeowners have a maintenance budget. Mr. Moyer said that he has been contacted by many HOAs about this and that there can be hidden costs. Due to technical difficulties and poor connection, Mr. Halferty’s statement was inaudible. Mr. Moyer moved to approve Resolution #17-2020. Ms. Greenwood seconded. ROLL CALL: Mr. Halferty, Yes; Mr. Moyer, Yes; Ms. Greenwood, Yes. All in favor, Motion carried 3-0. 76 Exhibit D- HPC Reso. No. 17, Series of 2020 77 Exhibit D- HPC Reso. No. 17, Series of 2020 78 Exhibit D- HPC Reso. No. 17, Series of 2020 79 Exhibit D- HPC Reso. No. 17, Series of 2020 80 Exhibit D- HPC Reso. No. 17, Series of 2020 81 MEMORANDUM TO: Mayor Torre and Aspen City Council THROUGH: Amy Simon, Interim Planning Director FROM: Kevin Rayes, Planner; Community Development MEMO DATE: October 19, 2020 MEETING DATE: October 27, 2020 RE: Notice of Call-Up, P&Z approval for 225 N. Mill St. – Commercial Design Review APPLICANT: 225 N. Mill Street, LLC. REPRESENTATIVE: Stryker Brown Architects LOCATION: Street Address: 225 N. Mill Street Parcel Identification: PID# 2735-073-17-004 CURRENT ZONING & USE: NC (Neighborhood Commercial), Commercial Space PROPOSED ZONING AND USE: No change PROCESS SUMMARY: Certain land use approvals granted by HPC or P&Z, in this case P&Z’s approval of Commercial Design review at 225 N. Mill Street, require that Council be notified of the decision through a brief staff summary. The notification is not a public hearing and no applicant presentation or public comment has been accepted in the past. During the Call Up Notice, City Council may uphold the HPC or P&Z decision. Alternatively, Council may request more detailed information be provided through a presentation by staff and the applicant at a future meeting. After hearing the additional project description, Council may uphold the boards’ decision or may remand it to require reconsideration of specific issues at a new public hearing. HPC’s or P&Z’s decision on remand shall be final. BACKGROUND: 225 N. Mill Street is located on a rectangular, 18,458 sq. ft. lot. The property is within the Neighborhood Commercial (NC) zone district and has a Planned Development designation. The site is improved with a two-story commercial building with street frontage along Mill Street. The property received P&Z approval for Commercial Design Review and an Insubstantial Amendment to a Planned Development via Resolution No. 6, Series of 2020. The applicant plans to develop a Figure 1: Site Locator Map 225 N. Mill 82 new enclosed glass entry along Mill Street, to accommodate a new elevator and stairway. ADA compliant access will be provided to the building and within existing bathrooms. The interior of the building will be reconfigured to improve pedestrian circulation and to update existing offices. HVAC equipment will be updated within the basement and other areas of the building. Only the design approval is the subject of this Notice of Call-Up. STAFF RECOMMENDATION: P&Z reviewed and approved the project, as recommended by staff, on October 6, 2020 by a seven to zero (7-0) vote. The approved design meets the Commercial, Lodging and Historic District Design Standards and Guidelines. Many of the conditions of approval focus on memorializing certain dimensions related to a Planned Development. A slight reduction to the Pedestrian Amenity Space was approved to allow an overhang to protect the building entry from weather. This was considered an improvement to the space. Staff recommends Council uphold P&Z’s decision. FINANCIAL IMPACTS: N/A ENVIRONMENTAL IMPACTS: N/A ALTERNATIVES: N/A RECOMMENDATION: Staff recommends Council uphold P&Z’s decision. Recommended Motion for Call-up “I move to uphold P&Z’s approval for 225 N. Mill – Commercial Design Review.” CITY MANAGER COMMENTS: _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ EXHIBITS: A – P&Z memo, October 6, 2020 B – P&Z approved plans C – Draft P&Z meeting minutes, October 6, 2020 D – P&Z Resolution #06, Series of 2020 83 Exhibit A- 225 N. Mill Memo to P&Z Page 1 of 5 Memorandum TO: Aspen Planning & Zoning Commission FROM: Kevin Rayes, Planner THROUGH: Amy Simon, Interim Planning Director MEETING DATE: October 6, 2020 RE: 225 N. Mill Street – Insubstantial PD Amendment & Commercial Design Review – PUBLIC HEARING APPLICANT /OWNER: 225 North Mill Street, LLC REPRESENTATIVE: Stryker Brown Architects LOCATION: Street Address: 225 N. Mill Street Parcel Identification Number: PID# 2737-073-17-004 CURRENT AND PROPOSED ZONING & USE NC (Neighborhood Commercial), Commercial Space SUMMARY: The applicant requests an Insubstantial PD Amendment and Commercial Design Review to remodel the existing building. The scope of work includes the development of a new enclosed glass entry along Mill Street, to accommodate a new elevator and stairway. ADA- compliant access will be provided to the building and within existing bathrooms. The interior of the first and second floors will be reconfigured to improve pedestrian circulation throughout the building and to update existing offices. HVAC equipment will be updated within the basement and other areas of the building. STAFF RECOMMENDATION: Staff recommends the Planning & Zoning Commission approve the request for an Insubstantial Amendment to a Planned Development and for Commercial Design Review, subject to the conditions listed on page 5 of this memo. Figure 1: Site Locator Map 225 N. Mill Figure 2: Existing Front Façade (as viewed from Mill Street) 84 Exhibit A- 225 N. Mill Memo to P&Z Page 2 of 5 BACKGROUND: 225 N. Mill Street is located on a rectangular, 18,458 sq. ft. lot. The property is within the Neighborhood Commercial (NC) zone district and has a Planned Development designation. The site is improved with a two-story commercial building with street frontage along Mill Street. A paved driveway along the northern side of the property provides access to twenty parking spaces behind the building. The existing building was originally developed in 1978 to house the Aspen Savings and Loan Association. At the time the property was zoned Neighborhood Commercial with a Specially Planned Area Overlay (SPA). A Development Agreement was never recorded. Since the original development of the building, the SPA has been amended from time to time to accommodate various uses. Most notably, in 1992, several minor land use actions were approved by City Council via Ordinance No. 55, Series of 1992. A Specially Planned Area Development Agreement was entered between the owner and the City and a Final SPA Development Plan was recorded (Exhibit A). These documents approved the following: • A 324 sq. ft. elevator was approved, subject to the elevator being depicted in the Final SPA Plan. The recorded plan does not show a location or configuration of the elevator. • The documents confirmed that the existing building contained 8,082 sq. ft. of fl oor area and 9,324 of net leasable area. Please note that the calculations provided in the application indicate that the building is smaller than the 1992 calculations in both floor area and net leasable area. The proposed project remains below the agreed upon caps and is represented to be 7,738 square feet of floor area and 8,985 square feet of net leasable. As part of this PD Amendment, staff has included a condition of approval establishing these figures as the maximum building dimensions unless adjust ed through a future amendment. Figure 3: Existing Site Plan 85 Exhibit A- 225 N. Mill Memo to P&Z Page 3 of 5 REQUEST OF THE PLANNING & ZONING COMMISSION (P&Z) The Applicant is requesting the following land use approvals: • Insubstantial Amendment to a Planned Development (Section 26.445.110.a) To remodel the interior of the existing building, to install an elevator, to update existing HVAC equipment and to improve existing bathrooms to comply with ADA accessibility requirements. • Commercial Design Review (Section 26.412.020) To construct an enclosed glass entryway along Mill Street. PROJECT SUMMARY: The applicant plans to remodel the existing building to improve egress, ingress and internal circulation. The existing configuration is confusing for individuals entering the building in search of a specific business. It appears that the door along the eastern façade of the building (facing Mill Street) is the main entry. However, this door provides access only to a single business in the building. Pedestrians entering the property via Mill Street are often redirected to use the entrance along the north side of the building (facing the driveway). The applicant hopes to address this challenge by reconfiguring the office spaces and the common areas to create a more intuitive layout. An enclosed glass addition is proposed along the façade facing Mill Street to provide a more obvious entry. The enclosure will contain an elevator and stairwell accessing all floors of the building. Additionally, the applicant plans to update existing HVAC equipment located in the basement and to update all existing bathrooms to comply with ADA accessibility requirements. A Minor Amendment to a Planned Development and Commercial Design Review are requested to complete this project. STAFF COMMENTS: Commercial Design Review The subject property is located within the River Approach Character Area as defined in the Commercial, Lodging and Historic District Design Standards and Guidelines. This area has historically functioned as a light industrial zone. There is a mix of architectural styles in this neighborhood, including small-scaled traditional commercial buildings and warehouse style buildings. The pedestrian experience is important, and the area is a juncture for a number of trails. Building materials and details should reflect upon the industrial, innovative and creative history of this neighborhood and the natural setting created by parks and river frontage in the area. Glass entry Figures 4 & 5: New Glass Enclosure Location & Design 86 Exhibit A- 225 N. Mill Memo to P&Z Page 4 of 5 Staff finds the proposed remodel enhances the building’s architecture as it relates to the Commercial Design Criteria in the River Approach Character Area. The expansive fenestration proposed along the front façade improves the pedestrian experience along Mill Street while also preserving the buildings industrial style. The use of expansive fenestration and metal is an appropriate mix of materials in this historically industrial area. Although the height of the glass enclosure will raise the tallest point of the building from approximately 24-ft. to 26-ft., the building is still 2-ft. below the 28-ft. maximum height limit allowed within the NC zone district. Staff finds that the modest height increase is appropriate for this project and the building. There are two dimensional calculations which must be verified as part of Commercial Design Review; Pedestrian Amenity and Second Tier Space. With regard to Pedestrian Amenity, the property is required, per Section 26.412.070.A of the Municipal Code to maintain 100 percent of the existing pedestrian amenity or at least 25 percent of the site in a configuration that meets the design guidelines, whichever is less. The existing landscaped area in front of and immediately along the north side of the building is 16.7 percent of the lot area. The only change to this condition resulting from the proposed project is the new overhang associated with the entry addition. This small area reduces compliance to 16.3 percent because Pedestrian Amenity is to be open to the sky. Staff recommends P&Z allow this condition by finding the following guideline to be met. The slight overhang provides protection from weather at the entry and, as a cantilevered overhang, has a minimal impact on the sense of open space at the front of the property. PA1.5 Street lev el Pedestrian Amenity areas shall be open to the sky. • Direct access to the Pedestrian Amenity from the street is required. • A street level Pedestrian Amenity space may be covered, subject to HPC or P&Z approval. If the space is covered, the street-facing portion shall be entirely open. The application must also demonstrate compliance with the Second Tier Space requirements of Commercial Design Review. Second Tier Commercial Space has, by virtue of its location in areas of a building without direct access and street presence, typically provided opportunities for lower lease rates to support businesses not requiring “prime” visibility. This type of space has been determined to be declining through redevelopment and so a new requirement to preserve a certain amount of Second Tier Spaces in any redevelopment was adopted. Second Tier Space in the subject building is the net leasable area on the basement and upper floor. The interior reconfiguration of the building triggers the need for the ap plicant to verify at building permit that they are maintaining no less than 50 percent of the existing Second Tier Space, which is clearly the case. Staff finds that all criteria related to Commercial Design Review are met with conditions. Insubstantial Amendment to a Planned Development The existing building was approved as a Specially Planned Area (SPA) in 1978 and was subsequently amended in 1992. Today redevelopment of the property is subject to the review standards of a Planned Development. To qualify for an insubstantial amendment, the proposed work cannot change the use or character of the development . Additionally, the request must be consistent with the conditions and representations from the project’s original approval or otherwise represent an insubstantial change. Lastly the request should not require a variation from the project’s allowed uses. Any proposed changes to the dimensional requirements should 87 Exhibit A- 225 N. Mill Memo to P&Z Page 5 of 5 be limited to a technical nature, respond to a design parameter that could not have been foreseen during the Project Review approval, and remain within the dimensional tolerances stated in the Project Review, or otherwise represent an insubstantial change. The existing building houses several offices. The uses in the building are consistent with previous approvals and will remain as offices following redevelopment. The proposed project will improve ingress, egress and pedestrian circulation within the building. Today, the exterior door located along the east side of the building, (facing Mill Street) appears to serve as the main entrance to access all interior offices. This door provides access only to a single office within the building. Pedestrians often mistake this door as the main entry and are redirected to the door located along the North side of the property (facing the driveway) to access other offices. The applicant hopes to improve the existing layout by reconfiguring the interior of the building to provide a more intuitive experience when accessing the offices. The enclosed glass entry proposed along the east side of the property will support this change. Upon entering the enclosure from Mill Street, a stairwell and elevator will provide access to all floors of the building , significantly improving pedestrian circulation. Although an elevator does not currently exist within the building, Ordinance No. 44, Series of 1992 approved the installation of one, for up to 324 sq. ft. in area. Lastly, although the development of the glass enclosure will increase the building height by two ft. (24-ft. to 26-ft.), the NC zone district prescribes a maximum height of 28-ft. This modest increase in height is within the dimensional tolerances prescribed for the NC zone district. Staff finds that all applicable criteria for an Insubstantial Amendment to a Planned Development are met. RECOMMENDATION: Staff recommends the Planning & Zoning Commission (P&Z) approve the request to redevelop the property at 225 N. Mill Street, subject to the following: 1. This Insubstantial PD Amendment shall establish the maximum allowed floor area to be 7,738 square feet, the maximum allowed net leasable area t o be 8,985 square feet and the maximum allowed height as 26-ft., 2-inches related to the new entry addition, as represented in the application. 2. P&Z hereby allows a reduction in the existing Street -Level Pedestrian Amenity Space related to the overhang protecting the new entry doors, finding that Commercial Design Guideline PA1.5 is met. The existing Pedestrian Amenity is 16.7 percent of the lot and the approved Pedestrian Amenity is 16.3 percent of the lot. 3. As part of building permit review, the applicant must document the existing and proposed Second Tier Commercial Space and confirm that no less than 50 percent will continue to meet the Municipal Code requirements. 4. Any tree removal or landscaping is subject to review and approval from the Par k’s Department. ATTACHMENTS: Resolution #____, Series of 2020 Exhibit A – Insubstantial PD Amendment Review Criteria Exhibit B – Commercial Design Review Criteria Exhibit C – Application 88 225 NORTH MILL STREET, STE 100 ASPEN, COLORADO, 81611 WWW.STRYKERBROWN.COM 9 7 0 . 9 2 5 . 2 1 0 0 June 18, 2020 Mr. Ben Anderson, Principal Planner City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 RE: 225 NORTH MILL STREET INSUBSTANTIAL PD AMENDMENT AND COMMERCIAL DESIGN REVIEW Dear Ben, Please consider this letter to be an application for review of a planned addition to and internal remodel of the office building located at 225 North Mill Street in Aspen. The following changes are planned to the building, as illustrated in the attached drawing set: •Creation of a new enclosed glass entry along Mill Street, within which there will be a new elevator and stairway, providing ADA-compliant access to the entire building. •Full remodel of the basement level, including replacement of the outdated HVAC equipment with a new, high efficiency system, and remodel of the existing offices and tenant storage spaces into modern office spaces. •Limited remodel of the first and second floors, to create new hallway connections from the elevator and stairway to the existing offices and to make the bathrooms ADA-complaint. The subject property is located along North Mill Street between Bleeker Street and Puppy Smith Street (see attached vicinity map). The property’s Pitkin County Parcel ID number is 273707317004. The legal description of the property is Lots D, E, F, G, H, and I, Block 78, City and Townsite of Aspen, along with an adjoining triangular parcel of land which is part of Tract A of the Aspen Townsite Addition. The property is zoned Neighborhood Commercial (NC) with a Planned Development (PD) Overlay. Offices are a permitted use in the NC zone district. The property is owned by 225 North Mill Street, LLC (hereinafter, “the applicant”). Proof of the ownership of the property is provided by Exhibit #1, the attached letter from the applicant’s attorney. Authorization for Stryker Brown Architects to submit this application to the City of Aspen is provided in a letter from the property owner attached as Exhibit #2. You provided us a Pre-Application Conference Summary (see Exhibit #3) which states that the following land use review procedures apply to this proposal: Exhibit B- 225 N. Mill Approved Plans 89 225 NORTH MILL STREET, STE 100 ASPEN, COLORADO, 81611 WWW.STRYKERBROWN.COM 9 7 0 . 