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Home My WebLink AboutLand Use Case.HP.312 E Hyman Ave.0035.2015.AHPCp...........Illill-------I---i- - lllI,ll'I'I''ll','IlIIl/I'I'I,/I 0035. 2015 AHPC 312 E HyMAN AVE CONCEPTUAL MAJOR DEV COMM DESIGN REVIEW 2737 07338 005 & 006 S (Cing & 2>I j G 16% de- 46 11*lou/ P PATH: G/DRIVE / MASTER FILES/ADMINISTRATIVE/ADMIN/LANDUSE CASE DOCS THE CITY OF ASPEN City of Aspen Community Development Department CASE NUMBER 0035.2015.AHPC PARCEL ID NUMBERS 2737 073 380 05 & 2737 073 380 06 PROJECT ADDRESS 312 E HYMAN PLANNER AMY SIMON CASE DESCRIPTION APPLICATION FOR HPC THE CRYSTAL PALACE LOTS K,L,& M BLOCK 81 FOR CONCEPTUAL MAJOR DEVELOPMENT COMMERCIAL DESIGN REVIEW AND GROWTH MANAGEMENT REVIEW REPRESENTATIVE HAAS LAND PLANNING LLC DATE OF FINAL ACTION 03.09.2016 CLOSED BY KARLA HENRICHON 7.20.2016 PATH: G/DRIVE / MASTER FILES/ADMINISTRATIVE/ADMIN/LANDUSE CASE DOCS *737 07331 005 9- c:08 003 5.20 1 9- MiP c L permi~idiiiiiiiiiiiiiiiiiiiiiiiliiiiii'Ii""""""..- Il:3"6:t wib dia ....6*Wil file Edit Record Navigate FQrm Report Format Iab Help 1 1 @IX) e 44 1 . ! 2] 6 3 @91D' 1 ' /I n 11 A lump l ~20 @j o l e t mi Â£! el B .3 @3 0//3 3 0 j ., , .1 ~ ]~kE~ Custom Fields Roliting Status 1Fee Summary IActions Routing History ' Permit type ~00 ~Aspen Historic Land Use Permit # |0035.2015 AHPC Address |312 E HYMAN AVE ApUSuite ~ City |ASPEN State ~5-7| 24' |81611 Permit Information ' 111,17- '1 1.-1 11. 1 4 1/ .- .I i Â·lrÂ· i --I- -I. ''Iiâ€ž i i, 1 11 -1.LII' ' ir i Master permit ~ Routing queue ~aslu 15 Applied |11/18/2015 1-1 11 1 1 71!7'Ill 111, 11'1 4 11 1 11 Project I Status ~pending ~ Approved | Descriptjon APPLICATION FOR THE CRYSTAL PALACE LOTS K. L.& M BLOCK 81 FOR Issued ~ CONCEPTUAL MAJOR DEVELOPMENT COMMERICAL DESIGN REVIEW AND GROMH MANAGEMENT REVIEW Closed/Final ~ ' 11 Subm*ed MITCH HASS 926 7819 Clock ~ Days ~ Expires |11/12/2016 Submmed via | |l I 1 Last name |312 EAST HYMAN AVENUE,Â·Â· First name ~AARK HUNT | 2001 N HAI_STEAD ST 304 Phone I(312) 860-1680 Address CHICAGO IL 60614 Ul Applicant It U Owner is applicant? Il Contactor Is appl~cant? 11 ; ~ Last name |HUNT First name |MARK j 1 Phone ~ ) . | Cust # |29960 Address Email ~ Lender Last name ~ First name ~ Phone ~ ) - Address ,#penGo* (sewer'I|angeles ~ 1 of 1 00 + l075- *US.. *u*l,j -s* * 5414 6 SAA ' Il \12 1 , 9 f<16 ~ SaloN>13!.no~~ xogiooll~ sdnoillqgl~ 24,9*8?**%743 ~yoÂ» i: r- -- RECEPTH 628097, 03/28/2016 at 10:51:11 AM, 1 OF 3, R $21.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO RESOLUTION #9 (SERIES OF 2016) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING CONCEPTUAL MAJOR DEVELOPMENT, CONCEPTUAL COMMERCIAL DESIGN REVIEW AND DEMOLITION APPROVAL FOR 300-312 E. HYMAN AVENUE, LOTS K, L, AND M, BLOCK 81, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO Parcel ID: 2737-073-38-005 & 2737-073-38-006 WHEREAS, the Community Development Department received an application from 312 E. Hyman Avenue, LLC, represented by Haas Land Planning and Camburas and Theodore, LTD, for the following land use review approvals: Conceptual Major Development, Conceptual Commercial Design Review and Demolition; and WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Environmental Health Department, Parks Department, Parking Department, and Utilities as a result of a Development Review Committee meeting held on February 3,2016; and, WHEREAS, the Aspen Community Development Department reviewed the Proposed Application and recommended continuation for restudy; and, WHEREAS, the Historic Preservation Commission reviewed the Application at a duly noticed public hearing on March' 9, 2016, during which time the recommendations of the Community Development Director and comments from the public were requested and heard by the Historic Preservation Commission; and, WHEREAS, during a duly noticed public hearing on March 9, 2016, the Historic Preservation Commission approved Resolution #9, Series of 2016, by a 4 to 0 vote, granting approval with the conditions listed hereinafter. NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grants Conceptual Major Development, Conceptual Commercial Design and Demolition approval, for the project as amended and presented to HPC on March 9,2016, with the following conditions: 1. Provision of public amenity, pursuant to Section 26.575.030.C.2, is approved to be off- site, in the right-of-way adjacent to the subject property. The off-site improvements shall be equal or exceed the value of the otherwise required cash-in-lieu payment for 900 square feet of required mitigation (10% of the parcel size) and be consistent with any public infrastructure or capital improvement plan for the area. The improvements are subject to further review and approval by the Engineer Department and Parks Department. Historic Preservation Commission Resolution #9, Series 2016 Page 1 of 3 2. Cash-in-lieu mitigation is required for the removal of the four existing on-site parking spaces. 3. At Final review, the applicant must provide a "Transportation Impact Analysis" to assure that the minimum requirements are addressed for this project, which is categorized as Minor. 4. At Final review, the design shall better delineate the old vs. new portions of the building. Section 2: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Applicant is required to obtain Final Major Development Review and Growth Management approval. 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. Section 3: 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 Community Development Department and the Historic Preservation Commission are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 4: 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 5: I f any section, subsection, sentence, clause, phrase, or portion o f 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. Historic Preservation Commission Resolution #9, Series 2016 Page 2 of 3 FINALLY, adopted, passed and approved this 9th day of March, 2016. Approved as to form: ~'pi~t,ved a~o content: Uhf.- M C 44- - DMbie Quinn, Assistant City Attorney Â¥hIIG PerAber, Chair Attest: 4 +014 Kathy Strickland, Deputy Clerk Historic Preservation Commission Resolution #9, Series 2016 Page 3 of 3 Regular Meeting Aspen City Council April 25.2016 Councilman Frisch moved to remand back to HPC for rehearing and reconsider of option A and restudy a non-connector option; seconded by Councilwoman Mullins. All in favor except Councilman Daily. Motion carried. CALL UP - HPCs Approval of Conceptual Major Development, Conceptual Commercial Design Review and Demolition for 300-312 E. Hyman Avenue, Crystal Palace, HPC Resolution #9, Series of 2016 Ms. Simon, told the Council, on March 901 HPC granted conceptual design approval. conceptual commercial design review and demolition approval for a project located on the property we know as the Crystal Palace. This includes the dinner theater building and the one story structure to the east. At the call up notice we talked about how the building has changed over the years. On the corner of the site there is a Victorian era structure that has been heavily remodeled when Mead Metcalf created the Crystal Palace. He reconstructed the upper floor of the historic building and added on to it in a Victorian style. In terms o f 19th century construction really it is just the ground floors facing Monarch and Hyman. HPC talked about what should we preserve and landed on the middle ground. There is a certain respect for this building. The applicant is removing enough of the existing redevelopment to go back to the footprint of the Victorian but keeping everything about the corner structure. They are making an addition to convert the property to a lodge. Because it is a 100 percent lodge on the north side of the street it is permitted to be three stories tall. The ground floor has a restaurant and comnion space. The second tloor has 14 lodge rooms and the upper floor has two lodge rooms and an outdoor bar and pool. The applicant described how they would address other code requirements including trash. public amenity, utility and parking. The property right now has no onsite public amenity or open space. The applicant is required to meet the minimum of 10 percent or 900 square feet of amenity space. HPC talked about options of providing some amount on site and agreed with the applicant that the best thing to do would be street scape improvements. This will be provided by upgraded sidewalks particularly on the Monarch side. They are also upgrading the trash and public amenity in a way supported by environmental health. They are providing an onside transformer. There will be no parking on site. Currently there are four onsite spaces that they can pay cash in lieu to remove. The existing Crystal Palace is under parked for what is required today. The new project will not make that any worse. The project reduces the net leasable on the site so the applicant does not owe any more parking. Other things that came up during the notice were the transition between the more historic and the new construction. The brick fagade bleeds over to the metal fagade. HPC talked about a more distinct vertical separation. Council asked about what can go on the roof deck in terms of structure. HPC willtook at that at final and can control the placement of built in planters and features. The HPC vote was unanimous 4 to 0. One member had a conflict and two members were ill and had to leave the meeting. They were all very supportive of the project with the one condition. Â· Mitch Haas, representing the applicant, gave a history of the building. lt has been changed many times over the years. He showed images of the original building. The roof collapse in the 1950's and it had a barn door in the front. The barn door was changed to a store front window between 1950 and 1957. In 1962 there were more openings on the second ftoor and the mural is still there. In 1966 there were two store front windows and regular spacing of windows on the second floor. In 1980 the Mead Metcalf remodel with five punched openings on the second floor. Another remodel in 1991. While maybe today it is not historic, people relate the second floor to the Crystal Palace with a 60 foot brick bay. He showed images of the proposed design. 10 Regular Meeting Aspen Citv Council April 25,2016 Mark Hunt, owner, said he has a different type of preservation philosophy for this site. It is important to honor the evolution of the building rather than adapting to its use. This delineates the new from the old while preserving the scale of the landmark. There are inherent challenges when adding on to this building. As it stands today it is in a very different condition but he wants to blend the new with the old with minimal impact to the Palace. The new structure gently cradles the Palace on both sides without diminishing its proud structure. It is clean and understated and not meant to distract from the Palace. The addition is not just adding a steel building with no real purpose. For a large part of its history it was a mining supply company. The steel is a play on a mining structure. It is lower and set back from the original asset. The fagade on Hyman is the main faâ„¢le. They looked at the 30 foot grid and want to interlock the two structures. The corner of Hyman and Monarch is the first 30 foot grid. The middle 30 feet is the transition and the last 30 feet is set back and the 30 feet of new. HPC bought in to that philosophy. We took it as we would preserve the building as is. We thought adding a different material would be a mistake but we are looking at it. Another comment was the alley treatment. We want the building to hold together. Down Monarch where it originally ended it is setback two and a half feet. As you wrap the alley we struggled with what do you put on the face of the alley. We felt the panels would be successful. I think it needs to be contemporary. Lastly is parking. We don't need it per code but it is tricky. It doesn't matter what the code say with how many spots you need it is the guest experience. We will find parking for it. It is a 60 percent occupied town, 10 rooms at any given time. 30 percent will be drivers or three cars. It is a great building that has been sitting dormant for 10 years. It is an opportunity to bring life to this building. engaging the street and the building. We are very excited and proud of this application and honored to continue the evolution ofthe Crystal Palace. Councilman Frisch said the applicant is right. Rarely do 1 look at a bunch of pictures and say the 1 980's version is the best. Just because it is historic doesn't mean it is right. Most people, if you ask will say that second part of the building is part of the Palace and trying to honor that part of the building is important. His biggest personal bummer is the loss of the red awnings. He is glad we are having the chance to have a discussion about it. He would like to see the top right corner be a little softer. The biggest thing is the middle section has relevance to the community. He is glad the sidewalk is going to be cleaned up. There is the ability to make it a better pedestrian experience. Is any of the parking going to be changed as far as a loading zone. Ms. Simon replied they have not got there yet. Councilman Frisch said it is just not great to see a 4 to 0 decision. Unanimous is great but 4 to 0 is not. He is having trouble coming up with a reason to remand this. Councilman Daily stated he likes this project. It does some really nice things to this building. It revives it. It has nice historic context to it. It is a continuation of the older and newer look. The third tloor is set back and not impactful. It is a very appealing building. It is revitalizing this section of town and a nice revival. He is not concerned with the parking result. The code doesn't require it. There is not going to be a large demand from the users. He is not supportive of sending it back on a remand. Mayor Skadron opened the public comment. 1. Junee Kirk said she is concerned the fenestration to the steel windows has changed. She thought the entire outside had to stay as they are now. She suggested the entire faâ„¢le be kept as is. Everyone is sick and tired of seeing boxes. I f they are going to be boxes then lower the second one. She is more concerned with maintaining the integrity ofthe Crystal Palace itself and the use of steel. 2. Jim Curtis said he thinks it is a great project. The interplay of the different materials is delightful. The old and new is what you envision when you think about the Crystal Palace. The building is in terrible 11 Regular MeetinE Aspen Citv Council April 25,2016 shape and needs some TLC. That side oftown is absolutely dead and needs some social interaction. It is a great plan. It will be a wonderful amenity for the whole town. Mayor Skasron closed public comment. Ms. Simon said this is conceptual review, mass for shape and the box. HPC has not reviewed fenestration. We clearly want new construction to read as new. We want to show how the town has changed over time. HPC is looking for certain proportions. Metal is certainly a historic element over town. Councilman Frisch said the bottom left section is most historic. If that is most historic the windows are changed a bunch. Ms. Simon stated none of those windows or doors are historic. Except for those sections of masonry, none ofthe windows and doors are historic. They cannot change the size of the openings. The building on the comer is a reconstruction of what was there at the time. It is pretty unique. Councilwoman Mullins said the way Mark explained the 30 feet makes sense. Having the return exposed makes a big difference. Referencing the windows, if we can give a few suggestions to study the fenestration that people have been use to for 40 years. For parking, she is happy to see less parking than more. She would rather see the lodge provide alternative transportation. For public amenity, the alley is pathetic and this is a great trade off. The alley is an active part of the city too. There is no relationship with what is in the back to with what is in the front. It doesn't work to restore just two sides. It is a great project. She is very excited to see this project. Mayor Skadron said it is a lower height and setback for the new. Mr. Haas said it is 1.4 foot lower than the historic. Mayor Skadron said they have done a good job honoring the buildings history. He is not bothered with retaining the historic first floor towards the new. He does have a slight concern when trying to speak to our mining history. The sidewalk, are you proposing pavers. Mr. Hunt said he would love to see brick to the alley. Mayor Skadron asked what is the public amenity. Mr. Haas replied the Monarch sidewalk. Mayor Skadron asked is the size of the openings the same as the original. Mr. Haas replied yes. Mayor Skadron said regarding the fenestrations it would be my preference to not tend towards the suburban mall high end. Councilman Frisch moved to uphold the HPC decision with a condition to consider comments on fenestrations and the alley: seconded by Councilman Daily. All in favor. motion carried. Councilman Daily moved to adjourn at 9:20 p.m.; seconded by Councilwoman Mullins. All in favor, motion carried. Linda Manning, City Clerk 12 MEMORANDUM TO: Mayor Skadron and Aspen City Council THRU: Jessica Garrow, Community Development Director FROM: Amy Simon, Historic Preservation Officer RE: Call-up of the HPC's approval of Conceptual Major Development, Conceptual Commercial Design Review and Demolition for 300-312 E. Hyman Avenue, Crystal Palace, HPC Resolution #9, Series of 2016 MEETING DATE: April 25,2016 On April 11 th City Council voted to call up a recent HPC approval for discussion. The call-up procedures are described below. During a public meeting, City Council shall consider the application de novo and may consider the record established by the HPC. The City Council shall conduct its review of the application under the same criteria used by HPC. City Council may take the following actions: 1. Accept the decision, or 2. Remand the application to HPC with direction from City Council for rehearing and reconsideration, or 3. Continue the meeting to request additional evidence, analysis or testimony as necessary to conclude the call-up review. The HPC vote on this application was 4-0. Staff initially recommended continuation of the project for re-study of minor aspects of the design, however the applicant provided responses before the HPC hearing and the board found the concerns to be resolved. If Council remands the application back to HPC, the rehearing and reconsideration of the application by HPC is final and concludes the call-up review. Substantial changes to the application outside of the specific topics listed in the remand to HPC may require a new call-up notice to City Council; however the call up review would be limited only to the new changes to the application. Following the conclusion of the call-up process, this application will be subject to administrative Growth Management review and HPC Final design review. BACKGROUND: On March 9th, the Historic Preservation Commission reviewed a proposal to renovate the Crystal Palace and convert it into a lodge. The Commission approved Conceptual Major Development, Conceptual Commercial Design Review and Demolition by a 4-0 vote. The Crystal Palace building has been significantly modified in the years since it was constructed in 1891. The attached staff memo and applicant analysis indicate the extent of the changes. The only areas of the existing building that date to the Victorian era are portions of the ground noor facing Hyman Avenue and Lv1oilarch Street, including the historic Ow i Cigar mural. Nonetheless the property is landmark designated and the Victorian architectural character that it represents, and memories of the beloved dinner theater that took place inside for decades, are very important to Aspen. The HPC approval included demolition of a one story non-contributing structure on the east side of the property, and all of the 1970s era additions that wrap around the footprint of the original structure, which sits on the west side of the lot. The preserved structure and addition will house a restaurant and hotel common spaces on the first floor, 14 lodge rooms on the second floor, and 2 lodge rooms on the third floor, plus a pool and bar. The average room size is less than 500 square feet. As a 100% lodge project located on the north side of the street, the project is permitted to be three stories tall. DISCUSSION: The original application exceeded height limitations in some locations, but this was corrected during the review process and HPC approved a compliant proposal. The only design related condition of Conceptual review was additional study of the distinction between the more historic part of the building and the new construction. The condition states that "At Final review, the design shall better delineate the old vs. new portions of the building." This may involve a shift in wall planes, a change in material treatment, or other similar gesture. HPC Final review also includes approval of all exterior materials, fenestration, landscape and lighting. HPC will be able to address any built-in features on the roof, including planter boxes, which were raised as a question at Council's Notice of Call-up. As part of the Conceptual evaluation, HPC considered the topics of Public Amenity, Parking, and Utility, Delivery and Trash Service. The property currently has no