9 2 5 . 2 1 0 0 Insubstantial PD Amendment, pursuant to Section 26.445.110.A; and Commercial Design Review, pursuant to Section 26.412. Responses to the standards applicable to these review procedures follow below. First, however, a brief description of the property and a summary of the property’s prior land use approvals are provided as background to this land use application. Property Description An Improvement and Topographic Survey prepared by High Country Engineering, dated 6/2/16, is included with this application. The survey depicts existing conditions on this property. The applicant is aware that this survey is more than 6 months old. However, because of the Stay-At Home orders which were in effect in Colorado and Pitkin County this spring, the surveyor has been unable to conduct a field update of the property. The applicant will provide an updated survey to the City as soon as is practical, prior to consideration of this application by the Planning and Zoning Commission. The applicant hereby certifies that the conditions shown on the survey are an accurate representation of current conditions on the property, with the exception of certain insubstantial changes which have been made to the property since the survey was last conducted. The survey states that the subject property is approximately 18,458 square feet in size (0.424 acres). The property is nearly rectangular in shape. It is improved with a two-story commercial building which is located along the North Mill Street property frontage. There is a paved driveway along the northern edge of the property, providing access to a paved parking lot behind the building. The parking lot contains twenty (20) marked parking spaces. There are a number of mature trees located around the building which will be added to the survey as part of the survey update. The property is surrounded by a wide range of land uses. Immediately to the north is the mixed-use complex which includes Clark’s Market and other commercial uses, the Post Office and several multi-family residential units. To the south is the new mixed-use building at 201 North Mill Street, which includes offices and residential units. A new duplex was recently completed to the south of the subject property, along Bleeker Street. Behind the building, to the west, is a single-family residential neighborhood, located along Monarch Street. Across Mill Street, to the east, is the construction site where the new City Hall offices are being built. Summary of Prior Land Use Approvals The existing building was constructed in 1978 to house the Aspen Savings and Loan Association. Because the property was then zoned Neighborhood Commercial with a Specially Planned Area Overlay (NC/SPA), development of the site required SPA review by the Planning and Zoning Commission and City Council. SPA approval was granted in 2 Exhibit B- 225 N. Mill Approved Plans 90 225 NORTH MILL STREET, STE 100 ASPEN, COLORADO, 81611 WWW.STRYKERBROWN.COM 9 7 0 . 9 2 5 . 2 1 0 0 1977, but there is limited documentation available in the City’s files regarding that land use review process. Apparently, the City did not require a SPA Plan or a SPA Development Agreement to be recorded to document that approval, so it is not possible to determine whether any conditions were applied to the approval the City granted at that time. In 1989 the City approved two minor changes to the building, to allow a bank vault to be installed and to allow a small ground floor addition (approximately 320 square feet) to the building. Both of these improvements were subsequently constructed. By 1992 the property had passed out of the bank’s hands into another ownership group. The then-owner obtained approval from the City for a 324 square foot addition for an elevator. Approval was also obtained to condominiumize the building. At about this time the Moss family purchased the property and sought to move a radio station (KSPN) into the building. The City required an amendment to the original SPA approval to be processed to allow this use to occupy the building and to document the other minor land use actions which had been authorized for the property between 1989 and 1992. That amendment was granted by the Aspen City Council on September 14, 1992, pursuant to Ordinance 92-55 (attached hereto as Exhibit #4). As a condition of the approval, a Specially Planned Area Development Agreement was entered into between the owner and the City (Reception No. 351030, attached as Exhibit #5)) and a Final SPA Development Plan was recorded in Plat Book 30 @ Page 10 (Reception No. 351031). The Development Agreement and Final SPA Development Plan set forth the following approvals for this property: 1.Business/professional office uses and the radio station were expressly permitted. 2.The 324 square foot elevator addition was approved, subject to the elevator location being depicted on the Final SPA Plan. However, the Final SPA Plan which was signed and recorded did not show a location or configuration for the elevator. 3.The building was condominiumized, subject to filing of a condominium plat. 4.The City and Owner confirmed that the existing building contained 8,082 square feet of floor area and 9,324 square feet of net leasable area. Section 8 of the SPA Agreement reads as follows: “The City and Moss hereby acknowledge that the Building contains 8,082 square feet of existing floor area and 9,324 square feet of net leasable area. The purpose of the foregoing recitations is to provide a baseline for review of any applications for future expansion of the Building on the Property.” The Final SPA Development Plan, which is recorded in Plat Book 30 @ Page 10, provides further documentation for the area calculations stated in the SPA Agreement, by listing the following floor-by-floor breakdowns of those square footage totals: 3 Exhibit B- 225 N. Mill Approved Plans 91 225 NORTH MILL STREET, STE 100 ASPEN, COLORADO, 81611 WWW.STRYKERBROWN.COM 9 7 0 . 9 2 5 . 2 1 0 0 SPA Plan Verified Floor Area and Net Leasable Area for 225 North Mill Street Floor Area Net Leasable Area Lower None 2,580 Main 5,235 4,211 Upper 2,847 2,532 Total 8,082 square feet 9,323 square feet The 1992 SPA application is the most recent land use file kept in the City’s records for this property. More recently, the City adopted a Code Amendment combining the SPA and PUD Overlays into a new PD Overlay. PD is the overlay designation currently applied to this property on the City’s Official Zone District Map. Insubstantial Amendment to Approved PD The applicant proposes two insubstantial changes to the approved PD for this property: •The previously-approved elevator and the existing stairway will be moved from the north side of the building to the front side, along Mill Street. •The floor plan of each of the three levels will be modified to connect the new elevator and stairway to the offices. An insubstantial amendment to an approved Project Review may be authorized by the Community Development Director. An insubstantial amendment shall meet the following review criteria: 1.The request does not change the use or character of the development. Response: The use of the building for offices will be unchanged. There will be an insubstantial change to the overall character of the building by the addition of the glass enclosure at the front entry. This change will be a noticeable improvement to the building’s entry image and will also provide for better circulation into the building, allowing for ADA- compliant access to the lower and upper floors. 2.The request is consistent with the conditions and representations in the project's original approval, or otherwise represents an insubstantial change. Response: An elevator was part of the property’s 1992 SPA approval, although at that time the elevator was to be located along the northern building façade. Moving the elevator and stairway from the northern side of the building to the front will be an improvement from the original design because it represents a more direct way for pedestrians to enter the building. Today most persons who come to the building on foot are not even aware that there is a stairway entry along the northern side of the building (the door does not appear to be a 4 Exhibit B- 225 N. Mill Approved Plans 92 225 NORTH MILL STREET, STE 100 ASPEN, COLORADO, 81611 WWW.STRYKERBROWN.COM 9 7 0 . 9 2 5 . 2 1 0 0 public entry). As a result, they walk around to the parking lot at the rear where there is a more obvious building entry and stair. Some even mistakenly walk into the existing front entry, which only accesses the architect’s offices and not the rest of the building. Placing the entry along the front will establish a more pedestrian-friendly, logical design for the building. The planned internal changes to the floor plan for each level within the building also represent an insubstantial change to the approved PD. All three floors will continue to be occupied by offices. The primary internal changes will be improved, ADA-compliant access to each of the floors and upgraded ADA-compliant bathrooms. 1.The request does not require granting a variation from the project's allowed use(s) and does not request an increase in the allowed height or floor area. Response: The entry element will be 2’ 2” taller than the height of the existing building, but will still be well below the maximum allowable 28’ height of the NC zone district, so no variation in height is required. The approved floor area of the building, as per the SPA Agreement and Final SPA Plan, is 8,082 square feet. The proposed floor area, as shown on Page A.1.21 of the architectural drawings, will be just 7,738 square feet. Therefore, there will be no increase to the allowed floor area from the total which was established in the 1992 SPA. 2.Any proposed changes to the approved dimensional requirements are limited to a technical nature, respond to a design parameter that could not have been foreseen during the Project Review approval, are within dimensional tolerances stated in the Project Review, or otherwise represents an insubstantial change. Response: The other key dimensional requirement established in the 1992 SPA was the building’s net leasable area. The building’s approved net leasable area, as per the SPA Agreement and Final SPA Plan, is 9,323 square feet. The proposed net leasable area of the building, as shown on Page A.1.21 of the architectural drawings, will be just 8,985.7 square feet. Therefore, there will be no increase to the allowed net leasable area for the building from the total which was established in the 1992 SPA. The combination of no increase in floor area and no increase in net leasable area explains why a Growth Management application is not required for this project. 1.An applicant may not apply for Detailed Review if an amendment is pending. 2.Response: Detailed review is not applicable to this project. Commercial Design Review Section 26.412.010 of the Land Use Code states that 5 Exhibit B- 225 N. Mill Approved Plans 93 225 NORTH MILL STREET, STE 100 ASPEN, COLORADO, 81611 WWW.STRYKERBROWN.COM 9 7 0 . 9 2 5 . 2 1 0 0 “The purpose of Commercial Design Review is to foster appropriate building design that creates walkable neighborhoods and supports Aspen's unique heritage. The review standards do not prescribe architectural style, but do require that certain building elements contribute to the streetscape and neighborhood character.” According to Section 26.412.020, Commercial Design Review applies to all commercial, lodging and mixed-used development within the City which alters the exterior of a building and which requires a building permit. Therefore, the proposed new entry enclosure is subject to this review while the internal building remodel is not. Section 26.412.060 of the Code sets forth the following guidelines and standards by which the Commission may approve a Commercial Design Review: 1.The Commercial, Lodging and Historic District Design Standards and Guidelines are met as determined by the appropriate Commission. The Standards and Guidelines include design review criteria that are to be used to determine whether the application is appropriate. Response: Included in this application is the Commercial Design Review Context Study which responds to each of the applicable Design Standards and Guidelines and demonstrates that the proposed project will comply with those Standards and Guidelines. 2.All applicable standards in the Commercial, Lodging and Historic District Design Standards and Guidelines shall be met unless granted a Variation pursuant to Section 26.412.040(d), Variations. Response: The applicant is not requesting any variations from the Design Standards and Guidelines. Not every guideline will apply to each project, and some balancing of the guidelines must occur on a case-by-case basis. The applicable Commission must: a. Determine that a sufficient number of the relevant guidelines are adequately met in order to approve a project proposal; and b.Weigh the applicable guidelines with the practicality of the measure. Response: The applicant believes the relevant guidelines have been adequately met. 3.The proposed development shall meet the requirements of Section 26.412.070, Pedestrian Amenity. Response: The Commercial Design Review Context Study also demonstrates that the proposed project will comply with the Pedestrian Amenity Standards. 6 Exhibit B- 225 N. Mill Approved Plans 94 Exhibit B- 225 N. Mill Approved Plans 95 E E E E E I H G E D ALLEY - B L O C K 7 8 MILL STREETVACA T E D H A L L A M S T R E E T E D D C CO N14°50'49"E 86.33'L IN E 4 - 5 O F TH E C I T Y O F A S P EN 1 8 5 ' ± R.R. TIE RETAINING WALL R.R. TIE RETAINING WALL S R Q P O (UND E V E L O P E D P O R T I O N O F A L L E Y ) ASPHA L T CONC R E T E R E T A I N I N G W A L L CONC R E T E R E T A I N I N G W A L L STORM GRATE 7877.56 STORM GRATE 7877.24 CO N C R E T E PAVED PARKING AREA PARKING STRIPE (TYPICAL) WINDOW WELL FENCED IN MECHANICAL AC UNIT ENTRY AREAINTERIORSTAIRWELL SIGNMAIL B O X E S CONC R E T E STEP CON C R E T E SID E W A L K CONCRETESIDEWALKCONCRETE CURB & GUTTERCOVER E D ENTRY COLUM N PAV E D D R I V E W A Y CONCRETE BOLLARD (TYPICAL) CONC R E T E SIDEW A L K 55.4' 7879.5 6 FFE 7879.6 2 FFE 7879.5 3 FFE FFE 78 7 9 . 6 0 27.3'8.9'8.9'9.2'37.3'73.2'73.3'BUILDING CORNER IS 0.28' NORTH OF PROPERTY LINE BUILDING CORNER IS 0.41' NORTH OF PROPERTY LINE ADJ A C E N T B U I L D I N G (73.70' WIDE PUBLIC R.O.W.)(20.6 9 ' W I D E ) BRIC K CO CONC R E T E C U R B ADJ A C E N T B U I L D I N G CONC R E T E 10' W I D E T R A I L E A S E M E N T REC E P T I O N N O . 3 6 9 0 8 3 PER P E T U A L N O N - E X C L U S I V E E A S E M E N T & RI G H T - O F - W A Y F O R I N G R E S S A N D E G R E S S REC E P T I O N N O . 3 6 9 0 8 3 2 - STORY COMMERCIAL BUILDING WITH BASEMENT 225 N. MILL STREET ASPEN, COLORADO PROPERTY AREA 18,441± SQ.FT. 0.423± ACRES N 788078837879 7 8 7 8 7879787978807890789578787882788178807878788078797 8 8 178857885 7879 ELECTRIC TRANSFORMERS G 15' WIDE NON-EXCLUSIVEEASEMENT FOR UNDERGROUNDELECTRIC CABLESBOOK 354 PAGE 710002 10005 10006 10007 10008 10009 10010 10011 10072 10073 10110 10112 10135 10136 10137 10138 10139 10140 10165 10166 10167 10168 10163 10164 FLAGSTONE PATIO BRONCO STATUE S74°1 2 ' 3 2 " E 189.4 3 'S15°38'02"W 99.89'N74°1 1 ' 5 4 " W 180.8 3 'S16°01'56"W 13.70'S21°16'19"W 86.62'(S75°1 9 ' 1 1 " E 1 8 9 . 1 2 ')(N14°50'49"E 100.00')(N75°0 9 ' 1 1 " W 1 8 0 . 9 3 ')(S14°50'49"W 13.67')(S20°16'00"W 86.72')8.19' FOUND #5 REBAR WITH 1.25" YELLOW PLASTIC CAP LS #38215 SITE BENCHMARK, ELV.=7881.94' FOUND #5 REBAR WITH 1.25" YELLOW PLASTIC CAP LS #38215 FOUND #5 REBAR WITH 1.25" YELLOW PLASTIC CAP LS #38215 FOUND #4 REBAR WITH 1" RED PLASTIC CAP LS #16129 FOUND #5 REBAR WITH 1.25" YELLOW PLASTIC CAP LS #38215 FOUND #5 REBAR WITH 1.25" YELLOW PLASTIC CAP LS #2376 REFERENCE BEARING19. 4 '26.3'SIGN A B 225 NORTH MILL STREET SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH P.M. CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO PROPERTY DESCRIPTION SPECIAL WARRANTY DEED RECORDED AS RECEPTION NO. 369083. ALL OF LOTS D, E, F, G, H AND I IN BLOCK 78 OF THE CITY AND TOWNSITE OF ASPEN ACCORDING TO THE OFFICIAL PLAT RECORDED AS RECEPTION NO. 109023 IN DRAWER 3. TOGETHER WITH AN ADJOINING TRIANGULAR PARCEL OF LAND, BEING A PART OF TRACT A OF THE ASPEN TOWNSITE ADDITION IN SECTION 7; T. 10 S., R. 84 W. OF THE 6TH P.M. MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT WHERE LINE 4-5 OF THE CITY AND TOWNSITE OF ASPEN INTERSECTS WITH THE EASTERLY LINE OF BLOCK 78 AS IT RUNS ALONG THE WESTERLY LINE OF MILL STREET; THENCE NORTHWESTERLY ALONG SAID LINE 4-5 OF ASPEN 185 FEET, MORE OR LESS, TO THE INTERSECTION OF LINE 4-5 WITH THE NORTHERLY LINE OF BLOCK 78 AS IT RUNS ALONG THE SOUTHERLY LINE OF HALLAM STREET; THENCE EASTERLY ALONG THE PROJECTED SAID NORTHERLY LINE OF BLOCK 78, 155 FEET, MORE OR LESS, TO THE PROJECTED NORTHEASTERLY CORNER OF BLOCK 78; THENCE SOUTHERLY ALONG THE EASTERLY LINE OF BLOCK 78 AS IT IS PROJECTED ALONG THE WESTERLY SIDE OF MILL STREET 100 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. EXCEPT ANY PORTION OF SAID TRIANGULAR PARCEL LYING SOUTH OF THE SOUTHERLY BOUNDARY LINE OF LOTS A THROUGH I, BLOCK 78, EXTENDED EASTERLY TO MILL STREET. AND A PARCEL OF LAND SITUATED IN THE SW 1/4 OF SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PRINCIPAL MERIDIAN, PITKIN COUNTY, COLORADO. SAID PARCEL IS MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WESTERLY LINE OF THE MILL STREET RIGHT-OF-WAY WHENCE THE WEST 1/4 CORNER OF SAID SECTION 7 BEARS N 26° 39' 14" W 1724.04 FEET; THENCE S 20° 16' 00" W 86.72 FEET; THENCE N 14° 50' 49" E 86.33 FEET ALONG THE EASTERLY LINE OF BLOCK 78, CITY OF ASPEN; THENCE S 75° 09' 11" E 8.19 FEET TO THE POINT OF BEGINNING. EXCEPT ANY PORTION THEREOF BEING A PART OF THE RIGHT-OF-WAY FOR MILL STREET. AND A PERPETUAL NON-EXCLUSIVE EASEMENT AND RIGHT-OF-WAY FOR PURPOSES OF INGRESS AND EGRESS OVER THE FOLLOWING DESCRIBED REAL PROPERTY: A PARCEL OF LAND SITUATED IN THE SW 1/4 OF SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PRINCIPAL MERIDIAN, PITKIN COUNTY, COLORADO. SAID PARCEL IS MORE FULLY DESCRIBED AS FOLLOWS: BEGINNING AT THE POINT OF INTERSECTION OF LINE 4-5 OF THE ASPEN TOWNSITE WITH THE NORTHERLY LINE OF BLOCK 78, CITY OF ASPEN, WHENCE THE WEST 1/4 COMER OF SAID SECTION 7 BEARS N 22° 15' 02" W 1618.85 FEET; THENCE S 75° 09' 11" E 157.76 FEET ALONG THE NORTHERLY LINE OF BLOCK 78, CITY OF ASPEN; THENCE N 69° 44' 00" W 157.05 FEET; THENCE S 20° 16' 00" W 14.90 FEET TO THE POINT OF BEGINNING. AND A TRAIL EASEMENT SITUATED IN THE SW1/4 SECTION 7, TOWNSHIP 10 SOUTH, RANGE 84 WEST OF THE 6TH PRINCIPAL MERIDIAN, PITKIN COUNTY, COLORADO, BEING 5 FEET ON EACH SIDE OF THE FOLLOWING DESCRIBED CENTERLINE: BEGINNING AT A POINT ON THE LINE BETWEEN LOT 1 AND LOT 2 OF THE TRUEMAN NEIGHBORHOOD COMMERCIAL PROJECT, WHENCE THE WEST 1/4 CORNER OF SAID SECTION 7 BEARS N 24° 33' 28" W 1355.04 FEET; THENCE S 05° 00' 00" W 30.00 FEET; THENCE 82.61 FEET AROUND A CURVE TO THE LEFT HAVING A RADIUS OF 400.00 FEET; THENCE S 06° 50' 00" E 73.00 FEET; THENCE 54.02 FEET AROUND A CURVE TO THE LEFT HAVING A RADIUS OF 49.00 FEET; THENCE S 70° 00' 00" E 25.00 FEET; THENCE 15.71 FEET AROUND A CURVE TO THE RIGHT HAVING A RADIUS OF 15.00 FEET; THENCE S 10° 00' 00" E 28.48 FEET TO A POINT ON THE NORTH LINE OF BLOCK 78, CITY OF ASPEN, COLORADO. TOGETHER WITH ANY INTEREST THAT GRANTOR MAY HAVE IN ANY VACATED STREETS AND ALLEYS ADJACENT TO THE ABOVE DESCRIBED PROPERTY, AND TOGETHER WITH ALL EASEMENTS AND OTHER APPURTENANCES THERETO, AND ALL ATTACHED FIXTURES THEREON. COUNTY OF PITKIN, STATE OF COLORADO IMPROVEMENT & TOPOGRAPHIC SURVEY SANITARY CLEAN-OUT WATER VALVE TELEPHONE PEDESTAL CATV PEDESTAL D LIGHT POLE SIGN FIRE HYDRANT SANITARY MANHOLE STORM SEWER MANHOLE ELECTRIC MANHOLE WELL E GAS METER ELECTRICAL METER G /EGEN' STORM GRATE E BYNO.DATEBYPROJECT NO.OR 534 - 06700 IN METRO DENVERUNDERGROUND MEMBER UTILITIESEXCAVATE FOR THE MARKING OFBEFORE YOU DIG, GRADE, ORCALL 2-BUSINESS DAYS IN ADVANCE1-800-922-1987CENTER OF COLORADOCALL UTILITY NOTIFICATIONREVISIONHIGH COUNTRY ENGINEERING, INC.PHONE (970) 945-8676 - FAX (970) 945-2555www.hceng.comdrawn by:checked by:date:file:1517 BLAKE AVENUE, STE 101, GLENWOOD SPRINGS, CO 816012201652 2161685 1 OF 1225 N. MILL STREET LLCASPEN - COLORADOIMPROVEMENT & TOPOGRAPHIC SURVEY225 N. MILL STREET ASPEN - COLORADOLDVRPK06-02-161685.DWG1 06.10-16ADDITIONAL LANGUAGE ON THE ELECTRIC EASEMENTRPK27.27.20UPDATE SURVEY WITH TREES AND ADDITIONAL IMPROVEMENTS.WJNORF REVI E W CO WOOD FENCE RECORD DATA(100.00') E ELECTRIC TRANSFORMER SURVEYOR S CERTI)ICATION I, BILL W.A. BAKER, A LICENSED PROFESSIONAL LAND SURVEYOR IN THE STATE OF COLORADO (#23875) DO BY THESE PRESENTS CERTIFY THAT THE DRAWING SHOWN HEREON, WITH NOTES ATTACHED HERETO AND MADE A PART HEREOF, REPRESENTS A MONUMENTED LAND SURVEY MADE UNDER MY DIRECT SUPERVISION AND THAT TO THE BEST OF MY KNOWLEDGE, INFORMATION AND BELIEF, AN ACCURATE DEPICTION OF SAID SURVEY IS RENDERED BY THIS PLAT. THIS SURVEY WAS CONDUCTED IN ACCORDANCE WITH APPLICABLE STANDARDS OF PRACTICE, IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED. THIS SURVEY PLAT COMPLIES WITH TITLE 38-51-102, COLORADO REVISED STATUTES. BILL W.A. BAKER, COLORADO PROFESSIONAL LAND SURVEYOR #23875 CERTIFIED FEDERAL SURVEYOR #1699 NOTES 1. DATE OF FIELD SURVEY: MAY 26, 2016 & JULY 21, 2020. 2. ALL BEARINGS ARE GRID BEARINGS OF THE COLORADO STATE PLANE COORDINATE SYSTEM, CENTRAL ZONE, NORTH AMERICAN DATUM 1983. THE REFERENCE BEARING BETWEEN "A" (A FOUND #5 REBAR WITH YELLOW PLASTIC CAP) AND "B" (A FOUND #5 REBAR WITH YELLOW PLASTIC CAP) IS S21°16'19"W. ALL DISTANCES ARE GROUND DISTANCES BASED ON A COMBINED SCALE FACTOR. 3. THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY THIS SURVEYOR OF THE BOUNDARY SHOWN AND DESCRIBED HEREON TO DETERMINE: A) OWNERSHIP OF THE TRACT OF LAND B)COMPATIBILITY OF THIS DESCRIPTION WITH THOSE OF ADJOINERS C) RIGHTS-OF-WAY, EASEMENTS AND ENCUMBRANCES OF RECORD AFFECTING THIS PARCEL. 4. THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A CURRENT TITLE INSURANCE COMMITMENT. TITLE INFORMATION REFERENCED HEREON IS THE RESULT OF RESEARCH BY THIS SURVEYOR AND IS NOT NECESSARILY COMPLETE OR CONCLUSIVE. 5.THE CLIENT DID NOT REQUEST ANY ADDITIONAL EASEMENTS, RIGHTS-OF-WAY AND/OR IMPROVEMENTS BE RESEARCHED OR SHOWN ON THIS PLAT. 6. ALL DIMENSIONS AND COURSES ARE AS MEASURED IN THE FIELD UNLESS DENOTED IN PARENTHESES, WHICH DENOTE THE BOUNDARIES OF RECORD CONTAINED IN RECEPTION #369083 IN THE PUBLIC RECORDS OF PITKIN COUNTY, STATE OF COLORADO. 7. ELEVATIONS SHOWN HEREON ARE BASED ON GPS OBSERVATIONS UTILIZING THE CONTINUOUS OPERATING REFERENCE STATIONS (CORS) THROUGH THE MESA COUNTY RTVRN NETWORK BROAD CASTING NORTH AMERICAN VERTICAL DATUM (NAVD88). 8. CONTOUR INTERVAL EQUALS 1 FOOT. 9. BUILDING MEASUREMENTS ARE AT LOWEST PRACTICABLE POINT ON VENEER. 10. ANY PERSON WHO KNOWINGLY REMOVES, ALTERS OR DEFACES ANY PUBLIC LAND SURVEY MONUMENT OR LAND BOUNDARY MONUMENT OR ACCESSORY COMMITS A CLASS TWO (2) MISDEMEANOR PURSUANT TO SECTION 18-4-508 OF THE COLORADO REVISED STATUTES. 11. NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED ON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT, MAY ANY ACTION BASED ON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON. 12. NOTICE: THIS PLAT AND THE INFORMATION SHOWN HEREON MAY NOT BE USED FOR ANY ADDITIONAL OR EXTENDED PURPOSE BEYOND THAT FOR WHICH IT WAS INTENDED AND MAY NOT BE USED BY ANY PARTIES OTHER THAN THOSE TO WHICH IT IS CERTIFIED. THIS DOCUMENT AND THE WORK IT REPRESENTS IS THE PROPERTY OF HIGH COUNTRY ENGINEERING, INC. NO PART OF THIS DOCUMENT MAY BE STORED, REPRODUCED, DISTRIBUTED OR USED TO PREPARE DERIVATIVE PRODUCTS WITHOUT PRIOR WRITTEN PERMISSION. AN ORIGINAL SEAL AND ORIGINAL SIGNATURE IS REQUIRED TO VALIDATE THIS DOCUMENT AND IS EXCLUSIVE TO HIGH COUNTRY ENGINEERING, INC. AND THE OWNER(S) OF RECORD AS OF THIS DATE, OF THE BOUNDARY DELINEATED HEREON AND THE SUBJECT OF THE SURVEY. THIS PLAT IS RESTRICTED TO THE INTENT OF TITLE 38, ARTICLE 50, §101, 5 (a) AND (b) C.R.S. 10002 Conifer Tree Diameter 1'Drip 12' 10005 Conifer Tree Diameter 1.8'Drip 10' 10006 Conifer Tree Diameter 1.3'Drip 14' 10007 Conifer Tree Diameter 1.3'Drip 9' 10008 Conifer Tree Diameter 1.3'Drip 9' 10009 Conifer Tree Diameter 1'Drip 10' 10010 Conifer Tree Diameter 1'Drip 9' 10011 Conifer Tree Diameter 1.8'Drip 16' 10072 Broadleaf Tree Diameter 0.7'Drip 10' 10073 Broadleaf Tree Diameter 1.8'Drip 16' 10110 Conifer Tree Diameter 1.3'Drip 10' 10112 Broadleaf Tree Diameter 0.6'Drip 4' 10135 Broadleaf Tree Diameter 0.5'Drip 4' 10136 Broadleaf Tree Diameter 0.5'Drip 4' 10137 Broadleaf Tree Diameter 0.9'Drip 8' 10138 Broadleaf Tree Diameter 0.8'Drip 10' 10139 Broadleaf Tree Diameter 0.8'Drip 10' 10140 Broadleaf Tree Diameter 0.8'Drip 10' 10163 Broadleaf Tree Diameter 0.8'Drip 14' 10164 Broadleaf Tree Diameter 0.5'Drip 14' 10165 Broadleaf Tree Diameter 0.3'Drip 8' 10166 Broadleaf Tree Diameter 0.4'Drip 13' 10167 Broadleaf Tree Diameter 1.7'Drip 14' 10168 Broadleaf Tree Diameter 1.5'Drip 15' TREE CHART Exhibit B- 225 N. Mill Approved Plans 96 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.1.10 . NOT FOR C O N S T R U C T I O N EXISTING SITE PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADON 3 3 2 2 1 1 EXISTING WALK TO BE REMOVED EXISTING PLANTER EE 4 4 DD AA CC 5 5 BB SCALE: 1/8" = 1'-0"1 EXISTING SITE PLAN Exhibit B- 225 N. Mill Approved Plans 97 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.1.11 . NOT FOR C O N S T R U C T I O N PROPOSED SITE PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADON NEW WOOD BENCHES OVER EXISTING PLANTER EXISTING WALK TO BE REMOVED NEW SIGN WITH HIDDEN LIGHT EXISTING PLANTER NEW PERVIOUS PAVER ENTRY WALK NEW ENTRY ENCLOSURE WITH ELEVATOR NEW OVERHANG RIVER ROCK XEROSCAPE RIVER ROCK XEROSCAPE NEW EVERGREEN SHRUBS TO MATCH EXISTING SCALE: 1/8" = 1'-0"1 PROPOSED SITE PLAN Exhibit B- 225 N. Mill Approved Plans 98 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.1.20 . NOT FOR C O N S T R U C T I O N EXISTING PLAN FARS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOTOTAL AREA (to outside of stud/cmu wall) 2,590.4 sq ft STAIR #3 STAIR #1 DN ROOF WOMEN MEN OFFICE 8 OFFICE 6 OFFICE 5 OFFICE 4 OFFICE 3 OFFICE 1 OFFICE 7 OFFICE 2 ROOF TOTAL AREA (to outside of foundation wall) 4,729.8 sq ft UNISEX 2 UNISEX 1 STAIR #1SUMP PUMP RM PASSAGE WAY STAIR #2 EXISTING OFFICE UP EXISTING SAFE MECHANICAL ROOM BOILER ROOM 1 2 3 4 5 6 EXISTING OFFICE STORAGE STAIR NOT TO BE DEMO'D UNTIL NEW ENTRY STAIR COMPLETE 647.8 sq ft 329.8 sq ft 318.0 sq ft 647.8 sq ft 488.8 sq ft 159.0 sq ft 1 2 3 4 5 6 EXISTING FLOOR AREA CALCULATIONS 225 NORTH MILL STREET CITY OF ASPEN ZONING SUBMISSION LOT AREA: 18,458 - 1,480 ACCESS EASEMENT 16,978 SQ FT ALLOWABLE FLOOR AREA (1.5:1)25,467 SQ FT SUBGRADE LEVEL WALL LABEL TOTAL WALL AREA (SQ. FT.) EXPOSED WALL AREA (SQ. FT.) 1 647.8 0.0 2 329.8 0.0 3 159.0 0.0 4 318.0 0.0 5 488.8 0.0 6 647.8 0.0 OVERALL TOTAL WALL AREA (SQ. FT.)2,591.2 EXPOSED WALL AREA (SQ. FT.)0.0 % OF EXPOSED WALL (EXPOSED/TOTAL)0.0% SUBGRADE GROSS FLOOR AREA (SQ. FT.)4,729.8 SUBGRADE COUNTABLE FLOOR AREA (SQ. FT.)0.0 TOTAL EXISTING AREA CALCULATIONS GROSS AREA FLOOR AREA NET LEASABLE PER SPA BASEMENT LEVEL TOTAL FLOOR AREA 4,729.8 0.0 0.0 BASEMENT NET LEASABLE AREA (NLA)2,580.0 BASEMENT COMMON AREA (TOTAL - NLA) 1ST FLOOR TOTAL AREA 4,623.5 4,623.5 5,235.0 1ST FLOOR NET LEASABLE AREA (NLA)4,211.0 1ST FLOOR COMMON AREA (TOTAL - NLA) 2ND FLOOR TOTAL AREA 2,590.5 2,590.5 2,847.0 2ND FLOOR NET LEASABLE AREA (NLA)2,532.0 2ND FLOOR COMMON AREA (TOTAL - NLA) TOTAL NET LEASABLE AREA 9,323.0 TOTAL EXISTING FLOOR AREA (SQ. FT.)11,943.8 7,214.0 8,082.0 EXISTING SUBGRADE LEVEL EXPOSED WALL CALCULATIONS SCALE: 1/8" = 1'-0"3 EXISTING 2ND FLOOR FAR SCALE: 1/8" = 1'-0"1 EXISTING LOWER LEVEL FAR SCALE: 1/8" = 1'-0"4 SUBGRADE WALL AREAS 5 EXISTING FLOOR AREA CALCS WALL LEGEND EXISTING WALL WALL TO BE REMOVED NEW WALL AREA LEGEND TOTAL AREA TO OUTSIDE OF STRUCTURE PER FAR NET LEASABLE AREA SUBGRADE WALL AREA 4,622.7 sq ftTOTAL AREA (to outside of stud/CMU wall) 4,623.5 sq ft OFFICE 4 OFFICE 5 STAIR #1 EXISTING HALLWAY STAIR #2 STAIR #3 RESTRM #2 RESTROOM #1 OFFICE 3 DN OFFICE 2 OFFICE 1 EXISTING PUBLIC RESTROOM SCALE: 1/8" = 1'-0"2 EXISTING 1ST FLOOR FAR Exhibit B- 225 N. Mill Approved Plans 99 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.1.21 . NOT FOR C O N S T R U C T I O N PROPOSED PLAN FARs 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOTOTAL AREA (to outside of stud/CMU wall) 4,856.8 sq ft OFFICE 4 OFFICE 5 STAIR #2 STAIR #3 ELEVATOR RESTRM #2 RESTROOM #1 OFFICE 3 NEW ENTRY UPDN DN TOTAL NET LEASABLE AREA 3,750.6 sq ft OFFICE 2 OFFICE 1 OFFICE 6 UNISEX RESTROOM 1 UNISEX RESTROOM 2 1,479.3 sq ft 2,271.3 sq ft FUTURE CORRIDOR TOTAL AREA (to outside of foundation wall) 5,058.1 sq ftCORRIDORUNISEX 2 UNISEX 1 SUMP PUMP RM STAIR #2 CORRIDOR VESTIBULE ELEVATOR UP UP EXISTING SAFE MECHANICAL ROOM BOILER ROOM OFFICE 3 OFFICE 2 ELEV. EQUIP TOTAL NET LEASABLE AREA 3,077.5 sq ft 1 2 3 4 5 6 OFFICE 1 STORAGE 2,271.8 sq ft 805.7 sq ft 647.8 sq ft 490.3 sq ft 157.5 sq ft 647.8 sq ft 488.8 sq ft 160.5 sq ft 8'-10"8'-10"8'-10"8'-10"1 2 3 4 5 6 PROPOSED FLOOR AREA CALCULATIONS 225 NORTH MILL STREET CITY OF ASPEN ZONING SUBMISSION LOT AREA: 18,458 - 1,480 ACCESS EASEMENT 16,978 SQ FT ALLOWABLE FLOOR AREA (1.5:1)25,467 SQ FT SUBGRADE LEVEL WALL LABEL TOTAL WALL AREA (SQ. FT.) EXPOSED WALL AREA (SQ. FT.) 1 647.8 0.0 2 490.2 0.0 3 160.5 0.0 4 157.5 0.0 5 488.8 0.0 6 648.8 0.0 OVERALL TOTAL WALL AREA (SQ. FT.)2,593.6 EXPOSED WALL AREA (SQ. FT.)0.0 % OF EXPOSED WALL (EXPOSED/TOTAL)0.0% SUBGRADE GROSS FLOOR AREA (SQ. FT.)5,058.1 SUBGRADE COUNTABLE FLOOR AREA (SQ. FT.)0.0 TOTAL PROPOSED AREA CALCULATIONS GROSS AREA FLOOR AREA NET LEASABLE PER SPA BASEMENT LEVEL TOTAL FLOOR AREA 5,058.1 0.0 0.0 BASEMENT NET LEASABLE AREA (NLA)3,077.5 2,580.0 BASEMENT COMMON AREA (TOTAL - NLA)1,980.6 1ST FLOOR TOTAL AREA 4,856.8 4,856.8 5,235.0 1ST FLOOR NET LEASABLE AREA (NLA)3,750.6 4,211.0 1ST FLOOR COMMON AREA (TOTAL - NLA)1,106.2 2ND FLOOR TOTAL AREA 2,881.5 2,881.5 2,847.0 2ND FLOOR NET LEASABLE AREA (NLA)2,157.6 2,532.0 2ND FLOOR COMMON AREA (TOTAL - NLA)723.9 TOTAL NET LEASABLE AREA 8,985.7 9,323.0 TOTAL PROPOSED FLOOR AREA (SQ. FT.)12,796.4 7,738.3 8,082.0 PROPOSED SUBGRADE LEVEL EXPOSED WALL CALCULATIONS TOTAL AREA (to outside of stud/cmu wall) 2,881.5 sq ft STAIR #3 VESTIBULE ELEVATOR NEW CORRIDOR DNDN ROOF UNISEX #2UNISEX #1 TOTAL NET LEASABLE AREA 2,157.6 sq ft OFFICE 8 OFFICE 6 OFFICE 5 OFFICE 4 OFFICE 3 OFFICE 1 OFFICE 7 OFFICE 2 ROOF JAN. CLO. 954.0 sq ft 1,203.6 sq ft EXISTING FLOOR AREA CALCULATIONS 225 NORTH MILL STREET CITY OF ASPEN ZONING SUBMISSION LOT AREA: 18,458 - 1,480 ACCESS EASEMENT 16,978 SQ FT ALLOWABLE FLOOR AREA (1.5:1)25,467 SQ FT SUBGRADE LEVEL WALL LABEL TOTAL WALL AREA (SQ. FT.) EXPOSED WALL AREA (SQ. FT.) 1 647.8 0.0 2 329.8 0.0 3 159.0 0.0 4 318.0 0.0 5 488.8 0.0 6 647.8 0.0 OVERALL TOTAL WALL AREA (SQ. FT.)2,591.2 EXPOSED WALL AREA (SQ. FT.)0.0 % OF EXPOSED WALL (EXPOSED/TOTAL)0.0% SUBGRADE GROSS FLOOR AREA (SQ. FT.)4,729.8 SUBGRADE COUNTABLE FLOOR AREA (SQ. FT.)0.0 TOTAL EXISTING AREA CALCULATIONS GROSS AREA FLOOR AREA NET LEASABLE PER SPA BASEMENT LEVEL TOTAL FLOOR AREA 4,729.8 0.0 0.0 BASEMENT NET LEASABLE AREA (NLA)2,580.0 BASEMENT COMMON AREA (TOTAL - NLA) 1ST FLOOR TOTAL AREA 4,623.5 4,623.5 5,235.0 1ST FLOOR NET LEASABLE AREA (NLA)4,211.0 1ST FLOOR COMMON AREA (TOTAL - NLA) 2ND FLOOR TOTAL AREA 2,590.5 2,590.5 2,847.0 2ND FLOOR NET LEASABLE AREA (NLA)2,532.0 2ND FLOOR COMMON AREA (TOTAL - NLA) TOTAL NET LEASABLE AREA 9,323.0 TOTAL EXISTING FLOOR AREA (SQ. FT.)11,943.8 7,214.0 8,082.0 EXISTING SUBGRADE LEVEL EXPOSED WALL CALCULATIONS SCALE: 1/8" = 1'-0"2 PROPOSED 1ST FLOOR FAR SCALE: 1/8" = 1'-0"1 PROPOSED LOWER LEVEL FAR SCALE: 1/8" = 1'-0"4 SUBGRADE WALL AREAS 6 PROPOSED FLOOR AREA CALCULATIONS SCALE: 1/8" = 1'-0"3 PROPOSED 2ND FLOOR FAR 5 EXISTING FLOOR AREA CALCULATIONS WALL LEGEND EXISTING WALL WALL TO BE REMOVED NEW WALL AREA LEGEND TOTAL AREA TO OUTSIDE OF STRUCTURE PER FAR NET LEASABLE AREA SUBGRADE WALL AREA Exhibit B- 225 N. Mill Approved Plans 100 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.1.30 . NOT FOR C O N S T R U C T I O N WALL DEMOLITION CALCULATIONS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO1,602.5 sq ft 22.9 sq ft 64.5 sq ft 20.5 sq ft 20.5 sq ft 20.5 sq ft 23.5 sq ft 1,615.0 sq ft 70.0 sq ft 120.1 sq ft 28.2 sq ft 119.6 sq ft 28.1 sq ft 25.1 sq ft 25.1 sq ft 424.1 sq ft 25.8 sq ft 25.3 sq ft 25.3 sq ft 1,627.6 sq ft 60.2 sq ft 60.0 sq ft 120.1 sq ft 28.2 sq ft 120.1 sq ft 28.2 sq ft 28.2 sq ft 120.1 sq ft 120.1 sq ft 28.2 sq ft +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK 1,633.7 sq ft 106.8 sq ft 22.9 sq ft 22.9 sq ft 56.7 sq ft 75.5 sq ft 75.5 sq ft75.5 sq ft37.9 sq ft +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK 283.5 sq ft WALL LABEL INDIVIDUAL WALL AREA (SQ. FT.) AREA REDUCED FOR FENESTRATION (SQ. FT.) AREA OF WALL TO BE REMOVED (SQ. FT.) 1 - EAST 1,615.0 416.0 500.5 2 - NORTH 1,633.7 435.8 321.4 3 - WEST 1,602.5 110.9 61.5 4 - SOUTH 1,627.6 713.6 0.0 WALL SURFACE TOTAL (SQ. FT.)6,478.8 AREA REDUCED FOR FENESTRATION (SQ. FT.)1,676.3 AREA USED FOR DEMO CALCULATIONS 4,802.5 WALL SURFACE AREA TO BE REMOVED (SQ. FT.)883.4 WALL + ROOF AREA USED FOR DEMO CALCULATION (SQ. FT.)4802.5+5,028.7 9,831.2 SURFACE AREA TO BE REMOVED (SQ. FT.)883.4+335 1,218.4 TOTAL (AREA TO BE REMOVED/TOTAL)12.4% DEMOLITION TOTALS WALL DEMOLITION WALL DEMOLITION CALCULATIONS 225 NORTH MILL CITY OF ASPEN ZONING SUBMISSION SCALE: 3/16" = 1'-0"3 WEST ELEVATION DEMOLITION SCALE: 3/16" = 1'-0"1 EAST ELEVATION DEMOLITION SCALE: 3/16" = 1'-0"4 SOUTH ELEVATION DEMOLITION SCALE: 3/16" = 1'-0"2 NORTH ELEVATION DEMOLITION SCALE: 1' = 1'-0"5 225 N MILL WALL DEMO CALCS WALL LEGEND INDIVIDUAL WALL AREA (SQ FT) AREA REDUCED FOR FENESTRATION (SQ FT) AREA OF WALL TO BE REMOVED (SQ FT) TOTAL DEMOLITION: 12.4% ROOF AND WALL Exhibit B- 225 N. Mill Approved Plans 101 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.1.31 . NOT FOR C O N S T R U C T I O N ROOF DEMOLITION CALCULATION 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO335.0 sq ft1 2 3 3,042.5 sq ft 1,651.2 sq ft ROOF LABEL INDIVIDUAL ROOF AREA (SQ. FT.) AS FLAT PLANE AREA OF ROOF TO BE REMOVED (SQ. FT.) 1 3,042.5 0.0 2 1,651.2 0.0 3 335.0 335.0 ROOF SURFACE TOTAL (SQ. FT.)5,028.7 ROOF SURFACE AREA TO BE REMOVED (SQ. FT.)335.0 ROOF + WALL AREA USED FOR DEMO CALCULATION (SQ. FT.)5,028.7+4,802.5 =9,831.2 SURFACE AREA TO BE REMOVED (SQ. FT.)335 + 883.4 1,218.4 TOTAL (AREA TO BE REMOVED/TOTAL)12.4% DEMOLITION TOTALS ROOF DEMOLITION ROOF DEMOLITION CALCULATIONS FLAT PLANE METHOD CITY OF ASPEN ZONING SUBMISSION SCALE: 3/16" = 1'-0"1 ROOF DEMOLITION SCALE: 1:1.092225 N MILL ROOF DEMO CALCS ROOF LEGEND EXISTING ROOF TO REMAIN (SQ FT) AREA OF ROOF TO BE REMOVED (SQ FT) TOTAL DEMOLITION: 12.4% ROOF AND WALL Exhibit B- 225 N. Mill Approved Plans 102 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.2.10 . NOT FOR C O N S T R U C T I O N EXISTING AND DEMOLITION LOWER LEVEL PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO3 3 2 2 1 1 18'-0"18'-0"18'-0"72'-0"54'-0"18'-0"72'-0"54'-0" 89'-4" 4 A.1.30 UNISEX 2 UNISEX 1 STAIR #1 SUMP PUMP RM PASSAGE WAY STAIR #2 EXISTING OFFICE UP UP EXISTING SAFE MECHANICAL ROOM BOILER ROOM ELECT. ELECT. EXISTING OFFICE WALL LEGEND EXISTING WALL WALL TO BE REMOVED NEW WALL AREA AFFECTING EXISTING TENANT STORAGE STAIR NOT TO BE DEMO'D UNTIL NEW ENTRY STAIR COMPLETE 2 A.1.30 EE 4 4 DD AA CC 1 A.1.30 3 A.1.30 5 5 BB SCALE: 1/4" = 1'-0"1 EXISTING LOWER LEVEL PLAN Exhibit B- 225 N. Mill Approved Plans 103 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.2.11 . NOT FOR C O N S T R U C T I O N EXISTING AND DEMOLITION 1ST FLOOR PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO3 3 2 2 1 1 4 A.1.3072'-0"18'-0"18'-0"18'-0"18'-0" 2 A.1.30 FIRE HYDRANT STANDPIPE REMOVE WINDOWS AND FUR-IN OPENINGS TO MATCH ADJOINING WALLS UP OFFICE 4 OFFICE 5 STAIR #1 EXISTING HALLWAY STAIR #2 STAIR #3 RESTRM #2 RESTROOM #1 OFFICE 3 DN UP DN SKYLIGHTABOVEEXISTING FOYER TO BE REMOVED OFFICE 2 OFFICE 1 EXISTING PUBLIC RESTROOM WALL LEGEND EXISTING WALL WALL TO BE REMOVED NEW WALL AREA AFFECTING EXISTING TENANT STAIR NOT TO BE DEMO'D UNTIL NEW ENTRY STAIR COMPLETE EE 4 4 DD AA CC 1 A.1.30 3 A.1.30 5 5 BB SCALE: 1/4" = 1'-0"1 EXISTING 1ST FLOOR PLAN Exhibit B- 225 N. Mill Approved Plans 104 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.2.12 . NOT FOR C O N S T R U C T I O N EXISTING AND DEMOLITION 2ND FLOOR PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO3 3 2 2 1 1 4 A.1.30 2 A.1.30 72'-0"18'-0"54'-0"18'-0"72'-0"18'-0"18'-0"18'-0" STAIR #3 DN STAIR #1 F.E. SKYLIGHT BELOW DN ROOF ELECT. WOMEN MEN OFFICE 8 OFFICE 6 OFFICE 5 OFFICE 4 OFFICE 3 OFFICE 1 OFFICE 7 OFFICE 2 ROOF EXIST. CHASE V.I.F. WALL LEGEND EXISTING WALL WALL TO BE REMOVED NEW WALL AREA AFFECTING EXISTING TENANT EE 4 4 DD AA CC 1 A.1.30 3 A.1.30 5 5 BB SCALE: 1/4" = 1'-0"1 EXISTING 2ND FLOOR PLAN Exhibit B- 225 N. Mill Approved Plans 105 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.2.13 . NOT FOR C O N S T R U C T I O N EXISTING AND DEMOLITION ROOF PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO3 3 2 2 1 1 4 A.1.30 2 A.1.30 18'-0"72'-0"54'-0"18'-0"72'-0"AREA OF NEW ENTRY EE 4 4 DD AA CC 1 A.1.30 3 A.1.30 5 5 BB SCALE: 1/4" = 1'-0"01 EXISTING ROOF PLAN Exhibit B- 225 N. Mill Approved Plans 106 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.2.20 . NOT FOR C O N S T R U C T I O N PROPOSED LOWER LEVEL PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO3 3 2 2 1 1 18'-0"18'-0"18'-0"72'-0"54'-0"18'-0"72'-0"54'-0"10"6'-9 29/32"5'-10"5'-6 3/32"89'-4" 91'-8 7/16" 89'-4" 97'-7 7/16" 4 A.1.30CORRIDORUNISEX 2 UNISEX 1 SUMP PUMP RM STAIR #2 AUTO DOSING SINK RELOCATE PHONE SWITCHES, CABLE, ELEC. FROM OFFICE 3 CORRIDOR VESTIBULE ELEVATOR install new flooring UP UP EXISTING SAFE MECHANICAL ROOM BOILER ROOM OFFICE 3 OFFICE 2 ADA COMPLIANT ELEV. EQUIP NEW BOTTLE- FILL STATION ADA COMPLIANT OFFICE 1 AIR-LOCK 1 A.2.24 EXISTING MOP SINK RELOCATE ELECT. PANELS WALL LEGEND EXISTING WALL WALL TO BE REMOVED NEW WALL AREA AFFECTING EXISTING TENANT STORAGE 1 A.4.11 1 A.4.11 1 A.4.10 1 A.4.10 2 A.4.10 2 A.4.10 2 A.4.11 2 A.4.11 1 A.4.12 1 A.4.12 2 A.1.30 8"3'-11 29/32"4"8'-4 3/32"4"5'-2" EE 4 4 DD AA CC 1 A.1.30 3 A.1.30 5 5 BB SCALE: 1/4" = 1'-0"1 PROPOSED LOWER LEVEL Exhibit B- 225 N. Mill Approved Plans 107 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.2.21 . NOT FOR C O N S T R U C T I O N PROPOSED 1ST FLOOR PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOW02 W03 W04 W09 W10W08W06W07W05 W01 W14 W11 W15 W16 W12 W13 W17 3 3 2 2 1 1 4 A.1.30 36'-0"36'-0"18'-0"18'-0"18'-0"18'-0"18'-0"1 1/2"35'-10 1/2"72'-0"18'-0"18'-0"18'-0"18'-0"5'-1"7'-0"5'-10"4'-4 9/32"9'-3/32"4'-2 1/2" 1'-6" 100'-0" 103'108'-11 13/16" 97'-7 7/16" 1 A.4.11 1 A.4.11 1 A.4.10 1 A.4.10 2 A.4.10 2 A.4.10 2 A.4.11 2 A.4.11 1 A.4.12 1 A.4.12 2 A.1.30 TILE AT ELEVATOR SHAFT AND EAST AND NORTH WALL CANOPY ABOVE FIRE HYDRANT STANDPIPE OFFICE 4 OFFICE 5 AIR-LOCK STAIR #2 STAIR #3 ELEVATOR RESTRM #2 RESTROOM #1 OFFICE 3 NEW ENTRY UP DN EXIST. 