on-site area that qualifies as public amenity. The applicant is required to provide either a 900 square foot open area on the site, a cash-in-lieu payment, off-site improvements or a combination of all three. The solution for this project is improvements to the sidewalk surrounding the site, particularly along Monarch Street where the existing sidewalk is very substandard, with a winding route and deteriorated concrete and street trees. This will all be re-built to Engineering's standards. Regarding parking, there are four on-site spaces now which the applicant has the right to remove through a cash in lieu payment. No new parking is required because this application, like all others, is permitted to maintain an existing parking deficit. The site is under-parked for the uses found in the current structure and this condition will be no worse with the new lodge according to the objective calculations that apply to parking requirements. Net leasable area will actually be significantly reduced by this project because much o f the lodge counts as net livable lodge rooms rather than net leasable commercial space. Any Growth Management review required will be completed during the Final review process, pursuant to the Growth Management Chapter, 26.470. The Environmental Health Department recommended HPC accept the proposed Utility, Delivery and Trash Service Area. The applicant is accommodating a transformer on the property as well. RECOMMENDATION: As noted earlier, the HPC vote on this application was unanimous (4-0). Staff recommends Council uphold HPC's decision. RECOMMENDED IMOTION: "I move to uphold HPC Resolution #9, Series of2016." CITY MANAGER COMMENTS: ATTACHMENTS: Exhibit A: Staff memo to HPC, March 9,2016 Exhibit B: Approved elevations (modified to address height issues) Exhibit C: Drawings and renderings as originally submitted Exhibit D: HPC minutes, March 9,2016 Exhibit E: HPC Resolution #9, Series of 2016 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer Sara Nadolny, Planner Technician RE: 300-312 E. Hyman- Conceptual Major Development, Conceptual Commercial Design Review and Demolition, PUBLIC HEARING DATE: March 9,2016 SUMMARY: The applicant proposes to renovate the existing building commonly known as The Crystal Palace, and to demolish and replace an adjacent commercial space, in order to develop a lodge and restaurant. The property is in the Commercial Core Historic District and is landmark designated. As a 100% lodge project, located on the north side of the street, this development is permitted to be three stories. Other commercial uses in the Commercial Core are limited to two floors. Topics to be addressed by HPC include architectural design, public amenity, and utility/delivery/trash. As with all Conceptual reviews, Council will have the authority to call up any aspect of HPC's determination and require the board to reconsider the project. APPLICANT: 312 E. Hyman Avenue, LLC, A Colorado Limited Liability Company ADDRESS: 300-312 E. Hyman Ave, Aspen CO 81611, Lots K, L & M, Block 81, City and Townsite of Aspen PARCEL ID: 2737-073-38-005 & 2737-073-38-006. ZONING: CC, Commercial Core. CONCEPTUAL MAJOR DEVELOPMENT REVIEW & COMMERCIAL DESIGN Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. The design guidelines for conceptual review of a renovation of a historic building are located in the HP Design Guidelines and the Commercial Core Historic District. The applicable guidelines are listed in "Exhibit A." 1 HPC held a very preliminary worksession about this project in 2014. At that time there was a general explanation of the history of the building and the extent of alterations and reconstruction that have occurred over the years. The 1891 era historic fabric that remains on this property sits on Lots K and is limited to the ground floor walls facing Hyman Avenue and Monarch Street. All other construction on the site occurred in the 1960s and 1970s. 0\/ i 1.f.Â·'A;I+Â·. Â»41- r . 1 14 .'-0 1 m 2 "4, 11 tt .L 9 1.. J 2 Victorian structure on Lot L 1898 Sanborn map of remaining tâ‚¬~I ~ c , Demolished at an unknown date historic resource on Lot K 2 4 h 1.: I + i /. . 1t .4 Â·; 3 64 . 134 +i., ' I . I.. I .i . .. 0: I . 322+4 1. r ... a .. I. 4... . - 1. . ... . I. r.6.5. a 7- t.7 J."I"& -2 :. ...../..ifi- La - I -4 . 1 iii I --lil~~... .... I: I~.0.-p +44. 1.,1 .4 1 J *t 09{ 2 , 6 - 1 ~AL#-*r-~~ /6 , 1 *41 I. 1 -- / T V = /- ,% .4 1.Mle 7/.t.â€¢ -4 I 2 The building was originally used primarily for the sale of wholesale produce. By the 1 93Os it became the headquarters for the Midnight Mine Company, the biggest employer in the City at that time and one of the only mining operations struggling to continue after the Silver Crash. See the attached newspaper article by Tim Willoughby for more information. Sometime during the Midnight Mine's ownership, the east half o f the - roof must have become SO + deteriorated that the decision was Â· made to construct a pitched roof, as < , seen in the 1957 photo at right. 1 x J 7â€ž -p - . 4 1 1- A .... t In about 1960, Mead Metcalf began . .. -- ~ 1.-1- to operate the Crystal Palace dinner - theater in the building. For the first ten years or so, it appears that the Â·4~ ..Â·a~ . only changes made to the building â€ž~1~ ' 4.'041'lt: h were replacements of the storefronts A-/1/~fil ~ ' ~I facing Hyman Avenue. The photo --I .9,%'. 1.11644410.1.liliz : I below is from 1962. . . - I I. ... ti It * I. N /4 . . 11 1 4. 6 4.4- I 19*; + 4 4 + :1 ./ I .. 9 ,~ + I I. 1 it. 3 |~1 | By the early 1970s, building deterioration had likely become an issue and the business needed to expand. The Hyman faGade is seen below in 1966, followed by a photo taken shortly after the 1973 expansion undertaken by Metcalf. I . 4Â». : .f ... . . .. + .7~ 4.-011 /~ 4. . 1.-1 rÂ· . ' . t.taile# . .*.0 , *i 4 I . I + + I + I I ./ 4 .. . I. ..6 -4 . .,c L. - ..2.1 , . *r r. , ilillillill P... 1 4â€¢. . . - -44....11- . e I 4 Close examination of the photos below, taken in 1966 and 2016, as well as inspection of the building reveals that the entire upper story of the historic resource was reconstructed. In the top photo, the historic mural, which is still intact, sits just below the upper floor window sills. In the bottom photo, there are several rows of corbeled brick along the top ofthe mural. This delineates the area of reconstruction. Bricks above that line are more mottled in color. When the upper floor was rebuild, the number of windows was increased by one on the front and three on the west and the design of the arches above them were changed. The building seems to have increased in height and it was extended in length approximately 20' towards the alley. The cornice appears to be a reasonably accurate reconstruction and could be original material that was salvaged and reused. . .. . *1./21,2. Â·' ' .. ..4: 1.- '44 â€¢â€¢. 1 11 1 '4Â· 42 r i %8â€¢t . Â£ I - ' i Â·,4 4 + 44 2.. 7rfl ... 1 . 1 r + + . I - .. , .. 1 . i Â¥ 0* I. I . 1~6 0 .. + 46 I. 1 . . 4 . i.41! 1 :. ./. 111 ..=* 8, =imt, 1, -- . . I 1 I . . ..1 -- 1 ry " 9..1 *109 *64 . . 1 .. - $ .16.- I . With this background in mind, HPC must first determine whether the extent of building demolition proposed in this project is appropriate. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. The application includes this depiction of the proposed demolition. Areas outlined in red are to be removed. The areas proposed for demolition are not part of the original structure. Staff EXPG CORNICE TO REMAiN EXT'G CORN?CE TO REMAIN EXT'(3 MASONRY OPENING TO REMAN a. EXTS HISTOR(C ' , 81 .41, . EXI:Â·.MANONRY . OPEN.f:GS TOREMAIN SIGN TO REMAIN â€¢ WITH NEW STOREFRONT 1 i .4 :j 1 0"inCif~Lii . I & FRAMING - I. ' 1 I .. STRUCTURES DEMOLISIâ€¢ PORTION " ' ...-4. DEMOLISH EXTG + 01 Ex I i. JeALL . er, . 44 1 4/ 4 *' 0/+ i p ..r; . 0165 - i 36 :4 , t li~ . / A: ,/ 9 m =+ ~},Nk. ir 4, 02 J. . 4 *+. 6 supports the demolition as proposed, finding that there is no documentation that these elements have any historic significance or contribute to the historic district. Staff could argue in support of demolishing and reconstructing the upper floor of the building, however the applicant is not proposing that action and this outcome could be difficult for the community to understand. Presumably most people do not know how altered the structure is from its Victorian appearance or do not care and view the Crystal Palace as an icon in and of itself. The historic designation of the structure took place in 1981. There is only limited reference to the building alterations in the designation records, even though it was recent history at that time. HPC's finding was that the extensive remodeling and additions were in keeping with the historic character of the building. At this meeting, HPC is only addressing Conceptual review. When the project proceeds to Final, staff will recommend against any new alterations that continue to erode the integrity of the remaining resource. The proposed elevations show numerous new door openings added to the first floor of the west faQade and a new decorative accent band wrapping the building between the first and second floors. Upper floor windows are not drawn as double hung sash and are placed in different locations than currently exists, suggesting major masonry work will occur on the upper floor (which creates an opportunity for restoration.) The new storefronts on Hyman Avenue do not reflect the historic design of the building and include new steel lintels in each bay. These topics will be discussed in detail later in the review process. One recommendation that staff believes is important to establish at this Conceptual is a requirement that the eastern edge of the historic resource be clearly delineated. In the current design the materials and features associated with the historic building bleed onto the new construction. Staff recommends HPC require a revision in the area indicated below. ... : f. + 1%24*0 Â»444 + itil I .. . + PE '1-*-9-4- -Ip,mi..L . . 1 -.=....Inip.F...9..i ~ .' -1. L 11 fl 4., 4. . .. *1 G I P Â¥--5 60' 7 1 -/.. LillillilililillimmililibK.al * I kJfi~ + ../..../..../././ 1 ~., ..F.V. -1.,r- F - -tâ€¢ .I:''ll.. I.-plf.'b I. 1?.9~ .1.9/=41".*r m Â· + I .=... + ' 1 t::-Ild . ~--6,1 ----2.- . The new construction that is shown as dark metal steps back a few inches from the masonry fag(le. This condition should occur where the arrow is placed on the previous page. With regard to the new construction, staff finds the proposal to be generally appropriate relative to the two story element of the building that will face Hyman Avenue. The fag(le is placed along the lot line, consistent with the historic development pattern on the block. The new construction matches the height of the historic structure however, which may be problematic because the historic structure, at 29.5', is 1.5' over the height limit for two story buildings. H PC can grant relief o f the height limit as part of commercial design review. On the other hand, limiting the new construction to 28' would create another break that distinguishes the new and old construction. This may be especially important on the west faâ„¢le, where the second story also exceeds the 28' limit, and the shear three story wall is imposing against the historic structure and makes the addition appear to climb on top of the resource. r EXPG FACADE TO REM ... .f '.... Â·â€¢n.lie,--51.2 25$5;'lli ....... ... , i , t ... :N 1 61 f :f .. IÂ·Â·Â·Â· 4 - ~M' - j : 1~. -h,. 4 4 : 4 .M 1 I 'j'~ '.[.1 4 .. .. 1..... -3 / 2 ... k.:... : E â€¢: 4 m ... . '. 61 -L ./ ;E . 1 : 0 . 110 . 1 11- .L, 6*-1- According to the Commercial Core Zone District, the height limit for properties located on the north side of a Street is as follows. Please note that the standards do not suggest that HPC can allow a two story element of a project to exceed 28'. The opportunity for increased height relates to the third floor. The limits are: (1) Twenty-Eight (28) feet for two story elements of a building. (2) Thirty-eight (38) feet for three-story elements o f a building, which may be increased to forty (40) feet through commercial design review. See Chapter 26.412 and the Commercial, Lodging and Historic District Design Objectives and Guidelines. (a) Achieving the maximum height is subject to compliance with applicable design standards, view plane requirements, public amenity requirements and other dimensional standards. Accordingly, the maximum height is not an entitlement and is not achievable in all situations. 8 (b) The footprint of all third story conditioned space shall not exceed 50% of the gross parcel square footage. The location of the third story is subject to review and compliance with Chapter 26.412 and the Commercial, Lodging and Historic District Design Objectives and Guidelines. City Council may approve third story conditioned space that exceeds this footprint limitation if the proposed development is compatible with the community character and is in harmony with the public interest. Staff recommends further study of this issue. Allowing the development to reach an overall height of 40' may be appropriate, but it appears that the two story elements should be limited to 28,' including the creation of a break line in the west fa<;ade of the addition. Many of the design guidelines support this direction, particularly for new construction adjacent to historic structures. Whatever height limit is established, it will be measured to the parapet. Elevators, stairs are allowed 10' of additional height and mechanical equipment and railings are allowed an extra 5.' On the subject of the roof railing, staff recommends it be further recessed from the edge of the historic roof. The renderings provided by the applicant show that this modern element is very visible from the street. The way it runs the full 90' width of the development along Hyman Avenue does not help to reinforce the character of the historic resource as an individual structure, rather than something that has been absorbed into a larger building. In addition to design considerations, downtown projects like this one typically require mitigation of development impacts, such as parking and affordable housing. In this case, the application actually reduces impacts relative to the current structure and no mitigation is due. Redevelopment of the site requires the applicant to incorporate improvements to pedestrian and transit amenities, such as safety improvements, public bike racks, etc. The application is considered to have a minor impact due to the credits for the existing structure, however the applicant is required to complete a "Transportation Impact Analysis" for Final review to assure that at least the minimum requirements are addressed. Any actions related to this provision are likely to involve work in the area surrounding the site. HPC review will not be needed. The applicant must continue to work with the Engineering and Transportation Departments for an approved plan for Final review. Public Amenitv Space. Redevelopment of this site requires the provision of an on-site public amenity space or a cash-in-lieu payment. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of-way or private property within commercial areas. The design guidelines in Exhibit A describe desirable characteristics of on-site amenity space, as do the following requirements: 9 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of-way are encouraged. 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. Staff response: Section 26.575.030 of the code states that 25% of a parcel should be dedicated to public amenity space, however an existing deficit can be maintained, so that no less than 10% of the site is devoted to a qualifying amenity space, or mitigated by a cash in lieu fee. The current on-site public amenity is 0 sq. ft. The 10% minimum mitigation is required. The applicant indicates this will be accomplished by cash in lieu payment. The plans indicate some street scare improvements that may help to satisfy the requirement. Staff does not recommend any public amenity be provided on the ground level because the design guidelines support extending commercial core buildings to the lot lines. The property is located along a widened sidewalk that was installed throughout the area about 10 years ago. Staff recommends that the public amenity requirement be addressed through a cash-in-lieu payment. UTILITY, DELIVERY AND TRASH SERVICE PROVISION When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The success of the project related to these topics is assessed by Environmental Health, Engineering and Utilities, using the following criteria: 1. A trash and recycle service area shall be accommodated on all projects and shall meet the minimum size and location standards established by Title 12, Solid Waste, of the Municipal Code, unless otherwise established according to said Chapter. 2. A utility area shall be accommodated on all projects and shall meet the minimum standards established by Title 25, Utilities, of the Municipal Code, the City's Electric 10 Distribution Standards, and the National Electric Code, unless otherwise established according to said Codes. 3. All utility, trash and recycle service areas shall be co-located and combined to the greatest extent practical. 5. If the property adjoins an alleyway, the utility, trash and recycle service areas shall be along and accessed from the alleyway, unless otherwise approved through Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. 6. All utility, trash and recycle service areas shall be fenced so as not to be visible from the street, unless they are entirely located on an alleyway or otherwise approved though Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All fences shall be six (6) feet high from grade, shall be of sound construction, and shall be no less than ninety percent (90%) opaque, unless otherwise varied through Chapter 26.430, Special Review. 7. Whenever utility, trash, and recycle service areas are required to be provided abutting an alley, other portions of a building may extend to the rear property line if otherwise allowed by this Title, provided that the utility, trash and recycle area is located at grade and accessible to the alley. 8. All utility service pedestals shall be located on private property. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. 9. All commercial and lodging buildings shall provide a delivery area. The delivery area shall be located along the alley if an alley adjoins the property. The delivery area shall be accessible to all tenant spaces of the building in a manner that meets the requirements of the International Building Code Chapters 10 and 11 as adopted and amended by the City of Aspen. All non-ground floor commercial spaces shall have access to an elevator or dumbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized as pathways (pedestrian rights-of-way) to meet the requirements of the International Building Code. Any truck loading facility shall be an integral component of the building. Shared facilities are highly encouraged. 10. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet shall contain a vestibule (double set of doors) developed internal to the structure to meet the requirements of the International Energy Conservation Code as adopted and amended by the City of Aspen, or an air curtain. 11 10. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. 11. Mechanical ventilation equipment and ducting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. 12. The trash and recycling service area requirements may be varied pursuant to Title 12, Solid Waste, of the Municipal Code. All other requirements of this subsection may be varied by special review (see Chapter 26.430.040.E, Utility and delivery service area provisions). Staff response: The applicant has proposed an on-site trash/recycling and utility area along the alley. The trash/recycling area meets the required 300 sq. ft; is screened by a fence, and is accessible from an interior building corridor as well as from the alley. Trash/recycling removal services utilize sliding barn-style doors along the alleyway to access this area. Environmental Health typically requires the trash/recycling enclosure to be 20' long. The applicant has proposed an area that is 15' 10" in length on the alley-adjacent side to co-locate this space with the existing transformer. The trash and recycling service area requirements may be varied pursuant to Title 12, Solid Waste, of the Municipal Code. The current proposal shows the recycling containers to be in the back of the area, where access would require moving past the trash containers. The Environmental Health Dept. has reviewed the proposed layout and requires the space to be reconfigured in such a way that access the recycling area is not hindered. Environmental Health has also suggested the applicant explore creating a more straightforward path within the building for the trash removal so that the hotel/restaurant staff does not have to transport trash and recycling past the guest elevators. Once the concerns regarding access and placement of the recycling area have been addressed Environmental Health will grant a variation to the trash/recycling length requirements. An on-site transformer is provided along the alley, by the trash area. It is open to the sky and measures 10' x 10', as required. The Engineering Dept. has indicated the existing transformer will likely need to be up-sized with a vault underneath. The utility meters for the property are proposed to be located on the eastern wall