3 5/8" CMU WALL (VERIFY) Remove Brick veneer on exterior. Replace with Tile HSS4X2 handrails +36" TENANT SIGNAGE 4X4 TS OR W8X8HSS6X6 COLUMNw/ C6X13 CHANNELSaboveabove below UP DN SKYLIGHTABOVEpivot door HSS4X2HSS4X2HSS4X2HSS4X2 OFFICE 2 OFFICE 1 2 A.2.24 HSS4X2 OFFICE 6 WALL LEGEND EXISTING WALL WALL TO BE REMOVED NEW WALL AREA AFFECTING EXISTING TENANT NEW BOTTLE- FILL STATION UNISEX RESTROOM 1 ADA compliant UNISEX RESTROOM 2 ADA compliant EE 4 4 DD AA CC W01 1 A.1.30 3 A.1.30 NEW WALLS & ENTRY DOOR FUTURE CORRIDOR 5 5 BB SCALE: 1/4" = 1'-0"1 PROPOSED 1ST FLOOR PLAN Exhibit B- 225 N. Mill Approved Plans 108 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.2.22 . NOT FOR C O N S T R U C T I O N PROPOSED 2ND FLOOR PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOW34 W37 W38 W39 W35 W36 W31 W32 W33 W40W42W44W45W43W41 W20 W21 W30W29W28W27W26W25W24W23W22 3 3 2 2 1 1 4 A.1.30 1 A.4.11 1 A.4.11 1 A.4.10 1 A.4.10 2 A.4.10 2 A.4.10 2 A.4.11 2 A.4.11 1 A.4.12 1 A.4.12 2 A.1.30 72'-0"18'-0"54'-0"18'-0"72'-0"18'-0"18'-0"18'-0"4'-2"4"5'-10"4"+/- 6'-8"1'-6" 108'-11 13/16" 112'-0" 103' AREA OF REFUGE STAIR #3 VESTIBULE ELEVATOR NEW CORRIDOR DN C12X20.7steel panslope to drainCANOPY BELOW open to below SKYLIGHT BELOW DN ROOF F.E. UNISEX #2UNISEX #1 3 A.2.24 HSS4X2 HSS4X2 HSS4X2HSS4X2HSS4X2HSS4X2HSS4X2HSS4X2HSS6X6 COLUMNw/ C6X13 CHANNELSAIR-LOCK OFFICE 8 OFFICE 6 OFFICE 5 OFFICE 4 OFFICE 3 OFFICE 1 OFFICE 7 OFFICE 2 ROOF ADA compliantADA compliant JAN. CLO. WALL LEGEND EXISTING WALL WALL TO BE REMOVED NEW WALL AREA AFFECTING EXISTING TENANT NEW BOTTLE- FILL STATION EE 4 4 DD AA CC 1 A.1.30 3 A.1.30 5 5 42" GLASS GUARDRAIL BB SCALE: 1/4" = 1'-0"1 PROPOSED 2ND FLOOR PLAN Exhibit B- 225 N. Mill Approved Plans 109 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.2.23 . NOT FOR C O N S T R U C T I O N PROPOSED ROOF PLAN 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO3 3 2 2 1 1 4 A.1.30 1 A.4.11 1 A.4.11 1 A.4.10 1 A.4.10 2 A.4.10 2 A.4.10 2 A.4.11 2 A.4.11 1 A.4.12 1 A.4.12 2 A.1.30 NEW LOW WALL CLAD IN SHEET METAL 14" C CHANNEL CORNICE ROOF BELOW NEW ENTRY TOWER ROOF CANOPY ROOF BELOW DRAIN EE 4 4 DD AA CC 1 A.1.30 3 A.1.30 5 5 BB SCALE: 1/4" = 1'-0"1 PROPOSED ROOF PLAN Exhibit B- 225 N. Mill Approved Plans 110 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.3.10 . NOT FOR C O N S T R U C T I O N EXISTING BUILDING ELEVATIONS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOE D AB +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK REMOVE LT. FIXT AND RELOCATE J-BOX NEW LIGHT FIXTURE 4 3 2 15 +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK SCALE: 1/4" = 1'-0"2 EXISTING EAST ELEVATION SCALE: 1/4" = 1'-0"1 EXISTING NORTH ELEVATION Exhibit B- 225 N. Mill Approved Plans 111 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.3.11 . NOT FOR C O N S T R U C T I O N EXISTING BUILDING ELEVATIONS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOA D EB +89'-4" -1 LOWER LEVEL +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK +124'-0" 3 T.O. BRICK REMOVE LT. FIXTURE 1 2 3 4 5 +89'-4" -1 LOWER LEVEL +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK +124'-0" 3 T.O. BRICK SCALE: 1/4" = 1'-0"2 EXISTING WEST ELEVATION SCALE: 1/4" = 1'-0"1 EXISTING SOUTH ELEVATION Exhibit B- 225 N. Mill Approved Plans 112 Issue Name Issue Date RevID ISSUE NAME DATE 01 - WIP Change Change Work in Progress PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.3.20 . NOT FOR C O N S T R U C T I O N PROPOSED BUILDING ELEVATIONS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOE D AB +89'-4" -1 LOWER LEVEL +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK +124'-0" 3 T.O. BRICK 12" C CHANNEL CANOPY 14" STEEL CHANNEL CORNICE HSS2X4 COLUMN AND BEAM FRAME NEW LIGHT FIXTURE PIVOT ENTRY DOOR NEW WINDOW NEW WINDOW NEW WINDOW EXISTING WINDOW 2"X2 1/4" KAWNEER THERMAL WINDOWS, TYP. AREA OF NEW WORK 4 3 2 15 +89'-4" -1 LOWER LEVEL +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK +124'-0" 3 T.O. BRICK 26'-7"2'-2"4' ENTRY CANOPY WITH 12" C CHANNEL 6" TUBE STEEL WITH C CHANNEL CORNER COLUMNS, TYP. 14" STEEL CHANNEL CORNICE HSS2X4 COLUMN AND BEAM FRAME NEW LIGHT FIXTURES 2"X2 1/4" KAWNEER THERMAL WINDOWS, TYP.NEW WINDOWS AREA OF NEW WORK SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION SCALE: 1/4" = 1'-0"1 PROPOSED NORTH ELEVATION Exhibit B- 225 N. Mill Approved Plans 113 Issue Name Issue Date RevID ISSUE NAME DATE 01 - WIP Change Change Work in Progress PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.3.21 . NOT FOR C O N S T R U C T I O N PROPOSED BUILDING ELEVATIONS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOA D EB +89'-4" -1 LOWER LEVEL +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK +124'-0" 3 T.O. BRICK 14" STEEL CORNICE SHEET METAL CRIB WALL 6" TUBE STEEL WITH C CHANNEL CORNER COLUMNS, TYP. NEW LIGHT FIXTURE NEW WINDOW NEW WINDOW AREA OF NEW WORK 1 2 3 4 5 +89'-4" -1 LOWER LEVEL +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK +124'-0" 3 T.O. BRICK 2"X2 1/4" KAWNEER THERMAL WINDOWS, TYP. AREA OF NEW WORK SCALE: 1/4" = 1'-0"2 PROPOSED WEST ELEVATION SCALE: 1/4" = 1'-0"1 PROPOSED SOUTH ELEVATION Exhibit B- 225 N. Mill Approved Plans 114 Issue Name Issue Date RevID ISSUE NAME DATE 01 - WIP Change Work in Progress PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.3.22 . NOT FOR C O N S T R U C T I O N PROPOSED COLORED ELEVATIONS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO1 NORTH ELEVATION RENDERING 2 EAST ELEVATION RENDERING Exhibit B- 225 N. Mill Approved Plans 115 Issue Name Issue Date RevID ISSUE NAME DATE 01 - WIP Change Work in Progress PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.3.23 . NOT FOR C O N S T R U C T I O N PROPOSED COLORED ELEVATION AND STREETSCAPE 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO1 WEST ELEVATION RENDERING 2 STREETSCAPE FROM NORTH MILL Exhibit B- 225 N. Mill Approved Plans 116 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.4.10 . NOT FOR C O N S T R U C T I O N PROPOSED BUILDING SECTIONS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADO1 2 3 5 +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK STAIR #3 VESTIBULENEW HALLWAYOFFICEOFFICE STAIR #2 NEW HALLWAY NEW ENTRY CORRIDOR VESTIBULEMECHANICAL ROOM OFFICE E D C B A +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK VESTIBULE NEW ENTRYOFFICE VESTIBULEOFFICE SCALE: 1/4" = 1'-0"1 E/W BUILDING SECTION SCALE: 1/4" = 1'-0"2 N/S BUILDING SECTION Exhibit B- 225 N. Mill Approved Plans 117 Issue Name Issue Date RevID ISSUE NAME DATE PROJECT NO: DRAWN BY: COPYRIGHT DATE PRINTED: SHEET TITLE A.4.11 . NOT FOR C O N S T R U C T I O N PROPOSED BUILDING SECTIONS 6/18/20 COMM. DESIGN REVIEW INITIAL SET-UP .C.E. PROGRESS SET 10/16/19 6/8/20 6/19/20 2 2 5 N M I L L S T R E E T S T E 1 0 0 A S P E N C O L O R A D O 8 1 6 1 1 BOWTIE REMODEL225 NORTH MILL STREETASPEN, COLORADOB C D E +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK ELEV. EQUIP CORRIDORVESTIBULE OFFICE NEW ENTRY OFFICE OFFICE VESTIBULE 5 3 2 1 +89'-4" -1 LOWER LEVEL +100'-0" 1 1ST FLOOR +112'-0" 2 2ND FLOOR +124'-0" 3 T.O. BRICK WOMENCORRIDORMECHANICAL ROOM OFFICEELEV. EQUIP UNISEX BATHRMOFFICECHASEBATHROOM NEW HALLWAY UNISEX #2 UNISEX #1OFFICEOFFICE SCALE: 1/4" = 1'-0"2 N/S BUILDING SECTION SCALE: 1/4" = 1'-0"1 E/W BUILDING SECTION Exhibit B- 225 N. Mill Approved Plans 118 Exhibit C- 225 N. Mill P&Z Hearing Draft Minutes Minutes Aspen Planning and Zoning Commission October 6, 2020 Page 1 of 5 Chairperson McKnight called the meeting to order at 4:30 PM. Commissioners in Attendance: Brittanie Rockhill, James Marcus, Rally Dupps, Scott Marcoux, Teraissa McGovern, Ruth Carver, Spencer McKnight and Kimbo Brown-Schirato. Commissioners not in Attendance: Don Love Staff in Attendance: Amy Simon, Deputy Planning Director Jim True, Assistant City Attorney Kevin Rayes, Planner Garrett Larimer, Planner Michelle Bonfils Thibeault, Project Manager II / Planner Cindy Klob, Records Manager COMMISSIONER COMMENTS None STAFF COMMENTS Ms. Simon noted the October 20th meeting has been cancelled as of now but will see if any action from tonight’s meeting requires a meeting to be held on the 20th. APPROVAL OF MINUTES Ms. McGovern motioned to approve the August 18, 2020 minutes and was seconded by Mr. Marcus. All in favor, motion carried. PUBLIC COMMENTS None DECLARATION OF CONFLICT OF INTEREST Ms. Brown-Schirato stated she lives near the 225 N Mill St property and will need to recuse herself from this hearing. Ms. Simon stated she lives near the 214 Cottonwood Ln property and will need to step out for that hearing. Mr. Larimer will take her place. PUBLIC HEARING 225 N Mill St – Insubstantial Amendment to a Planned Development & Commercial Design Review McKnight opened the hearing and asked Mr. True if proper public notice was provided. Mr. True stated he reviewed the public notice and it was appropriate. Mr. McKnight then turned the floor over to Staff. 119 Exhibit C- 225 N. Mill P&Z Hearing Draft Minutes Minutes Aspen Planning and Zoning Commission October 6, 2020 Page 2 of 5 Mr. Kevin Rayes, Community Development Planner, introduced himself and provided background of the project. The project is a rectangular lot located on an 18,000 sq ft parcel in a Neighborhood Commercial (NC) zone district with a Planned Development (PD) overlay. On the lot is a two-story commercial building facing Mill St. He provided a picture of the Mill St façade of the building noting the driveway along the north property line that provides access to 20 parking spaces at the rear of the building. The building was originally constructed in 1978 for the Aspen Savings and Loan Association. It was zoned NC with a specially planned overlay (SPA) which is the same as a PD. Following the approval of the SPA, a development agreement was never recorded, so some details of this are a bit spotty. Moving forward, there have been various amendments approved for the site. In 1992, City Council approved an elevator up to 324 sq ft and the building contained just over 8,000 sq ft of floor area and just over 9,000 sq ft of net leasable area. Today, the building is home to several office uses and the accessibility to the office is not intuitive and less than ideal. He then showed the location of the Mill St entry way on a site plan which only provides access to one office building. Visitors must access other businesses from the north side or rear of the building. This project will provide a larger entry on the Mill St façade. Mr. Rayes provided a picture of the proposed entryway noting it will provide a stairwell and an elevator for accessing all the floors of the building. The offices will be reconfigured on each of the floors to accommodate the new entryway. Changes will also be made to address ADA accessibility, including the restrooms. Mr. Rayes then reviewed the relevant insubstantial PD amendment criteria and noted staff finds both to be met. The proposed development will not fundamentally change the building which will continue to be used as an office with an improved layout and pedestrian access. He noted in regard to the 1992 approval for an elevator, a site plan was never recorded but further shows the project if following what had been previously approved for the site. • The request does change the use or character of the development. • The request is consistent with the conditions and representation in the project’s original approval, or otherwise represents an insubstantial change. Mr. Rayes then discussed the general criteria of the Commercial Design Review. Building Mass, Height & Scale – On lots larger than 6,000 sq ft, break up mass into smaller modules Mr. Rayes provided a picture of the existing and proposed entry ways. He stated staff finds the existing entry way more linear and less broken up than the proposed design. The proposed design highlights the building from the sidewalk and street. The proposed design is more inspirational while maintaining modest massing that doesn’t overpower the neighborhood. The new structure will be two feet taller than the existing building at just above 26 ft and it still below the maximum height of 28 ft. Street Level Design – Incorporate an internal airlock or air curtain into first floor commercial space. Staff finds this criterion met as shown in the project design. 120 Exhibit C- 225 N. Mill P&Z Hearing Draft Minutes Minutes Aspen Planning and Zoning Commission October 6, 2020 Page 3 of 5 Remodel – Consider updating windows, doors and/or primary entrances to better relate to the Character area and pedestrian experience. He stated staff finds this criterion met. The expansive use of fenestration is a positive point for the pedestrian experience. The entrance design is more welcoming than what exists today. Mr. Rayes next reviewed some design criteria that speak specifically to the Character area of the building. The site is located in the River Approach Character area. The area is defined in the commercial lodging & historical district character guidelines. Historically, this area has functioned as an industrial zone. In the 19th century, it was the location of the Denver and Rio Grande Railroad station, a hydro- electric plant and various mining functions. In 1963, a lot of the freight hauling ended in the area and it was replaced with a new industrial park, so it is important for new designs to reflect the history of the area. He discussed the following criteria. River Approach Area Commercial Design Criteria – Larger, more industrial sized fenestration is appropriate here. Mr. Rayes stated the applicant has achieved this with the glass enclosure. River Approach Area Commercial Design Criteria – Enhance the natural environment and funky character through materials and details. Mr. Rayes believes the design contributes to the funky character of the neighborhood. Mr. Rayes then discussed the criteria related to the Pedestrian Amenity Space which states street level pedestrian amenity areas shall be open to the sky. He displayed a diagram showing a proposed overhang that slightly approaches the pedestrian open space that had been previously approved for the site which contradicts the criteria. He wanted to point out street level amenity space may be covered if approved by P&Z. If the entry way is to remain covered, then the street facing portion of the structure would need to remain open, which it does. Staff is supportive of the design. In conclusion, Mr. Rayes stated staff recommends approval of an Insubstantial Amendment to a Planned Development & Commercial Design Review. He wanted to point out the applicant has requested some modifications to the proposed resolution. Section 3: Conditions of Approval – Modify the content to below to eliminate the need for another review if minimal changes were necessary. The Floor Area is represented at 7,738 sq ft, the net leasable area is represented at 8,985 sq ft and the height is represented at 26 ft, 2 in. For the purposes of this project, minimal changes of a technical nature may be approved at building permit. Any subsequent amendments impacting Floor Area or Net Leasable Area will require Planned Development and/or Growth Management Review. Mr. McKnight asked if there were any questions of staff. Ms. McGovern stated when she reviewed the drawings in the packet and the height was something different than 26 ft 2 in. She wants to make sure the correct height is included in the resolution. Mr. Rayes noted his calculation was 26 ft 2 in but wants to hear from the applicant regarding the height. Ms. McGovern noted the drawings have an actual height identified. 121 Exhibit C- 225 N. Mill P&Z Hearing Draft Minutes Minutes Aspen Planning and Zoning Commission October 6, 2020 Page 4 of 5 Mr. McKnight asked the applicant to begin their presentation. Mr. Alan Richman introduced himself as well as Charlie Eckert and David Brown with Stryker/Brown Architects as representing the client. He noted both he and Stryker/Brown have the offices at the project site. They have reviewed staff’s report and with the proposed changes to the resolution, they are comfortable with the analysis and staff’s recommendations. He felt the original resolution language was a bit constraining and noted the building is built well below the maximum allowable floor area and net leasable area. He stated Mr. Eckert had suggested to him the 26 ft 5 in measurement was the more height measurement and should be the one included in the resolution. ‘ Mr. Richman reiterated the primary purpose of adding the glass entry along Mill St is to provide elevator and stairway access to all floors and the basement of the building. Currently, visitors access the building from the parking area in the rear of the building which is the exact opposite of what the design guidelines identify. The proposed changes will bring the building into compliance with the design guidelines. Mr. Richman stated that by providing access to the all the floors, including the basement, provides an opportunity to remodel the floors. The restrooms will be made ADA compliant, but the current underutilized basement area will make second-tier commercial space available. Mr. Richman stated the building currently filled with local serving offices and named some of the current tenants. He feels this building will complement the new City Office building. The floor area of the building is 1.5:1 which would allow over 25,000 sq ft and the current floor area is under 8,000 sq ft making the building a very underdeveloped property. This proposal will not expand the building. He hopes P&Z will approve the proposed changes. Mr. Brown wanted to add that in order for the character to be consistent with the River Approach District, the framing is steel exposed channels and I-beams which they feel ties in with the bridge down by the old Art Museum. Mr. Brown wanted to point out the 26 ft 5 in height of the entry way was to help differentiate the entry from the rest of the building and to provide elevator overrun space. Mr. McKnight thanked them for their presentation and asked if there were questions of the applicant. He then asked Ms. McGovern if her question had been addressed. Ms. McGovern stated the applicant did address her earlier questions regarding the height. She stated she has no issues with the height and wants to make sure the resolution is correct. Mr. Rayes stated he amended the resolution. Ms. McGovern pointed out both the drawings and dimensional requirements form list the height as 26 ft 7 in. Mr. McKnight then asked for public comment to which there was none. 122 Exhibit C- 225 N. Mill P&Z Hearing Draft Minutes Minutes Aspen Planning and Zoning Commission October 6, 2020 Page 5 of 5 Mr. McKnight opened the commissioner deliberation. Mr. McKnight stated he feels this is an appropriate application. Mr. Dupps stated it was a slam dunk to which Ms. McGovern agreed. She added it doesn’t oversize the building, makes the restrooms ADA compliant, allows for second-tier spaces and provides a welcoming entrance to the building. Ms. Carver feels it’s a positive update and she likes the airlock, the appearance, the proposed overhang and makes the Mill St look more inviting and open. The interior and restroom upgrades will be great. Mr. McKnight asked for someone to make a motion to approve the resolution as written. Mr. Marcus motioned to approve the resolution with the conditions to include the identified modifications to Section 3 and was seconded by Ms. McGovern. Mr. McKnight requested a roll call. Roll call for Resolution 6, Series 2020: Ms. Rockhill, yes; Mr. Dupps, yes; Mr. Marcoux, yes; Ms. Carver, yes; Mr. Marcus, yes; Ms. McGovern, yes; Mr. McKnight, yes; for a total of seven (7) in favor – zero (0) not in favor. The motion passed. Mr. True wanted to ensure the motion was to approve the resolution in the packet with the modifications provided by Mr. Rayes. Mr. McKnight asked if anyone felt this was not the case and no one responded. Mr. McKnight thanked the applicant and staff. 123 Exhibit D- Resolution No. 6, Series of 2020 225 N. Mill Street P&Z Resolution #06, Series of 2020 Page 1 of 8 RESOLUTION #06 (SERIES OF 2020) A RESOLUTION OF THE ASPEN PLANNING AND ZONING COMMISSION APPROVING AN INSUBSTANTIAL AMENDMENT TO A PLANNED DEVELOPMENT, AND COMMERCIAL DESIGN REVIEW FOR A PROPERTY LEGALLY DESCRIBED IN EXHIBIT A, COMMONLY KNOWN AS 225 N. MILL STREET. Parcel No. 2737-073-17-004 WHEREAS, the Community Development Department received an application from 225 N. Mill Street, LLC, 1530 Broadway, 3rd Floor, New York, NY 10036, requesting approval for an Insubstantial Amendment to a Planned Development and Commercial Design Review for the property located at 225 N. Mill Street; and, WHEREAS, the Community Development Department Staff reviewed the application for compliance with the applicable review standards; and, WHEREAS, upon review of the application and the applicable Land Use Code standards, the Community Development Director recommended approval of the Insubstantial Amendment to a Planned Development & Commercial Design Review; and, WHEREAS, the City of Aspen Planning and Zoning Commission reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, reviewed and considered the recommendation of the Community Development Director, and took and considered public comment at a duly noticed public hearing on October 6, 2020; and, WHEREAS, the City of Aspen Planning and Zoning Commission has reviewed and considered the development proposal under the applicable provisions of the Municipal Code as identified herein, has reviewed and considered the recommendation of the Community Development Director, and has taken and considered public comment at a duly noticed public hearing on October 6, 2020; and, WHEREAS, the City of Aspen Planning and Zoning Commission finds that the development proposal meets the applicable review criteria and that the approval of the request is consistent with the goals and objectives of the Land Use Code; and, WHEREAS, the City of Aspen Planning and Zoning Commission finds that this Resolution furthers and is necessary for the promotion of public health, safety, and welfare; and, WHEREAS, the Planning and Zoning Commission approves Resolution 06, Series of 2020, by a seven to zero (7-0) vote, granting approval of the Insubstantial Amendment to a Planned Development and Commercial Design Review as identified herein. 124 Exhibit D- Resolution No. 6, Series of 2020 225 N. Mill Street P&Z Resolution #06, Series of 2020 Page 2 of 8 NOW, THEREFORE BE IT RESOLVED by the Aspen Planning and Zoning Commission: Section 1: Insubstantial Amendment to a Planned Development: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Planning and Zoning Commission hereby approves the request for an Insubstantial Amendment to a Planned Development to reconfigure the interior space, to develop an enclosed glass entry along the east façade, to update existing HVAC equipment and to improve existing bathrooms to comply with ADA accessibility requirements. Section 2: Commercial Design Review: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code and the Commercial, Lodging, and Historic District Design Standards and Guidelines, the Planning and Zoning Commission hereby approves Commercial Design Review to develop the exterior glass enclosure as depicted in Figure B of this resolution. Section 3: Conditions of Approval: The approval is granted with the following conditions of approval. 1. The Floor Area is represented at 7,738 sq. ft., the net leasable area is represented at 8,985 sq. ft. and the height is represented at 26-ft., 7-inches. For the purposes of this project, minimal changes of a technical nature may be approved at building permit. Any subsequent amendments impacting Floor Area or Net Leasable Area will require Planned Development and/or Growth Management Review. 2. P&Z hereby allows a reduction in the existing Street -Level Pedestrian Amenity Space related to the overhang protecting the new entry doors, finding that Commercial Design Guideline PA1.5 is met. The existing Pedestrian Amenity is 16.7 percent of the lot and the approved Pedestrian Amenity is 16.3 percent of the lot. 3. As part of building permit review, the applicant must document the existing and proposed Second Tier Commercial Space and confirm that no less than 50 percent will continue to meet the Municipal Code requirements. 4. Any tree removal or landscaping is subject to review and approval from the Park’s Department. Section 4: All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Planning and Zoning Commission, are hereby incorporated in such site development approvals and the same shall be complied with as if fully set forth herein, unless amended by an authorized entity. 125 Exhibit D- Resolution No. 6, Series of 2020 225 N. Mill Street P&Z Resolution #06, Series of 2020 Page 3 of 8 Section 5: This resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 6: If any section, subsection, sentence, clause, phrase, or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED by the Commission at its meeting on October 6, 2020. APPROVED AS TO FORM: PLANNING AND ZONING COMMISSION: ___________________ __________________________ Jim True, City Attorney Spencer McKnight, Chair ATTEST: ________________________ Cindy Klob, Records Manager Exhibit A: Legal Description of property Exhibit B: Approved plans 126 Exhibit A- 225 N. Mill Legal Description 225 N. Mill Street P&Z Resolution #06, Series of 2020 Page 4 of 8 127 Exhibit A- 225 N. Mill Legal Description 225 N. Mill Street P&Z Resolution #06, Series of 2020 Page 5 of 8 128 Exhibit B- 225 N. Mill Approved Plans 225 N. Mill Street P&Z Resolution #06, Series of 2020 Page 6 of 8 New overhang 129 Exhibit B- 225 N. Mill Approved Plans 225 N. Mill Street P&Z Resolution #06, Series of 2020 Page 7 of 8 130 Exhibit B- 225 N. Mill Approved Plans 225 N. Mill Street P&Z Resolution #06, Series of 2020 Page 8 of 8 131 MEMORANDUM TO:Mayor and City Council FROM:Shirley Ritter, Kids First Director Through:Diane Foster, Assistant City Manager Sara Ott, City Manager DATE:October 27, 2020 RE:Second reading - Ordinance #16, series of 2020, authorizing the creation of a Kids First Advisory Board. Purpose: Kids First Advisory Board asks that Aspen City Council approve Ordinance # 16, series of 2020, second reading, authorizing the creation of the Kids First Advisory Board. Summary and Background: Previous memo with more detailed background, from October 13 is attached. At that meeting Council members discussed the history and the need for the Kids First Advisory Board. With approval of this ordinance at this second reading, the Aspen City Council will be able to officially interview and appoint Kids First Advisory Board members. Current Kids First Advisory Board members include Sue Way and Stefan Reveal, Co- Chairs, Beth Cashdan, Rebecca Paschal, Matt Zubrod, and Chad Schmidt. We have potential members that have been participating during this transition time; Genna Moe and Lisa Flynn. Additionally, we have had other applications that we have put on hold until the ordinance and bylaws are approved. Discussion: As Kids First Advisory Board members made efforts to recruit new members, staff became aware that there is no record of an ordinance authorizing the creation of the Kids First Advisory Board. Kids First Advisory Board and staff seek members that represent diverse perspectives and are inclusive of the community that we serve, reflecting the diversity of socioeconomics, race, religion, age and geography of the population we serve. By becoming an Advisory Board rather than an Operating Board, we will be able to recruit Board members who live within our service area, but outside of City limits. Equity begins with young children. This means that everyone has a fair and just opportunity to thrive and reach their potential. This requires that we remove obstacles such as poverty, discrimination, racism — and all their consequences — including powerlessness and lack of access. We intend to ensure that people have what they need to thrive. 132 To that extent, Kids First Advisory Board hopes to be given advisory authority by the city council, with members appointed by city council, to continue to provide staff direction, and to make recommendations to city council based on community needs. Kids First Advisory Board member have begun to work on what perspectives and diversity are included on the existing board, and where there are gaps that they would like to see represented. Financial/Budget Impacts: There is no fiscal impact to the City of Aspen, nor Kids First. Environmental Impacts:There is no environmental impact to the City of Aspen, nor Kids First. Recommended Action:Aspen City Council approval of ordinance # 16, series of 2020, authorizing the creation of the Kids First Advisory Board. Proposed Motion:I move to approve ordinance # 16, series of 2020 to create the Kids First Advisory Board. City Manager Comments: Attachment A:Ordinance 16, Series of 2020 Attachment B:Memo dated October 13, 2020 133 ORDINANCE NO. 16 (Series of 2020) AN ORDINANCE OF THE CITY OF ASPEN, COLORADO, CREATING A KIDS FIRST ADVISORY BOARD, DESCRIBING THE COMPOSITION, TERM AND QUALIFICATION OF MEMBERS, AND THEIR POWERS AND DUTIES. WHEREAS, the City of Aspen administers the childcare portion of the .45% sales tax dedicated to affordable housing and daycare; and WHEREAS, the mission of Kids First is to promote the availability of quality, affordable early childhood care & education; Provide access to early childhood information and resources, and WHEREAS, Kids First community goals are to: 1. Increase the quality of early childhood education and care 2. Maintain affordability of programs and provide information regarding the true cost of childcare 3. Increase and maintain the availability of childcare programs 4. Increase public education and awareness about the importance of early childhood education. 5. Increase knowledge of early childhood development and parenting for families with young children, and WHEREAS, the City Council will appoint Kids First Advisory Board members to undertake the mission and community goals related to access quality, affordable childcare, and WHEREAS, it is the desire of City Council to seek Kids First Advisory Board members that represent diverse perspectives and are inclusive of the community that we serve, and WHEREAS, the staff and board recommend making this an advisory, not a permanent managing board, and WHEREAS, the City Council will set the Kids First Advisory Board membership of seven (7) members and two (2) alternate members, and WHEREAS, the City Council, at the request of the Kids First Advisory Board, desires to provide within this Ordinance the authority and direction for the Kids First Advisory Board to be guided by the adopted Kids First Mission and Goal Statements. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, THAT: Section 1. Establishment of the Kids First Advisory Board. There is hereby established the Kids First Advisory Board for the City of Aspen, Colorado, which members shall serve at the pleasure of the City Council. Section 2. Composition; Term; Qualification. The Kids First Advisory Board shall be constituted as follows: (a) The Kids First Advisory Board shall consist of seven (7) regular members and two (2) alternate members, all of whomshall serve overlapping three (3)-year terms. The 134 Board shall be appointed by the City Council with all appointees designated as at- large appointees who shall be selected primarily for their knowledge of and experience in the early childhood education, and/or financial, management, or marketing capabilities. (b) Except for the filling of vacancies, all terms of appointment shall be for three-year periods, commencing at the time of appointment. (c) All members of the Kids First Advisory Board shall serve at the pleasure of the City Council and may be removed by majority vote thereof. (d) The Kids First Advisory Board is declared not to be a permanent board within the meaning of Section 8.2 of the Charter of the City of Aspen and, therefore, there shall be imposed no age or residency requirement for membership on the Board of Directors nor shall candidates for appointment be required to be qualified electors. Section 3. Powers and Duties. Generally, the Kids First Advisory Board is empowered to advise the Kids First executive director, and provide recommendations to city council as needed on the planning and policy related to the daily and long-term operations of Kids First, guided by the Kids First Mission and Goal Statements, as may be amended from time to time by the Kids First Advisory Board and approved by City Council . These advisement duties shall include the following: (a) Recommend programming priorities; and (b) Recommend operating policy. Section 4. Rules of Procedure. (a) A quorum to transact the business of the Kids First Advisory Board shall consist of four (4) members. (b) At its first meeting (which shall be called by the City Manager), the Kids First Advisory Board shall elect a two (2) co-chairpersons. (c) The Kids First Advisory Board shall establish regular meeting times and days. Special meetings may be called by the chairperson or at the request of any two (2) members on at least twenty-four (24) hours written notice to each member of the Board, provided that a special meeting may be held on shorter notice if all members of the board waive notice in writing. No business shall be transacted at any special meeting unless it has been stated in the notice of such meeting. (d) All regular and special meetings of the Kids First Advisory Board shall be open to the public except for executive (closed door) meetings as are permitted by law. Citizens shall have a reasonable opportunity to be heard and all minutes and other records of action of the Kids First Advisory Board shall be made available to the public. (e) The Kids First Advisory Board may adopt by-laws for the conduct of its business not inconsistent with this ordinance and the Charter of the City of Aspen and shall adopt such rules of procedures as it deems necessary. Section 5. Severability If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any 135 reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and shall not affect the validity of the remaining portions thereof. Section 6. Public Hearing A public hearing on the ordinance shall be held on _________________ 2020, in the City Council Chambers, Aspen City Hall, Aspen, Colorado. INTRODUCED, READ, AND ORDERED PUBLISHED as provided by law by the City Council of the City of Aspen on the _________________________. __________________, Mayor ATTEST: ___________________, City Clerk FINALLY adopted, passed and ordered published this ________________________. __________________, Mayor ATTEST: ______________, City Clerk 136 MEMORANDUM TO:Mayor and City Council FROM:Shirley Ritter, Kids First Director Through:Diane Foster, Assistant City Manager Sara Ott, City Manager DATE:October 13, 2020 RE:Ordinance #16, series of 2020, authorizingthe creation of a Kids First Advisory Board. Purpose: Kids First Advisory Board asks that Aspen City Council approve Ordinance # 16, series of 2020, authorizing the creation of the Kids First Advisory Board. Summary and Background: Kids First was established soon after the dedicated sales tax was passed by Aspen citizens by ordinance #81, series of 1989 (attached). In the following years a task force was established to determine community priorities and need, and to provide guidance to the Kids First staff for the administration of funds and services. The sales tax was renewed in 1998, and again in 2008. The tax currently is scheduled to sunset in 2040. As Kids First programming continued to develop, the initial task force became an advisory board, but apparently without authorization from the city council. The role has been to provide direction to staff for funding and programming, as well as making recommendations to Aspen City Council. Aspen City Council has continued to act as the governing body for Kids First, with supervision through the city manager’s office. Current members of the Kids First Advisory Board take their responsibility for tax-payer funding very seriously and strive to make investments that strengthen the system of childcare to support young children and their families. The focus from the beginning has been on both developmentally appropriate, high quality, early childhood education programs; and recognition of the role that childcare plays in the economic stability of our community. There is a growing body of research that underscores the importance of strong early child development as a foundation for future success in life, as well as the return on investment (ROI) made in early childhood education. Attachment A and B. Discussion: As Kids First