of the trash/recycling area. Delivery to the site will be made along the alley. All non-ground floors have access to an elevator for delivery. The applicant has not indicated whether a loading facility will be incorporated into the alley fag(le of the building. The applicant has indicated all ventilation for the building will occur on the roof. Staff will require a roo f plan indicating the location of all venting and mechanical equipment prior to Final Review to ensure all required screening and setback requirements are met. 12 REFERRAL COMMENTS As part of the preparation of this project for HPC review, staff and the applicant met with other City Departments to discuss any conditions for the redevelopment. Although many of the concerns of other departments will be resolved as part of the building permit review process, HPC may wish to be aware of the topics. Aspen Consolidated Sanitation District - ACSD has numerous standards that will need to be addressed at building permit. There are no unique challenges in their comments. Among other items, the District will need to review and approve the drainage plans, on-site utility plans, and an oil and grease interceptor for the restaurant. Old service line connections must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. Below-grade development may require installation of a pumping system. Permanent improvements are prohibited in sewer easements or right-of-ways. Landscaping plans will require approval by ACSD where impacting public ROW. Soil nails are not allowed in the pubic ROW above or below sewer lines. Building Dept - The Building Department has some initial comments that are important for HPC to consider, particularly at Final review. Proposed doors along the west side of the historic structure are likely to require landings and/or handrails. Guardrails proposed around the third floor deck and pool may have to be taller in certain locations, or the deck amenities may need to be repositioned. Bathrooms may need to be added to the rooftop development. Engineering Dept - The existing on-site transformer will likely need to be increased in size with a vault underneath. The applicant will need to abandon the well easement located in the northwest corner of the lot. There are drainage issues on the site, including the requirement to connect to the storm system utilizing the Hyman Ave. connection, need to treat the Water Quality Capture Volume. A green roo f is recommended to help with on-site water control. Environmental Health Dept - The applicant has requested a variation to allow for a non- conforming space configuration (as discussed in Utility, Delivery and Trash Service Provision, below). The space does not need to have 20' along the alley, but it does need to be at least 300 square feet overall and configured in a way that does not hinder the use of the recycling containers. The applicant was advised the current layout hinders the use of recycling and needs to be adjusted. There was also discussion about the convoluted path currently proposed to give access to the trash area. It was suggested there might be a path that is more straightforward and does not require staff to transport trash and recycling past the guest elevators. Once the concerns about access and placement of the recycling area have been addressed. Environmental Health will approve the variation to the width of the space along the alley. Fire Dept - No comments received. Parking Dept - No comments received. Parks Dept - New street trees will be required along Monarch Street, the variety to be determined by the City Forester, and may require silva cell technology. All trees along Hyman 13 Ave. are to remain and must be protected throughout the building remodel utilizing a method as determined by the City Forester. Zoning Dept - A roof plan will be required to show all mechanical and other items expected to be found on the roof. There are initial concerns about whether some of the roof features are within the height limit. All lighting must meet the lighting code. Some elements appear to project past the property line and could be problematic at building permit review. The HPC may: â€¢ approve the application, â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC continue the application for restudy o f the following: â€¢ Clearly delineate the eastern edge of the historic resource through a modest change in wall plane. â€¢ Limit the height of the building to 28' for the first two stories. The third floor may reach a 40' height, but a breakline between the 2nd and 3 rd floors is required on Monarch Street. â€¢ Pull the roof deck railing further back from the edge of the historic resource. Exhibits: A. Design Guidelines B. Article describing the history of the property C. DRC Comments D. Application Exhibit A- Relevant Design Guidelines 10.1 Preserve an older addition that has achieved historic significance in its own right. u Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. ci A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. 14 1 An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. u An addition that seeks to imply an inaccurate variation o f the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. u An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks of the addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. o Some roof lines and porch eaves on historic buildings in the area may align at approximately the same height. An addition should not be placed in a location where these relationships would be altered or obscured. 10.6 Design an addition to be compatible in size and scale with the main building. u An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set it back substantially from significant facades and use a "connector" to link it to the historic building. u A 1 -story connector is preferred. u The connector should be a minimum of 10 feet long between the addition and the primary building. 01 The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. u Locating an addition at the front of a structure is inappropriate. u Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed rooG are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roofs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. 15 00 u For example, loss or alteration of architectural details, cornices and eavelines should be avoided. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. o An addition should not overhang the lower floors of a historic building in the front or on the side. u Dormers should be subordinate to the overall roof mass and should be in scale with historic ones on similar historic structures. u Dormers should be located below the primary structure's ridgeline, usually by at least one foot. 10.13 Set a rooftop addition back from the front of the building. u This will help preserve the original profile of the historically significant building as seen from the street. 10.14 The roof form and slope of a new addition should be in character with the historic building. 1 If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. o Eave lines on the addition should be similar to those of the historic building or structure. 6.1 Maintain the established town grid in all projects. o The network of streets and alleys should be retained as public circulation space and for maximum public access. 1 Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. 6.3 Develop an alley faqa(le to create visual interest. Use varied building setbacks and changes in materials to create interest and reduce perceived scale. Balconies, court yards and decks are also appropriate. Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. .6 A street facing amenity space shall meet all of the following requirements: Abut the public sidewalk Be level with the sidewalk Be open to the sky Be directly accessible to the public Be paved or otherwise landscaped 6.7 A street-facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Core. 16 ULLOLD 00 0 u Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defined. with buildings placed at the sidewalk edge. u Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these should be replaced with sidewalk level improvements. 6.8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: o Street furniture u Public art 01 Historical/interpretive marker 6.18 Maintain the alignment of fagades at the sidewalk's edge. 1 Place as much of the fa~ade of the building at the property line as possible. 3 Locating an entire building front behind the established storefront line is inappropriate. u A minimum of 70% of the front fa~ade shall be at the property line. 6.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Circulation Pattern and Public Amenity Space guidelines. 6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. u The front of a primary structure shall be oriented to the street. 6.21 Orient a primary entrance toward the street. Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry way. Do not orient a primary entrance to an interior court. Providingsecondary public entrances to commercial spaces is also encouraged on larger buildings. .22 Rectangular forms should be dominant on Commercial Core fa~ades. Rectangular forms should be vertically oriented. The faga(le should appear as predominantly flat, with any decorative elements and projecting or setback "articulations" appearing to be subordinate to the dominant roof form. .23 Use flat roof lines as the dominant roof form. A ftat roo f, or one that gently slopes to the rear o f a site, should be the dominant roo f form. Parapets on side faQades should step down towards the rear of the building. False fronts and parapets with horizontal emphasis also may be considered. 6.24 Along a rear fa<ade, using building forms that step down in scale toward the alley is encouraged. 17 0 0 0 1 0 0 2 00 0 u Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. u Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk. o Establish a two-story height at the sidewalk edge, orprovide ahorizontal design element at this level. A change in materials, or a molding at this level are examples. 6.26 Building fagade height shall be varied from the faGade height of adjacent buildings of the same number of stories. o If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but must vary in fagade height by a minimum of 2 ft. 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core. Refer to the zone district regulations to determine the maximum height limit on the subject property. A minimum 9 ft. floorto ceilingheight is to be maintained on second stories and higher. Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day- lighting. .28 Height variation should be achieved using one or more of the following: Vary the building height for the full depth ofthe site in accordance with traditional lot width. Set back the upper floor to vary the building faGade profile(s) and the roof forms across the width and the depth of the building. Vary the fagade (or parapet) heights at the front. Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. 6.29 On sites comprising more than two traditional lot widths, the fa~ade height shall be varied to reflect traditional lot width. o The fÂ£wade height shall be varied to reflect traditional lot width. u Height should be varied every 60 ft. minimum and preferably every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns. u No more than two consecutive 30 ft. faga(le modules may be three stories tall, within an individual building. 18 EC CO Ch 0 0 0 u A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street faGade. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) 6.30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. These methods shall be used: 1 Variation in height of building modules across the site u Variation in massing achieved through upper floor setbacks. the oofscape form and variation in upper floor heights u Variation in building fagade heights or cornice line 6.31 A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. 6.32 When adjacent to a one or two story historic building that was originally constructed for commercial use, a new building within the same block face should not exceed 28 in height within 30 ft. of the front fafade. u In general, a proposed multi-story building must demonstrate that it has no negative impact on smaller, historic structures nearby. u The height and proportions of all fagade components must appear to be in scale with nearby historic buildings. 6.33 New development adjacent to a single story historic building that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure, within the same block face. 6.34 The setting of iconic historic structures should be preserved and enhanced when feasible. 1 On sites comprising more than two traditional lot widths, the third floor of the adjacent lot width should be set back a minimum of 15 ft from the front facade. Step a building down in height adjacent to an iconic structure. Locate amenity space adjacent to an iconic structure. 14.14 Minimize the visual impacts of service areas as seen from the street. u When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. o This includes locations for trash containers and loading docks. 1 Service areas should be accessed offofthe alley, if one exists. 19 0 0 420 E. Main Street, Suite 10-B Aspen, CO 81611 Haas Land Planning, LLC (970) 925-7819 mitch@hlpaspen.com Transmittal TO: Amy Simon & the HPC From: Mitch Haas Fax: Pages: Phone: Date: 3/8/16 Re: Crystal Palace Plans Update CC: [3 Urgent El For Review C] Please Comment U Please Reply CJ please Recycle â€¢ Comments: Please find attached updates for the proposed Crystal Palace plans. The designs now comply with all applicable height limits. The existing two-story elements of the historic structure will remain at their current heights while all new two- story elements have been revised to comply with the 28-foot height limit applicable to such elements. The three-story elements are proposed at a maximum height of 40- feet, which occurs along the alley where existing grade is a full 2'-9" below the grade elevation at the front of the property. In addition, a taller beam width than used between other levels has been used to provide a visual break-line between the second and third floors on the Monarch Street side addition, and the glass guardrail at the roof deck is set the Code-required 3'-6" back from the edge of the historic resource/face of the wall below. Where the historic resource's cornice line is maintained, the glass ailing will barely project above and be nearly indiscernible. .... 38 HEIGHTLIMIT iNCREASED: 40 THROUS'COMIERCIDESIGNRE~EW ' 0 1%59 0 2. 5 Â£ 38 i EP: I 9 42 gm E g 0 9 63 6 8 8 21& % 4 12 L 21 1 ' 1 1 1 /4-- 1\ 1 9. 4 1 M ./.-1 11â‚¬~Â»Â»X>:â‚¬U.~ L. ' m 1. f h i. .- . 3 11 -4 3 5 Â·Â· -1.- 1. ,~* | 4 44~~ -I 4- 1 1 -- ..1 i im ~ 1 ' 1-1- 3-l-' -12 1 . 1 OIl / _ i,c: >1 -l it !' 1 4.- 1 b Â· - 6 1119 <i. 1 1.11 - 1 1: il M In. ZI 8B --- 1 ' 11 -7 Y.J..'.4 1 I Â· Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·â€¢Â·/211 ' 1 t Z .1 1,1 11 5 F. A.1 fr / 1 1 3*im 3/ 1 0 11 U-J @ 2 1~2=* 5 9 - 3 2 =-. . Ca =g As =. =|~0 - R-----fÂ£2~48/aL 60 1 5 2% 1/ e o "Imo ,-1-1 -40 0} <Â·1~-4 liz 0 0 4 0 EÂ·refm " #R E .2 2 1 %1* a â€žIE Ei= E ZI% - riVI *Q 0 1 TIE 00* 00045 13. 4/2 , '3 -21/2 13 -4 ./ 13 -2.2 :3Â·6 / FLOOR PLATE FLOORPLATE FLOOR PLATE FLOORPLATE RAILING 1-1,217 11.... 1 Â»10! r' 1, ~.i | ~~ 1 CRYSTAL PALACE ~.~ - d. ININMV 31Vld 1Â¥1:1 EXISUNG HISTORIC MASONRY FACADE- EXISTING.RICK DETAILING~ EXISTINGCOR# GLASS RAILING TYP DECORATMACC .eA UNC=&7..M- . rr.-am BEN%.SYSTEA.1 TY EOSTOREFRONTSYSTEd TYP BWMOONIMAONAH. 00 MECHANICALSCREENI/- ELEVATOR - - ./." 7 FAAÂ£AATCHMETAL IE'A' PANEL 1 1 ' PAR~Â£&~ INSU~TED~N~W..1.. TYP=----? : : 110 0 0'lo Fl O D Ij' - ELSig PARAPET t 1 1- 1 11 no O PAINTED~]NITMASONRY- I I - + lili Ill 0 -0 01 1 E : 211/FLOOR I. 13 -4 1/7~ i q ~ H [1 7 1-HISTORIC-DEBEYOND i 1 11 ' 11 11 Il ... TRANGFORMER I + ~AL~ FLOOR -, . .itil M-ESTGRADEELEVATION~ .31 - 1 \ 1 EAST GRADE L. "*1:--- ~ LOWESTGRADEELEVATION- ~-0â€ž I. 42 -1.6Â· | I.. NORTÂ£ GRADE M 111:1 , 2 SEC T IONAL OVERHEAD LNSULA TED METAL DOOR ha . [Â»ORSFORTRASHACCESS .NORTHELEVATION L W16Â·= 1* -i 4 MECHANICALSCREENING- EPAINrEDUNITMASONRY Ip 4 PARAPET,Â·. GLASS RAILII.C EXPOSED.TEELDETAILING .P HISTORIC FACADE BEYOND -12\1 ---- TO PROPOSED 1 pARApET 0 0 0 i i-?ure 26'-7~7 y FLATPLATEA-INGBEYONC~ , ~ 11 I.TAL PAN...ADE TIP, 1 , AO.~CE}*-** Â® Er f 1 1 1 ~ LA r PLATE AWNING BEYONC | 240 FtpOR ji_i ~All E....k - , .1*15 3 F . 1 1. 1 - i 1. M Â»FASTELEVATION -1 -6 // U 116-= T<r â‚¬ S i :!i A-210 31Vld~001' 31Vldk30013 UIJ'A@040*Lk Illind 31Â¥ld .00/ 3Wldy0013 OJ Nad. BNOUÂ¥/313 hion,Euxi '-~' FF k w ~30~Â¥d TÂ¢I~HO q - 300 EAST HYMAN AVENUE ASPEN, CO LOCAL JURISDICION OWNER S REPRESENTATIVE & GENERAL CONTRACTOR ARCHITECT LAND PLANNER DRAWING LIST THECITYOF ASPEN M DEVELOPMENT CAMBURAS & THEODORE LTD HAAS LAND PLANNING LLC SHEETNUMBER SHEET NAME 130S GALENASTREET 2001 N. HALSTED ST SUITE 304 2454 E. DEMPSTER STREET SUITE 202 42. EASTMAINSTREET STE. 10-6 CS-1 COVER SHEET ASPEN, 0081611 CHICAGO IL 60614 DES PLAINES It 60016 ASPEN, CO 81611 TEL (970) 429-2761 CONTACT MARK HUNT ALTA EXISTING LAND SURVEY TEL (84D 29&1525 TEL (970) 925-7819 CONTACT BY DEPARTMENT CONTACTS TED J. THEODORE JR.. ARCHITECT LEED AP CONTACT MITCH HAAS PA-1 EXISTING PUBLIC AMENITY RO'AVILA LEEDAP EC>1 EXISTING CONDITION FLOOR PLAN EC-2 EXISTING CONDITION FLOOR PLAN EC.3 EXISTING CONDITION FLOOR PLAN A-010 PROPOSED SIE PLAN PA-2 PROPOSED PUBLIC AMENITY A.111 PROPOSED FLOOR PLAN A-112 PROPOSED FLOOR PLAN A-113 PROPOSED ROOF PLAN 'Pa-1 FLOOR PLAN - FAR CALCULATIONS FAR-2 FLOOR PLAN. FAR CALCULATIONS NL-1 FLOOR PLAN - NET LEASABLINET LIVABLE NL-2 FLOOR PLAN - NET LEASABLE/INIT LIVABLE V. . - r '. = r.~~ a. .lialli*/,illl~~ A-200 EXTERIOR ELEVATIONS . - A-210 EXTERIOR ELEVATIONS A.220 CONTEXT ELEVATION o A-230 HISTORIC PRESERVATION DETAILS I I ... ..1441./2...."1.4 A-240 HISTORIC PRESERVATION DETAILS - V A-250 HISTORIC PHOTOS TIA-1 TIASITE PLAN . I. .7,r A-260 HISTORIC PHOTOS 2 :ik C I I . ~ 41,- I ..3%? : F . r + I e . 9.- 4, . 1 - .. - ,;441<,it?filta..1 $ .... 1 01 4 e.. -43<11/ + I . -t 4 . 4.40: 4 13 4-'. 'A"'Ii:# t. 4.4.fl~ .; as P. f#P diklf- - 4/4 I I + 1, -' t.2 . I : I = O 4 9 .1 - 3- I. 0 th /.4,/ /, / 4:kiql~gIAL#f 'IL . 4 1.-1 .r, '&4 Z 1** Â·7Â»171<1.-Â£:3,4f. ../ 0 7222555555/11.... f~ 07/ A : 1 1 4 , "%~444~4~ 1!4 ~I'~" ~ ~ .. . I .. 4.. 1. 912=W?f - 2, . 46â‚¬,A. . 0$. 1 + 4+. . # â€¢*/ + c. .. VICINITY MAP CS-1 ~~Paireh= I.eÂ«Â«1Â¥ 9,â‚¬Â»r ~ ) 9 i,~rri~~-l. O.NOI19)1 i ...f .12".' #N,kIONÂ¥10.LESSI Imt 91Â·, 30Â¥1Vd 1Â¥1SAHO + SW.lfte]IP@Â¥3 sor OD N3/IÂ¥ .47 LI HS Ma,AOD KildleD.0 1 /8 I d. LEGEND AND NOTES 0 5. SU'll Mclue,T . /.i .1â„¢ .. TAG 25/47 ACD,IES,: Â·300 AND 312 EAST ,IVMAN AVE,RE' I SURVEY CO.ROL Â® WATER VALVE Â¤ ,TRUT .- 0 F 1 RE .OR*'T 0 ./1. 80% - I ~TAL TREE G~ATE 59.7 ~ILL;912 5 Y :00?==' STREET U./ . .::,OCK 8 1 e MANHOL. PAÂ¥ TO PARK 5. .12 0 . .J IM,ED 7/. DENOTES.UILDING I. r. P....... tr:~NO 2 1 - .*6.-r /1. 'S ..05:2.E i #,4.-4/ i V - - - BASeeNT LING 00 eÂ·, =- raE W ' I 1 2. 1 5'6#MM a,ai?,?03.1&7.*33~Â£9WQ~" 7918 7-5 0 PARRI. k I 1 m*8'ARk'* 1 m 9.48;*VTÂ£6~wi~Cnia:.'?3.*~6'52 6.7 S ' r i ...W .... '1 7913 5 ... 0.1.0 . TIE (31.. A PEN MA,TER .. aE FLAIL .0.ECT 11*R 1963. â„¢ls ~ROPER~ LIES 21~111EY 1*SIDE OF '1â‚¬ Clrf OF ASFEN 11JOFL- MAZARD i.3 - ZONI. CC 1O0~eCIAL CORE' 110 GET.ACK ~EQUIR'INTS .ONT. 51.. * REA~ AS'?:ING= 4 - P j .5-15 22.3 .3 1 1â€žE O ./.is I ./. Mole'l ./.B ./ ./ ~wl /Â¥Ell ALL ... UNUTIES ARE IN TIâ‚¬ ALLEY 3 1 4 ... ic,ts ..te - cit, . 0,- .1 ,n,a,.~ . I (7.9, 51., 1.881'AVD E + 1 *DLL 44'. ..1/I .... 0. Iâ‚¬ NORTH/61 CORMER OF .... 89 E. L l. COMC i , 2 9 1 ml RECO~o ,Â«011 ig,9 -1Â¢,AL CITY OP ASPE~ PLAT 40 F ~ Slaâ„¢. FACIA .IM ~NO LIGHT~NG EXT..O ADDITIONALLY. * 2/1 B..1.1 .90 1- =m. 11-1,1 5.-0 - E.T Im- .... M...... As 2 / k L b / 10 1. R :L 2 VICINITY MAP 35 / 8/5 .5 3 7 1~- 400' 03\ 1 L .1. 8 iD - I f/: I 9 0%111 :Eae *' 2'x BUILDING .l u IN.'YOR' LLC 4/ \ =4 ~ ~ TWO STORY - i . 0 . w ..1/R LODE . Elli Ob . / A *13/ s ~N~LTÂ£~~~BUILDING FOOTPRINT AR-Â· 0,43~ 60 FT . ONE STORY * N BUILDING IY.10', Wrf- "'Â· â„¢, SioAY BUILDÂ¢NG -7.15 0Â· T 1 1 - CERTIFICKTION: .1.TÂ·12 0 Pil,aN,022'-MUNEII ,!5'W "1"mn ~OVE .~DE 0,g b liN~ir-?*EBM:NFIRATO. %.*IS f */OP 31.N . I M.-:F AAe '68,Â· 19 6~*m H VOID tâ€¢LESS 8 STIED 8 N , DATED - 406 JO-1 I. ~mOATH P L L 25947 =2Â» .REET LIMT . PAY TO .AMK SIOM ./ hÂ«-9- ./ \. -4 . 04' IMPROVEMENT/TOPOGRAPÂ¥[IC SURVEY NE,Id.FARK'NG 2- EAST Kiegit . CITÂ¥ OF AaP*M CPS 3 PARKIPS 7917.36 ".ty.UN LOT 5 . L AND H BLOCK 81. ...J AVENUE cirr t To-sitE 0, As,EN. Cl TÂ¥ 0 W. CO~TÂ¥ OF P 1 . I N ITATE OF Ca.*0 1:C==de# e- 14:041:&%-9 2014 AND 4&19#11- f - 3 12'372.4~ ""E 70 THEIR EFFEÂ¥ ON * , 7 PliE,MED 8Â¥ ASPEN SURVEY ENGINEERS. INC. 20 Â®UIH GALENIA .REET 1 1*%11 1 ~11~,& SEAL OF TIâ‚¬ M OR .1 *0Â« Ros~E is LES6 I.i- , - . ./. DISK 103. .PEN Cot.* 81811 i E PHOIE/FAX 1970~ 923 .18 - J08 8%%, 14 .IME 13*m ALTA ~ u< 0,/101 /=I d 1Â¥19*80 51,9# SNOISIA3k; ~ ~ ~ .0#'i 'INNOILIC)01~ .0./i 'ON.03//'d dfWDSda OD /3/Sy 03Alia,A3. allnS Â¥17Â¥ ~ LEGEND AND NOTES O SET S.YE ./.E. PK *J' liâ„¢ AllIM ...447 2 ADDRESS 300 AND 312 EAST -MAN AWENUE N w . S....... .AR NGS BAG. ON 'HE NORTHWE. CORNER ..aCK " Ireil IN CON~ J 1 56.73 S. F o ~ ~+~ '~RT-ST CORkEA OF BLOCK 95 18USS '4G 2Â»643"-" ') IHOR ZONTAL CONTROLI .CORD @LOCK VJ ~0 A~Â® 11Â¥MAN 'VE fl O. USED S LANDSCAPING -. Cka â„¢ ' ' AECORD ~014 1959 OFFICIAL C[N o~ UP[N POT / e -1 Â¥41. O Srm' LIGWT - 4Â£Â£Â£, f*19 0 10 70 u 6 6/RVEÂ¥ FOOT ...Li.T 1/ I ' *Ate< f I PAY -0 PARK 5.' -- - a M, 4 1103 . /1 LD,NOS EXT..1.0 SOUâ„¢ >~NARCH STREET AND BAS" IrMAN 'yENUE /1% OF -,5 AS SWOIN PAr,A ..,M '/6 1 21. ING EXT=NO 'COITIONâ€¢LLy S 75 183.48 S.F. 3 /1 Â»Et&&* / i aq 13 . 