Advisory Board members made efforts to recruit new members, staff became aware that there is no record of an ordinance authorizing the creation of the Kids First Advisory Board. Kids First Advisory Board and staff seek members that represent diverse perspectives and are inclusive of the community that we serve, reflecting the diversity of 137 socioeconomics, race, religion, age and geography of the population we serve. By becoming an Advisory Board rather than an Operating Board, we will be able to recruit Board members who live within our service area, but outside of City limits. Equity begins with young children. This means that everyone has a fair and just opportunity to thrive and reach their potential. This requires that we remove obstacles such as poverty, discrimination, racism — and all their consequences — including powerlessness and lack of access. We intend to ensure that people have what they need to thrive. To that extent, Kids First Advisory Board hopes to be given advisory authority by the city council, with members appointed by city council, to continue to provide staff direction, and to make recommendations to city council based on community needs. Financial/Budget Impacts: There is no fiscal impact to the City of Aspen, nor Kids First. Environmental Impacts:There is no environmental impact to the City of Aspen, nor Kids First. Recommended Action:Aspen City Council approval of ordinance # 16, series of 2020, authorizing the creation of the Kids First Advisory Board. Proposed Motion:I move to approve ordinance # 16, series of 2020 to create the Kids First Advisory Board. City Manager Comments: Attachment A:Ordinance 16, Series of 2020 Attachment B:Ordinance 81, Series of 1989 Attachment C:Young Children Develop in an Environment of Relationships Attachment D: James Heckman Equation 138 139 140 141 142 143 144 145 Young children Develop in an environment of relationships working paper 1 1 146 members Jack p. shonkoff, m.D., chair Julius B. Richmond FAMRI Professor of Child Health and Development; Director, Center on the Developing Child, Harvard University w. thomas boyce, m.D. Sunny Hill Health Centre/BC Leadership Chair in Child Development; Professor, Graduate Studies and Medicine, University of British Columbia, Vancouver Judy cameron, ph.D. Professor of Psychiatry, University of Pittsburgh; Senior Scientist, Oregon National Primate Research Center; Professor of Behavioral Neuroscience and Obstetrics & Gynecology, Oregon Health and Science University greg J. Duncan, ph.D. Distinguished Professor, Department of Education, University of California, Irvine nathan a. fox, ph.D. Distinguished Professor; Director, Child Development Laboratory, University of Maryland College Park megan r. gunnar, ph.D. Regents Professor and Distinguished McKnight University Professor, Institute of Child Development, University of Minnesota pat levitt, ph.D. Director, Zilkha Neurogenetic Institute; Provost Professor of Neuroscience, Psychiatry and Pharmacy Chair, Department of Cell and Neurobiology, Keck School of Medicine of the University of Southern California linda c. mayes, ph.D. Arnold Gesell Professor of Child Psychiatry, Pediatrics, and Psychology, Yale Child Study Center Special Advisor to the Dean, Yale School of Medicine bruce s. mcewen, ph.D. Alfred E. Mirsky Professor; Head, Harold and Margaret Milliken Hatch Laboratory of Neuroendocrinology, The Rockefeller University charles a. nelson, ph.D. Richard David Scott Chair in Pediatric Developmental Medicine Research, Children’s Hospital Boston; Professor of Pediatrics and Neuroscience, Harvard Medical School ross a. thompson, ph.D. Professor of Psychology, University of California, Davis contributing members susan nall bales President, FrameWorks Institute william t. greenough, ph.D. Swanlund Professor of Psychology, Psychiatry, and Cell and Developmental Biology; Director, Center for Ad vanced Study at University of Illinois, Urbana-Champaign eric knudsen, ph.D. Edward C. and Amy H. Sewall Professor of Neurobiology, Stanford University School of Medicine Deborah phillips, ph.D. Professor of Psychology and Associated Faculty, Public Policy Institute; Co-Director, Research Center on Children in the U.S., Georgetown University arthur J. rolnick, ph.D. Senior Vice President and Director of Research, Federal Reserve Bank of Minneapolis former members betsy lozoff, m.D. Professor of Pediatrics, University of Michigan Medical School; Research Professor. Center for Human Growth and Development, University of Michigan partners the frameworks institute the national governors association center for best practices the national conference of state legislatures sponsors the birth to five policy alliance the buffett early childhood fund the John D. and catherine t. macarthur foundation Palix foundation the pierre and pamela omidyar fund about the authors The National Scientific Council on the Developing Child, housed at the Center on the Developing Child at Harvard University, is a multi- disciplinary collaboration designed to bring the science of early childhood and early brain development to bear on public decision- making. Established in 2003, the Council is committed to synthesizing and communicating science to help inform policies that promote successful learning, adapative behavior, and sound physical and mental health for all young children. For more information, go to http://www.developingchild.net. Please note: The content of this paper is the sole responsibility of the authors and does not necessarily represent the opinions of the funders or partners. Suggested citation: National Scientific Council on the Developing Child. (2004). Young children develop in an environment of relationships. Working Paper No. 1. Retrieved from http://www.developingchild.net © 2004, National Scientific Council on the Developing Child, Center on the Developing Child at Harvard University UpDaTeD & reprinTeD: oCToBer 2009 147 www.DevelopingChilD.neT Young Children Develop in an Environment of Relationships 1 Growth-promoting relationships are based on the child’s continuous give-and-take (“serve and return” interaction) with a human partner who provides what nothing else in the world can offer – experiences that are individualized to the child’s unique personality style; that build on his or her own interests, capabilities, and initiative; that shape the child’s self-awareness; and that stimulate the growth of his or her heart and mind. Young children experience their world as an environment of relationships, and these re- lationships affect virtually all aspects of their development – intellectual, social, emotional, physical, behavioral, and moral. The quality and stability of a child’s human relationships in the early years lay the foundation for a wide range of later developmental outcomes that re- ally matter – self-confidence and sound men- tal health, motivation to learn, achievement in school and later in life, the ability to control ag- gressive impulses and resolve conflicts in non- violent ways, knowing the difference between right and wrong, having the capacity to develop and sustain casual friendships and intimate re- lationships, and ultimately to be a successful parent oneself. Stated simply, relationships are the “ac- tive ingredients” of the environment’s influ- ence on healthy human development. They incorporate the qualities that best promote competence and well-being – individualized responsiveness, mutual action-and-interac- tion, and an emotional connection to another human being, be it a parent, peer, grandpar- ent, aunt, uncle, neighbor, teacher, coach, or any other person who has an important impact on the child’s early development. Relationships engage children in the human community in ways that help them define who they are, what they can become, and how and why they are important to other people. 7, 8, 9, 10, 11, 12, 13 In the words of the distinguished develop- mental psychologist Urie Bronfenbrenner: … in order to develop normally, a child requires pro- gressively more complex joint activity with one or more adults who have an irrational emotional relationship with the child. Somebody’s got to be crazy about that kid. That’s number one. First, last, and always. nurturing and stable relationships with caring adults are essential to healthy human development beginning from birth. Early, se- cure attachments contribute to the growth of a broad range of competencies, including a love of learning, a comfortable sense of one- self, positive social skills, multiple successful relationships at later ages, and a sophisti- cated understanding of emotions, commit- ment, morality, and other aspects of human relationships. Stated simply, establishing suc- cessful relationships with adults and other children provides a foundation of capacities that children will use for a lifetime.14, 15, 16, 17 the issue healthy development depends on the quality and reliability of a young child’s relationships with the important people in his or her life, both within and outside the family. Even the development of a child’s brain architecture depends on the establishment of these rela- tionships.1, 2, 3, 4, 5, 6 what science tells us Young children experience their world as an environment of relationships, and these relationships affect virtually all aspects of their development. 148 2 Young Children Develop in an Environment of Relationships www.DevelopingChilD.neT national scientific council on the Developing chilD the “serve and return” interaction between par- ent and baby – in which young children naturally reach out for interaction through babbling, facial expressions, and gestures and adults respond with the same kind of vocalizing and gesturing back at them – builds and strengthens brain ar- chitecture and creates a relationship in which the baby’s experiences are affirmed and new abili- ties are nurtured. Children who have healthy relationships with their primary caregivers are more likely to develop insights into other peo- ple’s feelings, needs, and thoughts, which form a foundation for cooperative interactions with others and an emerging conscience. Sensitive and responsive parent-child relationships also are associated with stronger cognitive skills in young children and enhanced social compe- tence and work skills later in school, which illus- trates the connection between social/emotional development and intellectual growth. The broader quality of the home environment (in- cluding toys, activities, and interactions with- in the family setting) also is strongly related to early cognitive and language development, performance on IQ testing, and later achieve- ment in school.12, 18, 19, 20, 21, 22, 23, 24, 25, 26 Young children also learn a great deal from each other. they learn how to share, to engage in re- ciprocal interactions (e.g., taking turns, giving and receiving), to take the needs and desires of others into account, and to manage their own im- pulses. Just being around other children, how- ever, is not enough. The development of friend- ships is essential, as children learn and play more competently in the rapport created with friends rather than when they are dealing with the social challenges of interacting with casual acquaintances or unfamiliar peers.27, 28 the warmth and support of the caregiver in a child care setting also influence the development of important capabilities in children, includ- ing greater social competence, fewer behavior problems, and enhanced thinking and reasoning skills at school age. Young children benefit in these ways because of the secure relationships they develop in such settings, and because of the ways in which the caregivers provide cognitively stimulating activities and support for develop- ing positive relationships with other children. Unfortunately, the generally poor quality of care provided in many child care arrangements in the United States does not support these ben- efits because of high caregiver turnover, poorly designed programs, or inadequate preparation of staff. Current research also suggests the addi- tional risk that a greater amount of time in out- of-home care during infancy may be associated with greater disobedience and aggression by the time children enter school.12, 22, 23, 29, 30, 31, 32, 33 relationships are important to school adjust- ment. Children who develop warm, positive relationships with their kindergarten teach- ers are more excited about learning, more positive about coming to school, more self- confident, and achieve more in the classroom. Relationships with peers also are important. Children who experience greater peer accep- tance and friendship tend to feel more positively about the school experience and perform better in the classroom.33, 34, 35, 36, 37, 38 children have different ways of interacting with their peers. Some are gregarious, others are too shy to get involved (although they want to), some need time to “warm up,” and others are not as interested in being sociable. All of these variations fall within a normal range, and it is essential to differentiate among the many poten- tial reasons (both biological and environmental) that a young child may have limited or difficult interactions with others. Playing cooperatively, making friends, and sustaining friendships over time are not always easy. Any child with severely limited peer involvement is at considerable risk for significant adverse developmental conse- quences.39, 40, 41, 42, 43 secure and stable relationships with car- ing adults assure that young children are ad- equately nourished; protected from dangerous illnesses, exposure to toxins, and hazards that children who develop warm, positive relationships with their kindergarten teachers are more excited about learning, more positive about coming to school, more self-confident, and achieve more in the classroom. 149 www.DevelopingChilD.neT Young Children Develop in an Environment of Relationships 3 can lead to preventable injuries; provided pre- ventive health check-ups; protected from ex- cessive stress; and afforded predictable daily routines that convey a sense of security. These influences contribute significantly to healthy brain development and depend upon the care and support provided by individuals in the community as well as in the family.12, 44 Young children are highly vulnerable emotion- ally to the adverse influences of parental men- tal health problems and family violence. One of the most extensively documented of these vulnerabilities is the negative impact of a mother’s clinical depression on her young children’s emotional development, social sensitivity, and concept of themselves, ef- fects that have been demonstrated in both developmental research and studies of brain functioning. Young children who grow up in seriously troubled families, especially those who are vulnerable temperamentally, are prone to the development of behavioral disorders and conduct problems.45, 46, 47, 48, 49 animal studies have shown that the quality of the mother-infant relationship can influence gene expression in areas of the brain that regu- late social and emotional function and can even lead to changes in brain structure. The nature of the relationship also can have long-term influences (into adulthood) on how the body copes with stress, both physically and emo- tionally.15, 50, 51, 52, 53, 54, 55, 56, 57, 58, 59, 60 science indicates that the quality of early par- ent-child relationships can be strengthened, but successful interventions are more difficult to achieve when relationships are significantly troubled or disturbed. Preventive interventions also can produce a variety of positive outcomes, depending on the extent to which the knowl- edge and skills of the staff and the quality of the implementation are matched to the magnitude of the challenges being addressed. 12, 61, 62, 63, 64, 65 as the public’s appetite for scientific infor- mation about the development of young chil- dren is whetted by exciting new findings, the risk of exaggerated or misleading messages grows. Within this context, it is essential that scientific fact be differentiated from popularly accepted fiction. contrary to common assumptions, scientific evidence shows that the influence of relation- ships on development continues through- out the lifespan. These relationships are not more important at a particular stage of a child’s life compared to another, but the nature of those impacts does vary by age and develop- mental status.4 in contrast to frequently cited concerns, science indicates that young children can benefit sig- nificantly from secure relationships with mul- tiple caregivers (within or outside the family), while their attachments to their parents remain primary and central.13 There is no credible sci- entific evidence to support the claim that close relationships with other nurturing and reliable adults who they trust, especially early in life, interfere with the strength of the young child’s primary relationship with his or her parents. although young children certainly can estab- lish healthy relationships with more than one or two adults, prolonged separations from fa- miliar caregivers and repeated “detaching” and “re-attaching” to people who matter are emo- tionally distressing and can lead to enduring problems. There is no scientific evidence to sup- port the belief that frequently rotating relation- ships with large numbers of adult caregivers pro- vide valuable learning opportunities in the early years of life. Although the importance of sus- tained, reliable relationships within the fam- ily is well understood, the need for stable and predictable relationships in child care set- tings is acknowledged less frequently, and the disruptive impacts of the abrupt changes related to high caregiver turnover are too often disregarded.66, 67 popular misrepresentations of science what science tells us 150 4 Young Children Develop in an Environment of Relationships www.DevelopingChilD.neT national scientific council on the Developing chilD the importance of mother-child relation- ships is old news. The importance of other family relationships (with fathers, siblings, and grandparents) is semi-old news. The impact of these relationships on the development of the brain is new news. And the important in- fluence of relationships outside of the fam- ily – with child care providers, peers, teachers, neighbors, and other adults and children in the community – is even newer, because these in- dividuals are often valued more for what they do than for the meaning of their role in the life experience of very young children. Greater un- derstanding of what science tells us about the importance of a range of relationships for early childhood development leads us to think about many areas of policy and practice in a new light. “Quality” in early child care and education, for example, is often defined in terms of adult- child ratios, group size, physical facilities, and, more recently, cognitively oriented curriculum. But “quality” is perceived differently when we view child care as a prominent feature of the environment of relationships in which young children develop. The importance of ensur- ing that relationships in child care are nurtur- ing, stimulating, and reliable leads to an em- phasis on the skills and personal attributes of the caregivers, and on improving the wages and benefits that affect staff turnover.12, 68, 69, 70 parental leave policies in the united states cur- rently provide parents of young children with few options. A maximum of only three months of unpaid leave is assured for parents of newborns, and these policies cover only about half of American workers. Of those who are eligible for leave, only those who can get by without earned income can afford to take it, and fewer than half of workers even have this option without risk- ing loss of their jobs. These policies seem highly problematic when viewed in relation to exten- sive scientific evidence of the vital importance of establishing a strong and healthy mother-in- fant bond beginning in the early months of life. They elicit even greater alarm when viewed in the context of concerns about the potential ad- verse effects on very young babies of early and extended experiences in out-of-home child care arrangements of highly variable quality.71, 72, 73 for mothers receiving welfare support under temporary assistance to needy families (tanf), federal rules require that states impose work requirements of 30 or more hours per week. Although modifications are permissible, about half of the states do not exempt mothers of chil- dren less than 12 months of age, and some states permit mandated maternal employment be- ginning a few weeks after a baby’s birth. When viewed as an adult-oriented employment policy, TANF can be a subject for reasonable debate. But when examined from a child-oriented per- spective, it reflects a wide gap between what we know about the importance of early family re- lationships and what we are doing to promote the health and well-being of our nation’s most vulnerable young children.74, 75 the science-policy gap parental leave policies in the united states currently provide parents of young children with few options. 