3 ..... TE,/ 0.... e,r... 70 ...ry 14,8 N' .ANHOLE LANDSCAPING --n & 0 9 2 7/ ' - 40'ERT LINE i ./11....... .VEP PA~KING ' 0 U., 0 5,[CEPTIO4 REFERE~cE ro i TLE Confl-HENT BOOK U. PAGE 277 15 - - EASEMEN' U. L F-- L ....<..0 PARKJ., i 44 Mi 4% JVNC 4 1,87 d ..' 4.. 44L/f~1 94 Immimpyzan.._ _ 5, ..MIP . 5 ...rV l J. E.,REÂ¥ INS DE OF .E CITY OF .DEN W.. ... 04:.Aft.t . THE C . OF ~SPEN ./STER )..... PROJEC' NUM- i,61 ZONINO %*-V=,pck ~wiDEMENTS gRONT SIDE A~ REA~ W is i. 601!ni MONARC, SnEW. GAST /Â¥iÂ·~i, ,~pN. QOOM SPACG ~GEA 2[STRICTION5 OLIT5!DE -. 56:OPE OC â€ž,IS SJOVE. 1 1 '.1 SUR* OF Ex.' OR ONLY li " / s..,il .TH .... Al ./ AL,2Â¥ . a.. 81 1 AiL ...A u. LITIFS ./iN THE 'llEY NO ..INEATED OR ./!PED â€¢ARRINe SPACES . f i 1. .OPÂ£Rfy .5 DIRECT ACCESS to 20GTH %~PRCHÂ· STREET E~T â€¢Â¢~WI AvEU. 4 . i ...TIE ALLEÂ¥ op ..CK 1, i 05'clr. pulr. 5-2EET .0 .s.YED EÂ¥,DENCE ' CURRE../Th MOVING WORK P.... c.&-0,â‚¬T ./ OR ./Ii/',a .DIT O. CON..... C...60 04 OUTS'DE . 6..ING 0 :11 1 n. NO 'ASER.0 FÂ¥,DENCE . 'ITE .E . ' SO.1, .STE 'UMP [25 , 2/ 4/ 58 257.62 S.F. L J/ PICRUACN,E. S . ALL & DE' OF ....e9Â¥Y 'S â€¢IOTED fu LANDSCAPING - . Ch*,Iâ„¢ENT 40 â‚¬S-857687~01!2 ; fiff '9 07#I :,*i,r .5-CE COMP~NYÂ·~CS 1 TWO STORY .P;ECT VE DATE IRCI â€¢ 20:4 BUILDING ..... .. SECTI. .. ..... MOTHER '005 /. 5/CEPTINS IND RESERIATI.NS AS COK-Ai.0 JN PATENT o ~5rEN tOWN5 ITE .â‚¬CORDED ~t~RO4' 1897 N ..139 ...'le .LANKET.,10 ProTTALE f 11 19â€¢ leâ„¢ CONOi TIONS PROÂ¥ 1/0.~ .1.1.TIONS ANO MREP~NTS AS SET *. i N IHE 40'1Â¢0 . Ii'.16 DESI~N~'204 RECORDEC JANU.Y i.. -S 1. BOOK .5 AT PA. 51 5. , Bli~DIM FOOTPRINT MEA 8 434 50 FT . 1 ONE STORY ' 2 N 'al.... 1,0--Plor""1 , i#/it 0 CITY OF ASPEN HISTORIC ..... 0/ ./.De :N ....7 IT ..6 9. : 13?iÂ· EXISTING PUBLIC k~~EE .Mk 4 BUILDING ..KE Nor PLOTTABLD 0 TEAD!5, COND. 1/6 'OVISIONS OBLie~T ONS EASEMENTS Ak[) AO;!REMeNT5 AS SET 1&'ILEW.*Unm=IMFVWROEO *Y i, IOSC 4/ 000< AMENITY SPACE = O SF V , ' - 1~'-M- 4 0 8,1 ING T. 11 T.. co.'TioNS P.OVIS,0.6 08'iW ONS EASEDTS AhO AOREPHEÂ». . SET . AÂ» 2.42[ SO FT â€¢ .'ll= GMT,1.Tr-'42'Y:09.r'trINA=:Mt,1 :MZ..9 TELEC-AICATION {PLOTTED . SH// AF'ECT5 .T M. 1 52 ,~999;'EM.,IR :S'Â£:3'ire~JOR ki=.Voll?k:Â¥:.F' AECORD,0 - 3 1 1 UPWA., *t./ 0 ' ,3 TEAI,5, CO.T.. 210#!0116 OBL~CAT 0115 E.SEMENTS AID 'OREE.,5 AS 'ET . ..OVE GRAOF ..4 N â„¢IE 'lettÂ·.- g. ..8, â€¢1@0 ACISS RECORDED JULY 25. 200 . HECEP 1, 0. NO 4".8 ~LANKET-NOT ".CTT<G' \\344 2/1// < 471,-, s~c- Ah J I V + / Â» 1/ e k / 4.-4-Â«P f.,-0, 75.0,- : 4 11:41 - ~REE~RATE , : .:9*449- 4 D, +, CE,IT F,C,TIOM *-2 // 2/ @le-H, 4 -<- ----_- , ,c ~ 10 #1#=AESOURCE CORPO~tT,ON 16.33 S.F :.541='4:.PI' I':4:%/6.z:&.W,Gls -./.f n -5 1% 70 CEN'IFY CA PL - 1. W.hÂ¥ 0/ .'CM , T *AS 0~SED ..... i. TREE GRATE EAst , U., : -'iell I â€¢I . . /'4142 4 V . Â©F '- I ..... THE I.L. rell *li ~TREE SFATE -~ t,LI "I.- 16.33 S.r Imr... x , ."' 3 TREE GRATE %2 1 .11. C 16.33 S.F. TREE GRATE- ' \ 16.33 S.F. TREE GRATE ' 1633 S F. ALTA/ACSM LAND TITLE SURVEY \ TREE (3RATE LOTS K L 'IND I .0. I C~7Y AND re*NSi'. D~ ASPE, 19.95 S.F. .:~..o. d .J#1:, CtrÂ¥ O* ASPEN TREE GRATE THâ‚¬ .OPERTÂ¥ DES=kliED Hel,Eoli i G. SAME AS TIE DES.,BED ...ED . IN COMMITâ€¢ENT N. NCSÂ·.~ayÂ·C:.2 . MARCM I. 201~ 'NO mAT ~LL EAS~ENTS COVEN~NTS AND . .,D Tirl CO~tÂ«TMEN1 OR ~PPMENT FliCM A - ASPEN S/VEY ENGINEERS. NCI .... I ./. OTIER. 1 I KNOWN . 11. ./ ~0~5~.S TO THEIR EFFECT ON THE S./.1 - ~~C SOUTM G~EN,~ STREET CONA,lf.. G 047' su FT â€¢. 0 208 'C~IFG â€¢ ~5'EN COLORADO 81611 AHOME/= .01 02~ 3~118 Mm :.N '88 =,14 371 JDD JOB EXISTING PUBLIC AMENITY n CALCULATION l~ 3/32" = H PA-1 LOUTH MONARCH STREET CL11~00O3Hll A-Â£INIWVV 0,18nd E)NUSD(3 m#ONVW# I I i li 33Â¥1Â¥d 1Â¥1SAHO Sk/91'16 31% NOildl*. " 'UUW W-'-uu ....' l./.1/3011 /0/Il 'ON 103rOMd 31Â¥06 illill DNUA# IN~AVU' COMMON -51 SF .1. 1 .\.1 Â·\11 1/..LETIE//B+1/ 1 1 1 . 6>\ V N Â«10< 1. 1 1 1-1 1 1 1 L..-0 ~ 4 1 3 1 Â°AR<146 Al*A 1 ; : : r 1 6 /--1 r)61 0/3 Fl , J 1- It+I /1 1_ ~ I -1 7 - . 7.. 1 I..'.-Il 0 1 1-1. 1 Â¢---fl,~]~~ 7~~& r ---f- 11 L. I -1 Of \ - - 0 L 1 Ll - 1 1 1 . 2Â« 1 $ 1 .:E AMN 74,/, i/4.If 1Â·\:) . IÂ·///'ify .1 -â€ž 9 L BALCONY-741 SF 6// - 1 X li 43:1: \400 1 MAIN LEVEL i 020% MER 7,674 joi Ff, 1 NET LEASABLE AREA - 7027 SF ' 1 4 1 11 1 NET LEASABLE AREA: 7027 SF 1 41 1 BALCONY AREA: 741 SF TOTAL NET LEASABLE: 7768 SF 0 4 COMMON AREA: 100 SF 7. COMMON-49 SF - , 1 K | PROPEIEY,WASIREP: aÂ¥9[AL PAI,ALE PIPING 5CALE 1/ 4" - 1' 131*1 3"Elti NENOO'44 300 EAST HYMAN AVENIE AGPENCUP,ENNICOMUM AjPEN, CO 816 JILY 20 4 EC-1 01111;yo<103,41 I SNY-13 800ld NOIJIONOO INUSC(3 2N~dONÂ¥1./.I I I 91Â·~66 1 1 -IVISAGO M"11 NOI.iUO./ IXI 91< ION SNOISIA38 ~ ~ ~ /0,0/ O/NOI'l.,4 1,0+Ili 'ON i.'rold 03 N@dS' 3~Â»4.E- &*-Â»11%~Â¥801. % 1 X. 1 z \.1 1 1 .21Â«Â·.1. f 6 -COMMON -685 SF '1Â«>brz, / 1 ---7\ 34 1 1, 1 \\\ ' \<3 I *1 ' Â· NET LEASABLE - / 191 3_ 1269 SF .-TO E--- C &:.. ~ - < : K,Mt ./ . ItÂ©Ll ' ;I 1 22 2 82 , i 1 n m 0 7-_-4 , 205/A 1% e -t 9,461 50, Ff. C (-1\ 2 I JI 1/ --/-==d ~ 11.-Ill NET LEASA~- 2530,<,~ ~'.~~, ' ~~124' 1 SF 11 !i P - - PATIO AREA: 540SF TOTAL NET LEASABLE: 4339 SF PATIO COMMON AREA: 685 SF - 4- -1 , I / 2 5 t 15 M i i i 'PER LEVEL 1 - NET LEASABLE AREA: 3799 SF PEAV(N55 PY: PYOFMY MEASEPÂ· 25fAL 91,0 Â®ILPIND . 1 liE PIMEN/*5 5018 1/4" - 1 .- i,i 300 EAW HYMAN AVENLE : 5 R 5 J AliNRUPIMEN51al5,COM AGEN, CO 81611 1LY 2011 EC-2 SN'Al 8001,3 NOUIONOO DNILS[)(3 , MITI 04 NOLL,001 ~ KIOAL ON 1)3[OHd P..... I a#il MSS r /1 .// 30Â¥Nd -NlSABO 5- T N. ld'.830 I 31 .... iuu. V 1 4 4 ev ./ , ./91 ./ I â€¢4 \ Â« 411\ 1,1222- /(Â« 3% 1 41Â«1 r 9 -1 N. I -9- 0,3.1- t COMMON - 678 SF 7 Cn Itt,271 1 -i e t j Â¥ 21 3 0 - ' ' LOWER LEVEL - NET LEASABLE AREA 1794 SF 2,742 50, FL NET LEASABLE AREA: 1794 SF :)101 /1 - TOTAL COMMON AREA: 678 SF 1 1/\ 71. 4 lili 1 L#51,JR #)1Â». Ip 014 r 41htÂ¢ I Â·Â·Â·4 ' 0?AW'hi65 of: FROPEI?PY MEAN]*5 61Â¥5fAL PAI,KE BUILOING ' a ~ PEPENTUMNE,90145,COM 501.2 1/4" Â· i liU PIMENNONS 300 EAW HYMANI AVENI 3*W 52055 bREA 111124:47 & C AFEN, CO %11 1LY 2014 1 EC-3 * /1>.alth~INg,~Nâ€¢Oil*krn*<>Â« I ., I. 6~ '1 '3Noao......... 1*d.N.101 @ASS! I .1 .LÂ·N-2 ~ ~ 30VTVd 1Â¥16*bla ...' NOILdleD.O 1..1 al*1 1 ON 9/GISI.H SNV-Id WOO-1. NOUIC.00 SNULSD(3 /,11 00 Wsl Oava,A. niliONIMV>,G MONARCH STREET ; ----- 1 j J u O 4 11 &-1.1.41. 1-1-L, p.,4 2.1 .lf.=111*Â£:*23 t.1,1.1/ .4,3Â£*i: 1,?1#3%,1,4 E.~:I'~,e.trt'Â·t'J 13 4% 4 Iii .:11-12.â‚¬Â·31*Ll.,tur-1 1.-Ct#*n.,r.m 1.Â·~0*.~~41 Â·4Â·~'4Â·,9,04-4 1~GÂ·'47,14:'406-/ 9 1 .19. 4- T.- 40.kIiiÂ· -uu., ...â€ž- ..Â· [1 Wn m i , ., ,-, M VÂ»-4&9 Â·~IL.- 46 1114~ r 14 54 1 M r==f~l E : F 41. 46.11 1% . 341 11.14 8Z :EF 1 t z , 4'-â€¢1~'i',~ Â·Â·,115)Ml\\\\\ Â«1 \X RLMF,49~~'- ADJACENT BUILDINGÂ«\\\\\\1~ It..%~"F SNE PLAN 1 P SCALE lilli AP<~fÂ»14 Pâ€¢N-N~*- GN E.j.Saku 6 Â°RAwr, e~ PROJECTÂ·40 1144* rf Arl.N. ,3. ] J J ~ I Ill .... UL.>." ./.>,isc~ U .6 DATE CRYSTAL PALACE 416 - .SUE.0 %.PlANNFR ~~ -~$-- -.' 9%10 11*/ O REVIEWED ASPEN CO . 1 RY DESCRIPTION %*Al n -41.:49 REVISIONS , ,e ORAâ€¢,1,NGS * Â© â€¢gITTEN MATERIAL â€¢ERE!,4 CONSmUTE D.â‚¬ CRIGIN~L 4,Â© UNFUIUSHED WORK OF DE i. *MW*F.OUPLICATEDUSEDC'+101'CLOSECMâ„¢ou 1,Â£~111~cc.4~r.t.â‚¬.c#. COP,ING,T Â¢**'nâ‚¬ODORE JD ~ 3AN3AV NVWAH =62. 9 50 0 03 Â» P 9%353 2%228 MONARCH STREET mÂ»= 22 4 -R ' m Â¤ F ST wREET. Â£1 4 J D <2*/*4*~5/:91Â«:;e ~ . 3272 121 4 iâ€¢,1 N Â·4 IAÂ· 4 j \15.4...i j \.34 '8 & 40 A. 1 32 lk';11111111) 1~\ ~ 1 1.1 Â«Â«Â«RAM 1%*an,MI 44~ ZO i M. 4:11 111 2 9 EtI \ 4* i. .17:+1 1 7 111 2%344%%41// LIÂ«04NG 'IlLE PROPOSED PUBLIC AMENITY CAMSURAS'THEOC~011~ 1:TD. SCALE | A~,Dz.,trâ€¢gg #*R. PROJECTIO. 1144004 EL. ATIONNO 13 I. A DRAWNBY RA 6 0.1 â€ž1615 CRYSTAL PALACE NO T DATE | BY | OFSCRIPTION ,â‚¬7 REVIEWED ASPEN, CO 1 REVISIONS .LDRAÂ¥,INGS*.DÂ¥,F=mE,44~TE3lk,â‚¬,eNCONSmUTEDÂ·â‚¬CmGINâ€¢LA~*Du.>u,Us,â‚¬pwc]Fâ€¢Ke]F'rlÂ·â‚¬,14Â¢~mECT AN,nâ‚¬s,1.EMAÂ¥NOTeEDUPUCATED USEDORDISCLOSEDÂ¥Â¥,ThOUTTHâ‚¬-1â„¢NCONSEN*00TDâ‚¬,@C,4,ECLCC]PÂ¥FMWT Â¢4.eURAS~â„¢ECC}CRE LIU NÂ¥ld UIN3INV Ollend Of&6 0 WAR~NOISUAFACE .P 3AN3AV NVWAH 300 S.F.TRASH AREA SECTIONIAL DOORS '0\ <SET.ACK 5.{r 9177 30Â· - 7Â·' 25Â· - 8 28'.3 ' I ' f ' | | FIN FLCXJR =iÂ·~7Â·9 ....CÂ©FR = ill / - 4 -114_ L TÂ« - 40- [-3-ELEK:z~gr--1=r= yja==1=1==~ .---3 1 ' ~ 21_] 9 /11 *@ 11* 1 [7 9 RECYCLM I .....El 700 1- 4 KITCHEN CORRIDOR TYP KITCHEN -7 WINGE W L .../ i 052-6 - P 6 B E -p~LT 0- 2 2*U 6 .1 ........11 / /4./ 114 r ~ 4 METIERS -7 INTERLOG)gil 1/TERLOCKING El , 639 1 44' STAIR 1 STAIR 2 - 4 INTERLOCKING INTERLOCKING L 9-5- i qupDN- 2 ~ L112 ~ rETin k 6 106 CHECK4N , A t .-111141*I I Im+ UP 00, 3 [1] 2 ; â€ž9 9 MECHANICAL #- 7 6 U 11+11+11114+1. t=,cl~-~ : pinl Q iii 4 ROOM > uP [-Gie \ / 4 1-1 J r-IJ --. \ / 421 coR*DoR ~ - .-* *%2t &, A / 5 m.] CoR.8 -' 6-3 'L=:=L 27 5- 18 'J 0 8, CE] E-11- 6-0 13- L.--Ill _ , , talt Â° -37 6 1 b ELEV. ELEV. b 1 1 ELEV. . I ELEV.1 82*31 5-0 al .-'W.=.. 6 b lili : I = h 1--LiE-1 - L...1 Lj-- M Ij= r - - 1/7 9 - 1:1 e CORRIDOR : rci-fo l u - 2 / , = 9 WOMENÂ·s RESTAURANT h Ely -E--1 LOUNGE HOTEL LOBBY 8 5-0 Gija n.-1 E A MEN'S LOCKERS -Gil 2 k f * L 58.g r FITNESS 7 & : m i.. WOMEN'S k LOCKERS E-lil-1 FIN Fl- 00 ~ AIR CUATAIN 4,1711.7 , fl A r-11 -3 -1/4 1 h .1 , -. rn , r --1 - - 1=1- - -- -Pi--t | 2-1~2.6 ....~ ; 4 -4 I ..6 2 6 $ 26./ 31'-2 28 -3 2 -6Â· 12-4Â· 2-5 . / 2- 11 11 -0 2 5 11 2 a .r f r r / .r r x go.I 90 -0 ./ 9 4 c 41 LOWER LEVEL PLAN 'D MAIN FLOOR PLAN U 1/8 -11/ N " 1/8- =1'4 9 9 # El E i A-111 AWSOIN3.Â£ 03H1,S.. ...=L.il.J= -9-25 R s'. H3NNÂ¢ld ONVI 01 3n. 30Vnfd 1Â¥1SABO 51/9"" SNVId 80013 ,(Â©prs ON NC>ltvÂ£- I MMOT/f I D~ i.aro~d zil 1 l} DNWAM 27Â· 5 37-0- 29.11- 29.5 Na A F:1 ~ , / Â· R 8 Fa Enr---Fr--Â·F~r---Wrn I L SUITE 3 1 AREA L SUITE 2 | I. S F) 1-Zi--1 - 1 . 1 .L= , SUITE 300 SUITE 310 2 SUITE 4 SUITE 1 â€¢ ~| b M LÂ«3 O,0 C -4.6 26.2Â· ' r--m INTERLOCKING INTERLOCKING 1~TERLOCKING INTERLOCKING T.~ STAIR 1 STAIR 2 < STAIR 2 STAIR 1 L F-] f-, 4- r~r-r--1 11- - Lt- 21 CE L..3 , 0 r DNBE I I Il+up M *23 4/1 1 Metnl 1 SUITE 5 [ADA) 14.1 5 ,~2911*411 14.-2 ' 5 CE 4 1 fr] - th-11- L 3 "6]li ~~ ~311_I ~ i -11 1 I SUITE 14 SUITE 13 i ~I~:- ~ ~ 6 ' A ~ CORRIOOR 11% 214 ~=--- - A '~~~~~~~~~ fka-i -~ - 6 SUITE G b N 6 . 1 ELEEV. ELEV, g -_ = 111 216 Ililll 215 lili 306 1 305 || 1 304.1 3.6 CORRIDOR CORRIDOR W--- SUITE 7 DE ||STORAGE ~ 26.-7 ~ - ~ ..2' It - 1 7: r- r-2-1 | -t ' -1/ / R.,L'.1 . -~- b I ...... 1.. 63 -5' A U.TÂ« Â·Â·PEA Â£221Â· SUiTE 8 SUITEE 9 SUITE 10 N SUITE 11 SUITE 12 4 3 ." r - RAUNG 3 Z.T.... 6 1 00 rim-11 I E--Fig r-iin = ----- 1 1 7 ~~R -P 2 / PLANING'REA 1/ r GUITIN 1 1 -71 6 ./1 1 HIM H - H. -Â· . 