151 www.DevelopingChilD.neT Young Children Develop in an Environment of Relationships 5 the science of early childhood develop- ment is sufficiently mature to support a num- ber of well-documented, evidence-based impli- cations for those who develop and implement policies that affect the health and well-being of young children. Five compelling messages are particularly worthy of thoughtful consideration: when considered within the context of a child’s environment of relationships, the concept of school readiness is not exclusively a matter of fostering literacy and number skills. It must also include the capacity to form and sustain posi- tive relationships with teachers, children, and other adults, and develop the social and emo- tional skills for cooperating with others.66, 76, 77 when viewed as an important part of a child’s en- vironment of relationships, early childhood edu- cation must strive to involve young children in re- ciprocal learning interactions with teachers and peers rather than isolated “pre-academic” work, and it should capitalize on children’s natural in- terests and intrinsic drive to learn, rather than follow an adult-determined agenda. Stated sim- ply, young children learn best in an interactive, relational mode rather than through an educa- tion model that focuses on rote instruction.78 extending the length and coverage of leave cur- rently provided under the family and medical leave act would provide the critical necessities of time and economic security that are required for parents to develop the nurturing relationships with their children that are essential to healthy development. Much can be learned from other industrialized nations that promote greater pa- rental choice and child well-being by providing subsidized parental leave for those who wish to stay at home with their babies, and affordable, decent quality, early care and education for the children of those who choose or are compelled to return to work.73, 78 in the absence of consistent evidence that mater- nal employment intrinsically helps or hurts most children, science has little to add to the ongoing political debate about whether paid work should be a mandated requirement for mothers on pub- lic assistance. Nevertheless, emerging data that suggest that maternal employment in the first six months of an infant’s life may be associated with later developmental problems, and con- cerns about the potential adverse impacts of extended out-of-home child care experiences on young children’s social development and behavior, require thoughtful public discussion. Each raises serious concerns about the potential harm of mandated maternal employment and the limited availability of affordable, high qual- ity child care, particularly for the already vul- nerable babies of low-income women on public assistance. It is time for society to weigh the evi- dence carefully and fashion a more thoughtful policy for parents in the workforce, particularly for those who earn low wages.12, 79, 80 traditional child welfare approaches to maltreat- ment focus largely on physical injury, the rela- tive risk of recurrent harm, and questions of child custody, in conjunction with a criminal justice orientation. In contrast, when viewed through a child development lens, the abuse or neglect of young children should be evaluated and treated as a matter of child health and development within the context of a family relationship crisis, which requires sophisticated expertise in both early childhood and adult mental health. The regularized referral of suspected cases of child abuse or neglect from the child welfare system to the early intervention system would assure appropriate developmental and behavioral as- sessment and treatment as needed. Child abuse prevention strategies that emphasize both the developmental needs of children and the im- portance of community-based supports for families provide another clear example of how we can close the gap between science and prac- tice for our most vulnerable young children.12 implications for policy and programs stated simply, young children learn best in an interactive, relational mode rather than through an education model that focuses on rote instruction. implications for policY anD programs 152 6 Young Children Develop in an Environment of Relationships www.DevelopingChilD.neT national scientific council on the Developing chilD 1. Berscheid, E., & Reis, H.T. (1998). Attraction and close relationships. In D.T. Gilbert, S.T. Fiske, & G. 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Nature Neuroscience, 3(8), 799-806. 58. Sanchez, M.M., Ladd, C.O., & Plotsky, P.M. (2001). Early adverse experience as a developmental risk factor for later psychopathlogy: Evidence from rodent and primate models. Development and Psychopathology, 13, 419-449. 59. Sanchez, M.M., Hearn, E.F., Do, D., Rilling, J.K., & Herndon, J.G. (1998). Differential rearing affects corpus callosum size and cognitive function of rhesus monkeys. Brain Research, 812(1-2), 38-49. 60. Shonkoff, J. & Meisels, S. (Eds.) (2000). Handbook of early childhood intervention. (2nd Ed.) New York: Cambridge University Press. 61. Brooks-Gunn,J.,Berlin,L.J.,& Fuligni,A.S.(2000).Early childhood intervention programs:What about the fam- ily? In J.P. Shonkoff & S.J. Meisels (Eds.), Handbook of early childhood intervention (2nd ed., pp. 549-587). New York: Cambridge University Press. 62. Campbell, F.A., Ramey, C., Pungello, E., Sparling, J.,& Miller-Johnson, S.(2002) Early childhood education: Young adult outcomes from the Abecedarian Project. Applied Developmental Science, 6(1), 42-57. 63. Currie, J. (2000). Early childhood intervention programs: What do we know? Working Paper from the Children’s Roundtable: The Brookings Institution, Washington, DC: http://www.Brookings.org/es/children/docs/cur- rie2000000401.htm. references 154 64. Gomby, D.S., Culross, P.L., & Behrman, R.E. (1999). Home visiting: Recent program evaluations – Analysis and recommendations. The Future of Children, 9, 4-26. 65. Thompson, R.A. (1995). Preventing child maltreatment through social support: A critical analysis. Thousand Oaks, CA: Sage. 66. Howes, C. (1999). Attachment relationships in the con- text of multiple caregivers. In J. Cassidy & P. R. Shaver (Eds.), Handbook of attachment: Theory, research, and clinical applications (pp. 671-687). New York: Guilford Press. 67. Howes, C.H.,& Ritchie, S.(2002).A matter of trust.New York:Teachers College Press. 68. Phillips, D., Mekos, D., Carr, S., McCartney, K., & Abbott- Shim, M. (2000). Within and beyond the classroom door: Assessing quality in child care centers. Early Childhood Research Quarterly, 15(4), 475-496. 69. NICHD Early Child Care Research Network (1996). Characteristics of infant child care: Factors contribut- ing to positive caregiving. Early Childhood Research Quarterly, 11(3), 269-306. 70. NICHD Early Child Care Research Network (2000). Characteristics and quality of child care for toddlers and preschoolers. Applied Developmental Science, 4(3), 116-125. 71. Kamerman, S., & Kahn, A. (1995). Starting right: How America neglects its young children and what we can do about it. New York: Oxford University Press. 72.Waldfogel, J.(1999). The impact of the Family and Medical Leave Act. Journal of Policy Analysis and Management, 18 (2), 281-302. 73. Waldfogel, J. (2001). International policies toward pa- rental leave and child care. The Future of Children, 11(1), 99-111. 74. Duncan, G., & Chase-Lansdale, L. For better and for worse: Welfare reform and the well-being of children and families. New York: Russell Sage. 75. Huston, A.C. (2002). Reforms and child development. The Future of Children, 12(1), 59-77. 76. Pianta, R.C., Steinberg, M.,& Rollins, K.(1997).The first two years of school: Teacher-child relationships and deflection in children’s school adjustment. Development and Psycholopathology, 9, 63-79. 77. Stipek, D.(2004). The early childhood classroom ob- servation measure. Unpublished manuscript, Stanford University. 78. Waldfogel, J.,Higuchi, Y., & Abe, M.(1999).Family leave policies and women’s retention after childbirth: Evidence from the United States, Britain, and Japan. Journal of Population Economics, 12, 523-545. 79. Han, W., Waldfogel, J., & Brooks-Gunn, J. (2001). The effects of early maternal employment on children’s later cognitive and behavioral outcomes, Journal of Marriage and the Family, 63(2), 336-354. 80. Brooks-Gunn, J., Han, W., & Waldfogel, J. (2002). Maternal employment and child cognitive outcomes in the first three years of life. Child Development, 73(4), 1052-1072. national scientific council on the Developing chilD 8 Young Children Develop in an Environment of Relationships www.DevelopingChilD.neT 155 156 council working paper series working paper #1 Young Children Develop in an Environment of Relationships (2004) working paper #2 Children’s Emotional Development is Built into the Architecture of their Brains (2004) working paper #3 Excessive Stress Disrupts the Architecture of the Developing Brain (2005) working paper #4 Early Exposure to Toxic Substances Damages Brain Architecture (2006) working paper #5 The Timing and Quality of Early Experiences Combine to Shape Brain Architecture (2007) working paper #6 Mental Health Problems in Early Childhood Can Impair Learning and Behavior for Life (2008) also from the council A Science-Based Framework for Early Childhood Policy: Using Evidence to Improve Outcomes in Learning, Behavior, and Health for Vulnerable Children (2007) The Science of Early Childhood Development: Closing the Gap Between What We Know and What We Do (2007) 50 Church Street, 4th Floor, Cambridge, MA 02138 617.496.0578 www.developingchild.harvard.edu www.developingchild.net 157 A past program that’s very relevant today. Lifecycle Benefits analyzes the effects of two identical, randomized-controlled preschool experiments conducted in North Carolina in the 1970’s: The Carolina Abecedarian Project (ABC) and the Carolina Approach to Responsive Education (CARE). They offered comprehensive developmental resources to disadvantaged African- American children from birth to age five, including nutrition, access to healthcare and early learning. Children were randomly assigned into either the treatment group or a control group that had access to alternatives such as lower quality center-based care or in-home care. Given that many high-quality programs today include the components central to ABC/CARE, evidence from ABC/CARE is relevant today. About 19% of all African-American children would be eligible for the program today. And, research shows that the negative effects of a disadvantaged early childhood are similar across races. Rich data provides insight into long-term benefits. Existing research on the effectiveness of early childhood programs largely focuses on short-term academic gains when it is long-term benefits that provide a more relevant measure of value. Lifecycle Benefits analyzes a wide variety of life outcomes, such as health, the quality of life, participation in crime, labor income, IQ, schooling and increases in mothers’ labor income as a result of subsidized childcare. ABC/CARE collected data on the participants throughout childhood and well into adulthood, allowing for an in-depth analysis of long-term effects in multiple dimensions of human development. From birth until the age of 8, data were collected annually on cognitive and socio-emotional skills, home environments, family structure, and family economic characteristics. After age 8, data on cognitive and socio-emotional skills, education, and family economic characteristics were collected at ages 12, 15, 21, and 30. In addition, there is a full medical survey at age 35 and detailed records of any criminal activity. Start at birth, coordinate services into comprehensive early childhood programs and achieve greater economic and social gains. Professor Heckman’s latest research, “The Lifecycle Benefits of an Influential Early Childhood Program,” shows that high quality birth-to-five programs for disadvantaged children can deliver a 13% per year return on investment—a rate substantially higher than the 7-10% return previously established for preschool programs serving 3- to 4-year-olds. Heckman, his University of Chicago colleague Jorge Luis García, Duncan Ermini Leaf of the Leonard D. Schaeffer Center for Health Policy and Economics at University of Southern California, and María José Prados of the Dornsife Center for Economic and Social Research at University of Southern California, find that significant gains are realized through better outcomes in education, health, social behaviors and employment. There’s more to gain by taking a comprehensive approach to early childhood development. The Heckman Equation James J. Heckman is the Henry Schultz Distinguished Service Professor of Economics and Director of the Center for the Economics of Human Development at the University of Chicago, a Nobel Laureate in economics and an expert in the economics of human development. www.heckmanequation.org 158 www.heckmanequation.org The Heckman Equation project is made possible with support from the Pritzker Children’s Initiative. The benefits of high quality starting at birth. Children who received treatment had significantly better life outcomes than those who did not receive center-based care or those who received lower quality care. 75% of the control group children were enrolled in relatively low quality alternative childcare centers, usually after age 3; others stayed at home. Consistent with other research, results varied by gender. For females, ABC/CARE had positive effects on high school graduation, years of education, adult employment and the adult labor incomes of participants and their parents. These treatment results are higher when compared with the alternative of staying exclusively at home. The results for males show lower drug use and blood pressure, as well as positive effects on education and later labor income. The results for employment, hypertension, and blood pressure are higher when the treatment group is compared to the children who attended alternative childcare centers. Separation from the mother and being placed in relatively low quality childcare centers have far more negative consequences for male subjects than for female ones. This suggests that high program quality is necessary to generate quality outcomes. A two-generation effect on workforce. ABC/CARE improved the economic prospects of treated children and their mothers, allowing the latter to enter the workforce and increase earnings while their children gained the foundational skills to make them more productive in the future workforce. ABC/CARE provided childcare to the parents of treated children for more than nine hours a day for five years. Only 27% of mothers of children lived with a partner and this status barely changed during the program, making employment critical for upward mobility. Childcare generates positive effects in maternal education, labor force participation, and parental income. Comprehensive quality care pays off. While the costs of comprehensive early childhood education are high, the rate of return of programs like ABC/CARE imply that these costs are good investments. Every dollar spent on high quality, birth-to-five programs for disadvantaged children delivers a 13% per annum return on investment. These economically significant returns account for the welfare costs of taxation to finance the program and survive a battery of sensitivity analyses. The cost of ABC/ CARE was $18,514 in 2014 U.S. dollars. The average cost of childcare alone in the United States ranges from $9,589 to a high of $23,354 with few assurances of the quality necessary to generate quality life outcomes for children.1 A call to do more and better for disadvantaged children. Child poverty is growing in the United States; investing in comprehensive birth-to-five early childhood education is a powerful and cost-effective way to mitigate its negative consequences on child development and adult opportunity. Elements of the ABC/CARE program exist today through a number of often disjointed home visiting, child well-being, nutrition, early learning, childcare and preschool programs. Policymakers would be wise to coordinate these early childhood resources into a scaffolding of developmental support for disadvantaged children and provide access to all in need. The gains are significant because quality programs pay for themselves many times over. The cost of inaction is a tragic loss of human and economic potential that we cannot afford. The Heckman Equation García, Jorge Luis, James J. Heckman, Duncan Ermini Leaf, and María José Prados. “The Life-cycle Benefits of an Influential Early Childhood Program.” (2016): n. pag. Web. This research was funded by the Buffett Early Childhood Fund, Pritzker Children’s Initiative and the Robert Wood Johnson Foundation’s Policies for Action program. 1 Schulte, Brigid, and Alieza Durana. “The New America Care Report.” Better Life Lab (2016): 1-104. Web. 29 Nov. 2016. 159 MEMORANDUM To:Mayor and City Council From: James R. True, City Attorney Date: October 21, 2020 Meeting Date:October 27, 2020 RE:Ordinance #18, Series of 2020 Request of Council:To consider the adoption of Ordinance #18, which amends Ordinance #12, Series of 2020, by extending the provisions therein to May 1, 2021. Background:At a work session held on October 12, 2020, City Council discussed the prospect of extending the provisions regarding face covering through the winter. The provisions set forth in Ordinance #12, Series of 2020, are set to expire on November 4, 2020. Based on such discussions and given Council’s schedule prior to November 4, 2020, the City Attorney’s Office determined that it would be prudent to bring forward an Ordinance amending Ordinance #12, Series of 2020,for first reading at the regular meeting of October 13, 2020. Pursuant to Sec. 4.11 of the Aspen Municipal Charter, two meetings are required but neither is a public hearing and the first hearing requires no prior public notice. This item was presented to Council and passed at first reading. The second reading is proposed for October 27, 2020. Discussion:As noted above, provisions of Ordinance #12, Series of 2020, which amended Ordinance #11, Series of 2020,are set to expire on November 4, 2020. Ordinance #18, Series of 2020, simply extends the provisions of Ordinance #12, to May 1, 2021, particularly the mandatory face covering zones. This termination date can be revisited at Council’s discretion. Recommendation:Staff recommends adoption of Ordinance #18, Series of 2020 which extends the application of Ordinance #12, Series of 2020, until May 1, 2021. 160 ORDINANCE NO. 18 (SERIES OF 2020) AN EMERGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, AMENDING ORDINANCE #12, SERIES OF 2020 TO EXTEND THE EFFECTIVE DATES OF THE PROVISIONS FOR FACE COVERING REGULATIONS. WHEREAS, the City of Aspen (the “City”) is a legally and regularly created, established, organized and existing municipal corporation under the provisions of Article XX of the Constitution of the State of Colorado and the home rule charter of the City (the “Charter”); and WHEREAS, Section 4.11 of the Charter authorizes the City Council to enact emergency ordinances for the preservation of public property, health, peace, or safety upon the unanimous vote of City Council members present or upon a vote of four (4) Council members, whichever is less; and WHEREAS, the City of Aspen declared a local disaster emergency onMarch 12, 2020 pertaining to the occurrence or imminent threat of widespread or severe damage, injury or loss of life or property resulting from COVID-19; and WHEREAS, the City of Aspen commenced and continues to support crisis response efforts, through both personal and other resources; and WHEREAS, pursuant to State and Local Public Health Orders, businesses have been allowed to open to the public under strict guidelines for the health and safety of the public; and WHEREAS, the Centers for Disease Control and Prevention recommends wearing face coverings in public settings to prevent the spread of COVID-19; and WHEREAS, the City Council proposes to amend the provisions of Ordinance #12 (Series of 2020) to extend the effective dates for provisions regarding the requirements for face covering; and WHEREAS, failure of individuals and businesses to comply with public health guidelines can jeopardize the health of the community as a whole and could require the reinstatement of stay at home orders and the re-closing of all businesses leading to devastating economic impacts; and WHEREAS, the City Council finds that it is appropriate and in the interests of the public health, safety, and welfare and would further protect property and civil order, for the City Council to adopt this amendment as an Emergency Ordinance. NOW THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ASPEN CITY THAT: 161 Section 1. Section 2.6, Effective Date and Time,Limitations and Area, of Ordinance #12, Series of 2020 is hereby amended to read as follows: The Public Health Order and all other provisions set forth in Section 2, of Ordinance 12, Series of 2020 shall remain in full force and effect until May 1, 2021. This Order is effective within the entirety of the territory of the City of Aspen, Colorado. Section 2.Emergency Declaration It is hereby declared that, in the opinion of the City Council, an emergency exists; there is a need for the preservation of public property, health, peace, or safety of the City of Aspen, its residents, and guests; and, this ordinance and public health order adopted as an emergency ordinance provides the protection of the health, peace and safety of the citizens of the City of Aspen. Section 3.Publication. The City Clerk is directed that publication of this ordinance shall be made as soon as practical and no later than ten (10) days following final passage. Section 4.Severability. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5.Effective Date. Except as otherwise set forth herein, pursuant to Sec.4.11 of the Aspen Municipal Charter, the ordinance shall take effect and be in full force upon adoption of this ordinance by the affirmative votes of at least four (4) members of the Aspen City Council or the unanimous vote of all City Council members present Section 6.Existing Litigation. This ordinance shall not have any effect on existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances amended as herein provided, and the same shall be construed and concluded under such prior ordinances. INTRODUCED AND READ as provided by law as an emergency ordinance by the City Council of the City of Aspen on the 13th day of October 2020. 162 ________________________ Torre, Mayor ATTEST: NicoleHenning,CityClerk FINALLYadopted,passedand approvedthis 27 th dayof October2020,by∎the unanimous vote of all City Council members present; or a vote of four (4) council members. _________________________ Torre, Mayor ATTEST: __________________________ Nicole Henning 163 MEMORANDUM TO:City Council FROM:Ron LeBlanc, Special Projects Manager THROUGH:Sara Ott, City Manager MEMO DATE:October 1, 2020 MEETING DATE:October 27, 2020 RE:IGA for Operation of the Cheryl and Sam Wyly Animal Shelter REQUEST OF COUNCIL: City Council is requested to review and favorably consider the updated IGA (Intergovernmental Agreement) for Operation of the Cheryl and Sam Wyly Animal Shelter with Pitkin County. SUMMARY AND BACKGROUND: Earlier this year, the lease with Sachson Inc. was approved by both the Aspen City Council and the Board of County Commissioners of Pitkin County. This updated IGA for Operation of the Cheryl and Sam Wyly Animal Shelter reflects the increase in lease revenue paid by Sachson Inc., operator of the facility. DISCUSSION: This IGA is substantially the same as the previous IGA, see highlights below: Recitals This section uses the correct name for the facility, Cheryl and Sam Wyly Animal Shelter, instead of the incorrect Aspen/Pitkin Animal Shelter. References to the IGA Development Agreement were dropped, as the facility is now constructed and operational. Article 1. Financial Responsibility. References to the IGA Development Agreement were dropped, as the facility is now constructed and operational. Definition of capital expense remains $5,000. County contribution to operating expense is capped at $10,000 per year. County agrees to plow the access road. New language: “The City shall include all Capital Projects in the Asset Management Plan and notify the County in advance of any Capital Project undertaken.” 164 Operating balance increased from $5,000 to $20,000 to reflect the new lease that requires a $20,000 annual payment (inflated by the annual Denver-Boulder CPI). Article 2. Management of Leases. Added “recycling” to the Utilities section. Article 3. Insurance. This section did not change. Article 4. Citizen Board. Clarified that the staff liaisons would be determined by the County and City Managers. Article 5. Miscellaneous. Additional notice requirement for the Lessee, Sachson Inc. FINANCIAL IMPACTS: The City and the County will each contribute $10,000 annually. The Lessee will contribute a lease payment of $20,000 annually (adjusted by the Denver/Boulder CPI). These amounts will be combined each year. ENVIRONMENTAL IMPACTS: The IGA recognizes the need to support recycling. ALTERNATIVES: 1. Approve the IGA as presented. 2. Amend the IGA. 3. Reject the proposed IGA and direct staff to renegotiate. RECOMMENDATIONS: Staff recommends Alternate #1. CITY MANAGER COMMENTS: 165 RESOLUTION NO. 90 (Series of 2020) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, APPROVING AN INTERGOVERNMENTAL AGREEMENT FOR OPERATION OF THE CHERYL AND SAM WYLY ANIMAL SHELTER BETWEEN THE CITY OF ASPEN AND PITKIN COUNTY, COLORADO AND AUTHORIZING THE MAYOR OR CITY MANAGER TO EXECUTE SAID AGREEMENT ON BEHALF OF THE CITY OF ASPEN, COLORADO WHEREAS, there has been submitted to the City Council an Intergovernmental Agreement for operation of the Cheryl and Sam Wyly Animal Shelter, between the City of Aspen and Pitkin County, Colorado, a true and accurate copy of which is attached hereto as Exhibit “A”. 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 proposed Intergovernmental Agreement for operation of the Cheryl and Sam Wyly Animal Shelter, between the City of Aspen and Pitkin County, Colorado, a copy of which is annexed hereto and incorporated herein, and does hereby authorize the Mayor or City Manager to execute said agreement on behalf of the City of Aspen. INTRODUCED, READ AND ADOPTED by the City Council of the City of Aspen on the ______ day of _______________, 2020. ___________________________ Torre, Mayor I, Nicole Henning, 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 date hereinabove stated. ___________________________ Nicole Henning, City Clerk 166 INTERGOVERNMENTAL AGREEMENT FOR OPERATION OF THE CHERYL AND SAM WYLY ANIMAL SHELTER This Agreement for Operation of the Cheryl and Sam Wyly Animal Shelter in Pitkin, County, Colorado (the “Agreement”) is made as of this __________ day of _________, 2020 by and between Pitkin County, Colorado, a home rule county and political subdivision of the State of Colorado (the “County”) and the City of Aspen, Colorado a municipal and political subdivision of the State of Colorado (the “City”). Recitals 1. The City and County jointly own the real property and improvements know as the Cheryl and Sam Wyly Animal Shelter (the “Shelter”), located at 101 Animal Shelter Road, Aspen, Colorado. 2. The building on the Shelter property includes the animal shelter boarding facility and related animal uses, currently under lease to Sachson, Inc., and two employee apartments, to be leased to two employees of Sachson, Inc. or employees of the City or County. 3. The City and County desire to specify responsibilities for the joint ownership and operation of the Shelter. NOW, THEREFORE, in consideration of the mutual promises and covenants contained in this Agreement, the parties agree as follows: Article 1. Financial Responsibility. 1.01 Operating Account. The parties intend that the general operating expenses for the Shelter will be covered by lease revenues. The City shall be responsible for managing the Shelter property, including managing all leases and collecting the revenues from those leases. These revenues will be maintained by the City in the operating account from which the City shall pay all operational expenses for the Shelter. 1.02 Operating Expenses. An operating expense is defined as any expense that is not a capital expense. It is contemplated that the Shelter operational expenses shall consist of costs of insurance for the building and property, snowplowing of the parking lot, repairs, supplies, and other miscellaneous non-capital expenses not assumed by the tenants of the Shelter. As set forth in the Shelter Lease, there shall be no expenses incurred of paid by the City or County for the shelter of dogs, cats or other domestic animals by the City or County. 1.03 Capital expenses. Capital expense is defined as the cost of any item with a useful life of more than five years or with an initial value of more than $5,000. The City and County shall agree to a capital replacement schedule for the Shelter annually, as part of each entity’s budget process. The Capital Asset Manager for the City 167 shall submit the replacement schedule to the County at the same time that it is submitted to the City as part of its Asset Management Plan process. Approval by each entity in it budget process will constitute agreement. At no time shall the County’s share of capital expenses exceed the amount in its Shelter fund described in Section 1.04. 1.04 County responsibility for operational and capital expenses. To the extent that lease revenues are not sufficient to pay operating expenses, the County shall contribute one half the operating expenses, but in no event shall the County’s contribution exceed $10,000.00 per year. In addition and separate from the maximum $10,000.00 per year contribution, the County shall be solely responsible for plowing the access road to the Shelter property, for so long as the County also plows the road to its Public Works Building. The County agrees to budget $10,000.00 each year in a fund for operational and capital expenses for the Shelter property (the Shelter fund). Any funds not used in a budget year by the County shall be carried forward in the Shelter fund for future capital expenses. The County shall be responsible for one half the capital expenses for the Shelter, as limited by the total in its Shelter fund. 1.05 City responsibility for operational and capital expenses. To the extent that lease revenues are insufficient to pay operating expenses, the City shall contribute one half the operating expenses. The City shall adequately fund its Asset Management Plan to cover its share of any capital expenses. In addition, the City agrees to fund whatever portion of any capital expense required in excess of the County Shelter fund limit. The City shall include all Capital Projects in the Asset Management Plan and notify the County in advance of any Capital Project undertaken. 1.06 Annual reporting and accounting. Within ninety (90) days of the end of each fiscal year, the City shall provide the County a summary of all expenditures and revenues made from the operating account for that fiscal year. To the extent that the balance in the operating account exceeds $20,000.00, the excess over $20,000.00 shall be distributed equally to the City and the County. The County shall deposit its share of any excess operational funds in its Shelter fund, and any such deposit shall not be counted as part of the County’s $10,000.00 annual contribution. Article 2. Management of Leases. 2.01 Lease to Sachson Inc. The City shall manage the lease with Sachson, Inc. However, when the Lease requires the consent or any action of the City and County as Lessors, the City shall consult with and obtain the consent of the County in a timely fashion. 2.02 Lease to tenants of residential units. The City shall manage the leases for the two residential units, and any tenant must qualify under the Aspen/Pitkin County 168 Housing Office guidelines in effect for each unit. First priority for both units will be for employees of the Shelter Operator; second priority will be for a City or County employee whose position relates to Shelter operations; and thereafter to a City or County employee who is willing to accept living in close proximity to Shelter operations. Whenever a unit becomes for a City or County employee, the City and County together shall agree upon the tenant for that unit. The lease to used for the residential units shall be approved by the County Attorney. 2.03 Utilities. The City shall pay the monthly gas, sewer, water, recycling and trash bills from the operating account, but shall bill and collect proportionate amounts of each bill as additional rent monthly from each tenant in the building as specified in the leases. Article 3. Insurance. 3.01 Certificates of Insurance. The City shall insure the Shelter, naming the City and County both as insureds. The City shall provide the County with a certificate of insurance showing the County as additional insured for all insurance policies for the Shelter, including those required of each tenant. Article 4. Citizen Board. 4.01 Establishment of citizen board and bylaws. The City and County have approved Bylaws for the Aspen/Pitkin County Animal Shelter Advisory Board, establishing the terms and conditions for the operation of that citizen advisory board. Any changes to the Bylaws recommended by the Advisory Board shall be approved by both the City and County. 4.02 Staff liaisons. The staff liaisons for the Advisory Board shall be determined by the Aspen City Manager and the County Manager for Pitkin County. Both liaisons are expected to attend the Advisory Board meetings and advise the County Commissioners and the City Council at least semi-annually of the activities of the Advisory Board. Article 5. Miscellaneous. 5.01 Complete Agreement: Amendments. This Agreement constitutes the full and complete agreement between the parties and supersedes and controls over any and all prior agreements, understandings, representations, correspondence, and statements. This agreement cannot be changed or revised except by written amendment signed by both parties. 169 5.02 Public Purpose. The parties acknowledge and agree that this Agreement satisfies, fulfills and is pursuant to and for a public purpose and municipal purpose and is in the public interest, and is a proper exercise of the City’s and County’s power and authority. 5.03 Notice. Whenever either party is required to provide information, request consent from, or otherwise notify the other party, the contact shall be as follows: a. For the County: Pitkin County Manager 530 East Main Street Suite 302 Aspen, Colorado 81611 b. For the City: Aspen City Manager 130 South Galena Street Aspen, Colorado 81611 5,04 Additional Notice Requirement. As a common courtesy, whenever either party to this agreement is required to provide information, request consent from, or otherwise notify the other party, the Shelter operator shall receive a copy of said information and may be asked to provide additional input. Shelter operator notice shall be sent to the following: a. For the Lessee: Sachson Inc. c/o Attn: Seth Sachson Cheryl and Sam Wyly Animal Shelter 101 Animal Shelter Road Aspen, Colorado 81611 170 IN WITNESS WHEREOF, the parties have signed this agreement effective this ________ day of _________ 2020. CITY OF ASPEN APPROVED AS TO FORM: By:By: Print Name: James R. True, City Attorney Title: Date: Date: BOARD OF COUNTY COMMISSIONERS OF PITKIN COUNTY, COLORADO APPROVED AS TO FORM: By:By: Steven F. Child, Chair John Ely, County Attorney Date: Date: 171