1 91 1,1 '- RAIUNG 20-7 LL W- 7 13 - I 13.I 14 -1 rÂ·il 2ND FLOOR PLAN rD 310 FLOOR V 1/8" = 1'-Cy V 1(I = 1Â·Â·Oy 9 0 = 2, 1 I SER~nCE BAR 8 T I RA,LINGSETBACK 2@5,8 I .- lim m - . -0 ' r & C A-112 Mir,-. D'NNO'..7 ..... l.illrou ..1 'CQU:. 1- 7,~U .0 *./. 31IDS 1,!OlldleDSEC I le i .... I ON H.*,dall<)1.f,S~, ~Il 9- ~ 1 BOVâ„¢d 1VISABO '*" 31,0 SNOISIA. OD'N3dSV OAV31'3/ =n eNV-Id lall AGNV~Vh,Ca ~_ 7-31-unfl - -1 i /1 t - 1 r' 1 4 M ii Â»W 0 0 . 4 IqI' T Iqll co 4 0-7-29 lili 1 ~ 90 111111 1 1 , 47 5 7-1 ' k Â· :. 0 4 1 E--1 0 11 1 @ g% 1: 4Â§ 53 :E, RAMN. 1 15 PROPOSED ROOF PLAN 11 34 AÂ»*'....~NÂ«#< /;04'.3 "'Â»k CAMBURAS I THEODORE. LrD. ,]AOJECINC, 114Â·:041 i.ATI/,91 0143)~I ) T 1 OF,*~0. RA Movâ‚¬W:+Owi~'il,.1, 11/16/15 1~GUE TO IAND PLANNER - DATE CRYSTAL PALACE ,/&16 | RA ......E ; RY T .SCR.ION W REVIEWED I. ASPEN CO REVISIONS ,LLDHAMNGGArt~~aTTEN-Flk,~ENC,~,Tnimnâ‚¬~~r~L-~u~v~US,â‚¬DW(,RK,Dâ‚¬ 'câ€¢*TlEcf A~nâ‚¬S~Â£~wy*.UP#HUSEDOROISCLOSED~â„¢ou n.En,~rrENCC*45Â£NÂ·T.nâ‚¬4@C;,7Â£CTC,YaGâ€¢~Calsu.~Â·iDâ‚¬O~XÂ»RELTD NVI. 32/.0 ~00130~Â£ ~ ~ OL FLOOR AREA SUMMARY MAIN LEVEL 8 578.30 SF COMMERCIAL AREA 4 .804.40 SF NON-UN[T COMMON AREA 1,739.39 SF NON-UNIT LODGE AREA: 2,034.51 SF 1[UÂ·41 U Oil ]1 U d J U U AREA TOWARDS FAR 8.578.30 SF DEDUCTIONS 0 SF 2ND LEVEL: 8.814.06 SF - - 1 .DELOOR t LODGE AREA 6.556.21 SF NONI-UNIT COMMON AREA 567.87 SF NON-UNIT LODGE AREA 1.065.58 SF 1 DEDUCTIONS 624.40 SF (TERRACE-DECI9 =3. d i,=-J , _23, 11 ,-22, & 1 AREATOWARDSFAR 8,189.668F 3RD LEVEL 7,703.52 SF ~ blE [ I *il :99 14[il W .â€¢ MAIN F10>R 9 LODGE AREA 2.168.86 & NON-UNIT COMMON AREA 567.87 IF 1/XX\\Â»1 NON.UNIT LODGE AREA 1 602.85 SF OUTDOOR TER RACE AR EA 0 SF (WITHIN 15% ALLOWVANCE) - - 972.85 SF OF ZE=- b BELOW GRADE Â· LOWER LEVEL 8,976.75 SF COMMERCIALAREA OSF LOWER LEv EL /' NON. UNIT COMMIONAREA 2,51142 SF NON-UNIT LODGE AREA: 6,465.33 SF -14'.8" ./ DEDUCTIONS 8.976.75 SF (SUBGRADE EXEMPT) A WEST ELEVATION . FAR WALL AREA AREA TOWARDS FAR 170.56 SF (EXPOSEDWALLCALCULATION) . U 4-=1/ TOTAL FAR 21,278.10 SF (2.36 1 FAR) ZONING INFORMATION & CALCULATIONS: ON.,WAYALLEY - ZONING FC) COMMERCIAL CORE 1Â® NET LOT AREA 9.033 SF (90 47Â·*99.65) 2- Ll / / /gl 5==1 /, 7FZ= 77 7 g= ....=....'h'' ZONING ALLOWANCE (2 51) 22582.50 SF (2.5*9 033/F) lili GROSS FLOOR AREA . I FF //AN'flh rm M COMMERCIAL SPACE 4,804.40 IF | | 4834 495,",~5' ~~,+~ 4.Â· di.A *AÂ·>5930r-=1 NON-UNIT.PACE..9.86.F LOUNGE ~- i, LODGE SPACE 19,893.34 SF , 3 i L FIi. htf'' - ' MAW< 1~ -1, F . GROSS NON-UNITAREA GROSS LopGE AREA 1 KITCHEN 1ST 2,034.51 SF (BLUE) il . - r-[24-1 F ZND 7,621 79 SF (BLUE liED) || 137 ..>Of. . ~ /~49// Â·/23911Â«942L .44/1 144Â©ff mt.M''ff:F~2:RC LL 6465.33 SF .LUE) 1 11 3RD 377171 IF (BLUE' RED) *TERLOCKING INTERLOCKIN? 'In ~~~,' ~~~~,~~~7'G 1~** f~ 44*Ef I xeaf~ TOTAL 5 386,55 SF TOTAL 19,893.34 SF Ne+UNITCOMMONAREA p STAIR 1 STAiR 2 .-' EXPOSED WALL BELOW GRADE Â»1111111!: 1111111 28,142- r ////// r .014-UIT COMMON 4 ,111 NORTH OSFEXPOSED AREA LODGE 0/'lll ~L'~ - -1 ' i 1 1-2 , ~ SOUTH OSFEXPOSED 1, [EXEMPT' ~ CHECKÂ·1141 ile MST 72.85 SF 6(POSED /5006& -.09UKAQV ' fÂ·g#Elf', 3 49.- BELOWGRADEWALLAREA NORTH 90'-0 SOUTH 90'-0" 4 m : :04 R EAST 82~-OÂ· 54*/ Lilt&*88&0/ >V /*8]L PNNOO< -51/111 WEST sz 4 TOTAL 344'-0- LENGTH 2 X 1 1'-0" HUGHT E Â»26 ./ 99<41\ .-St - - >Â»6Â« 10 4*Mt,~#A. .N .4Â«~ ~4'1' Â·Att~Itxtd . --F- t / ' Um;Imall 0 1 8.976.75 SF LOWER LEVEL GROSS AREA 479 ~jâ‚¬ttl~Kir ,----- BELOW GRADE FLOOR AREA . 4%0 vaers>)*Wti;- \*8*fff ~* - - 1Â« ./4;0:fe#g=*P~05'2~~ 1ZIZZZ EE 22 582.50 SF.0.15 (15/) = 3387.38 IF (ALLOWANCE) TOTAL DECK SF . ALLOWANCE = APPLIED FAR 3 363.94 SF-3,387.38 SF=Â·23.44(0) IF TOWARDS FAR - 2 4141ifiti..~0.1 4. 1//li' . . TOTAL GROSS INIT A OOR ARFA (MINUS NON-UNIT ~UNGEl ~ NoÂ·UNIT COMMON LODG E FLOOR AREA + COMM ERCIAL FLOOR AREA = R-IE-1 AREA LODGE 1~IENÂ·S LOCKERS O 203451SF 19893.34 + 5 386.55 = 25,279.095; ~ E-Ii-1 1ST+2ND+3RD= - J TOTAL NON-UNIT FLOOR AREA (MINUS LL) 1 739.39 + 567.57 +567.87 = 2,875.13 IF <0 HOTEL LOBBY 0 0 4 2 PERCENTAGE OF USE CATEGORY PER BUILDING FLOOR AREA FITNESS t!-- Â« 1 Â«9// Â»9 /1// - LODGE: (19,893.34/25,279.89)x 100 = 78.6995 1 J COMMERCIAL (5,386.5925279.89>x 100 = 21.319 rain L, WOMEN'S LOCKERS APPLICATION OF USF PERCENTAGES TO NON-UNIT FLOOR AREA to W , 1/ER.Al'REA// LODGE 2,875.13. 78.69% = 2J262.44 SF COMMERCIAL 2,875.13* 21.31% =612.69 SF FINAL FLOORAREA: --,r TOTAL FAR FOR LODGE (19 893.34-6.46533)+2262 44+170 56=15,861.01 SF - I - - - --- 1 -1 -7 NORTH GRADE /1 DEDUCTIONS 3.35394 SF (UNDER TERRACE-DECK 15% ALLOWANCE> AREA TOWARDS FAR 4,339.58 S F .z:mtÂ©NK 1 kp E{ U U / 11,11/1 1 11... _ EAST o SF EXPOSED 6465.33 SF LA/ . 08&0 i .Â·â€¢' t-'bi 'I/ Ililli ./. 1 11]1]1 Â»r \ / 74 / 3 784 SF TOTAL WALL AREA rafft Â« =411= CUMULATIVE 21.860.25 SF (2.42:1) 1 1/K 4,4.-1 1 72.85 IF TOTAL EXPOSED WALL AREA 72.85 / 3,784 S. = 1.9% APPIED = 112%-APPLED & 170.56 IF TOWARDS LOWER LEVEL FAR pECK/TFRRACE FlOOR AREA & --- l111 1 TOTAL FAR FOR COMMERCIAL 5,386.55 + 612.69 = 5 999.24 S. I I ........ i riÂ·j-1308'VER LEVEL.FARCALCULATIONS mIAINFLOOR.FARCALCULATIONS 13 M W V 1/8-= 1 -0" 42 1/8 4'-0 FAR-1 1616 11 3000.,i. sning.,6 <111 'b,000},195'~I-,D .MD~AdeD 1%&*Du -~ CORRI O ~ - #1*6*i I . i DI+22 SNOISIA3U hxx/% I SNOLLT,nOM *.%: ....' IN/OllÂ¥/>li +00tl,Â·EL...3./d ...... FLOOR AREA SUMMARY MAIN LEVEL 8578.30 IF COMMERCIAL AREA 4.804.40 SF NON-U NIT COMMON AREA 1.739.39 SF NON-UNIT LODGE AREA: 2,034.51 SF DEDUCTIONS 0 SF AREA TOWARDS FAR. 8.578.30 SF 2ND LEVEL 8,814.06 SF LODGE AREA 6 556.21 SF NON-UNITCOMMONAREA 567.87 SF NONâ€žUNIT LODGE AREA 1,065.58 SF DEDUCTIONS 624.40 SF (TERRACE-DECK> AREA TOWARDS FAR 8.189.56 SF 3RD LEVEL 7,703.52 SF LODGEAREA 2 168.86 SF NON-UNIT COMMON AREA 567,87 IF NON-UNIT LODGE AREA: 1.602.85 SF OUTDOOR TERRACEAREA 0 SF(nlITHIN 196 ALLOWANCE) DEDUCTIONS 3 363.94 SF (UNDER TERRACE-DECK 15% ALLOWANCE) AR EA TOWAR DS FAR 4 339.58 S F LOWER LEVEL 8976.75 SF COMIMERCIAL AREA OSF NON.UNIT COMMON AREA 2 511.42 SF NON-UNIT LODGE AREA 6 465.33 SF DEDUCTIONS 8,976.75 SF (SUBGRIDE EXEMPT) AREA TOWARDS FAR 170.56 SF (EXPOSED WALL CALCULATION) TOTAL FAR 21 278.10 SF (2.36 1 FAR) IN 64 /' El FJ'.'.' r A-â€ž7- 3 9=4 1=1 ,., FA , Fal n /2-11 4 /4895.1 \ 44- R==A -2/ 79 Â«/ a ZONING ALLOWANCE (2 51) 22,582.50 SF R .9 033SF) J11 Il1 ZONING INFORMAION & CALCULATIONS: -PT, 14 . M 1 Â® ZONING (CC) COMMERCIAL CORE â€ž NET LOT AREA 9 033 SF (90 4Tx99.85') 4Â« Pet// 1 A-____2 i NS 4-44 ./SMEE&#5#25// 5:im#EliET'IE'iAE###EgE:W CALCULAT1ONSI RS . !I l I 1l1 . 71 441 9/19 ,/Â»f/ COMMERCIAL SPACE 4804.40 $ it i : i GROSS FLOOR AREA LODGE SPACE 19,893.34 SF f.. . NON-UNITSPACE 5.349.86 SF ......2 *â‚¬-S 1â€¢*PR421213 INTEML444 GROSS NON-VNITAREA GROSS LODGE AREA wh~yim 7 STALR 1 0.5 nj - .0.UNIT COM.ON 1ST: 1,739.39 SF (PURPLE) 1ST 2.034.51 SF(BLUE) '11 ' lilli /If,5/ i ' Stfilial k=*44 ./E*Al==4 4 :1 / 2ND 567.87 SF (PURPLE) 2ND 7 621 79 SF(BLUE & RED) 132*i y 3RD 567.87 SF (PURPLE> 3RD 3,771.71 SF (BLUE & RED) ///77'L- / I-~ '-11 11Â·2511.42'SFEPURPIA LL 6,465.33 SF (8LUEI -- 1 61421 7 111N0illt0*' 12 ::MON /,Â» ifix TOTAL: 5,386.55 SF TOTAL 19 893.34 S F W NU.14, 12 .2 11 .////7/ /543*h SOUTHOSFEXPOSED EXPOSED WALL BELOW GRADE 1 1 ; 1.J:.,1. i',, -3335'REA~ 87SF "131 74 / 998:REAÂ« NORTH 0 SF EXPOSED - 9 EAST 0 SF EXPOSED /1 311 I WEST 72.85 SF EXPOSED -- Iwol~4 / .110.2 01*41Â¢k. \- BELOW GRAp~ WALL AR EA \V #Apmgo[ 11 NORTH 90 -0 tO wk&EFW - 90 . 7-;=44 9 /4/2 4// 1 SERVICE BAR QI. souTH 90Â·I EAST 82/ KT-EN / j | 3.784/FTOTALWALLAREA 1 TOTAL 3444)" LENGTH X 11'-0 HEIGHT U L ./Â«r NO~UNITCOMMONAREALO[*3' | I 1 602.85 SP 72.85 SF TOTAL EXPOSED WALL AREA 1 ~ STORAGE CORRIDOR ~ 72.85/3,784 IF= 1.9% APPIED '// L r) 9 -111 1 ~ 1 8976.75 SF LOWER LEVELGROSS AREA BELOWIRADE FLOORAREA t~97--1 X 1,9/ APPLIED .F=-1. ---,1 7ff r 170.56 SF TOWARDS LOWER LEVEL FAR 11 DECITERRACE FLOOR AREA 1 hi i 1 , || 22.582,50 SF x015 (1570 = 3387.38 3/ (ALLOWANCE) - i| | TOTAL DECKIF . ALLOWANCE = APPLED FAR :I ...il).Cumt'.WGI/2 , ~~~_____a_.446 ~ ,~|_ 336394/F.3387.38/Fi-23.44(0)/FTOWARDSFAR 11 1 *11 TOTAL GROSS UNIT Fl OOR ARFA LMIINUS NON-UNIT 1 ]11 11 !!t| LODGE FLOOR AREA + COMMERCIAL FLOOR AREA= //1 *Ell }/~00,~ j 11 4 1 !,I 19/893.34 + 5,386 55= 25'279.89 IF , T | 1 739.39 + 567.87 + 567.87 = 2,87/.13 IF POOL 1~ ./ I h 1 TOTAL NON-UNIT FLOOR AREA (MINUS LU ~ 1 1 IST + 2ND + 3RD LODGEAREA OUTDOOR ~ 1 ~ | PERCENTAGE OF USE CATEGORY PER BUILDING FLOOR AREA 4: -6 13 J 1 il | - LODGE (19893.34/25279.89)x 100=78.699 I I'l COMMERCIAL (5386.5925279.89)1 100 = 21.31/ /363.4 SF EXEMPT E--1 1 Appl ICATION OF USE PERCENTAGES TO NON-UNIT FLOOR AREA [Ir !111 TOTAL FAR FOR LODGE (19 893.34.6,465 33)+2 262 44+170.56=15 861.01 SF '.j LODGE 2.875.13/ 78.69% = 2,262# SF 1 0 --- 6 J ; . 4 COMMERCIAL 2 875.13 x 21.3196 = 612.69 SF me. 6.../ 1 IA - - FINAL FLOOR AREA: TOTAL FAR FOR COMMERCIAL 5 386.55 + 612 69= 5.999.24 SF CUMULATIVE 21.860.25 SF (2.42Â·1) &3/ = /Â© SECOND FLOOR - FAR CALCULATIONS ~ ,Â·a THIRD FLOOR - FAR CALCULATIONS ~ I 22 1/8--1.. 1 E M M 0 0 aol FAR-2 H31,!NndONV1013A@6I NOI.1Â¥0.. SNOISIA3. I , I. . C. lilli . i ' "03.Id SNOLLvlr,O-70 Wvd 31/. MAIN LEVEL .~641Uj. STAIR 1 106 |INTERLOCKING 1105.908/ COMMON AREA - ~ ffil 1/1-EE=lleWlllnllma7 i 108 ELEV. |38.ISP COMMONARM F. 1/m-.El.-*$-26*iGUAEK---1 110 iSTORAGE 67.15 SF COMMON AREA 113--STERAGEII,/SP-EMION-MIA Tir--liaâ‚¬Pfii**A-f3yi=ir--EaiE*E-~ AREA TOTALAREA 7911.73 SF TOTAL NET LEASABLE 4576.16 IF LOWER LEVEL ROOM SCHEDULE Fi-MVEBUNGE-2?XESF-COM-MBA AREA I [Gar-FERRIDE#64.SBIFCOMMONARIA Er--TRICRia------35EEF-NITTEJEKEE----1 - . , [LTIE----Â®iNSIN.ISE----COMMINARIA 9 0 4 /4 ~ 1113 0 ETir--IRTINESSJIX.51Â¥F--COMMON*REA-1.25 4 1'@TCHEI'~~.I I ILii--IMEWSWIKERSIE**P-EAIONREA LOUNGE D.116ClmillE---~3*i.82Â§r--COMMINA~ m El ifill Irfir-liiaill/"Ill/TiailÂ¥--iÂ«--7 0 Qi j. 0 Â· co,~.00~ C ... __ NETLEASABLESPACE ~*~:-- /Â£ INTERLOCKING G INTEI'll.06 ' | [crir---laiir----IiÂ¥iir-ININAREA CED 2 | CE'gr STAIR 1 STAIRZ / b /2 S REr--TEEE------~j~~5*----85ij*(KiiE;Â©---1 L113 Effir-FEAKEXCEBEBrinr-COMMER[*REA V ' CHECIN | TOTAL AR EA 8050.98 SF ~ 08Â« 3 1 up i,i-, UP ON gE 11'11 UP CN Up 2- 4 ....'Ill/:I'll)'.'..'I. lilli U' MAINEEFE7-51-1-ynF MECHANICAL Â· up 9 1 >n ROOM -TEE'/frIEEKE-3-ETE. E-air] P E COR ~ ~ Llc /7 /// :OL-1 LIZEMiE~iNifF/Â§~ 0" 91 5.3-1 ~. TOTAL COMMON ARWS**7 afl Eliti.l ./ ELEY. EUN 1--I'll'.........3-/,7 -TEUVE-7375.3EFF ELEV El:A. 0 1 / U L114 L115 g 107 108 MEN S ..1 i-:22-i CORRIDOR FHHi 2â‚¬10 / Liia iZZZM NETLEASABLESPACEh Â· b '111111!% Ilili TOTAL COMMON AREA 1,783.55 9 6 g I==r=-2 .111'1111 Ii'1111 1__.......1/!fal/E____-_~ WOMENÂ·S 1 NPANi JUN /1/ f 2,6*Er./In-Â®6665,3 1-Gil \33Â» 9/f ff f HOTEL LOBBY -/6â„¢26)%./.9-fi....' i MENÂ·S LOCKERS \111'jil JIll' , il li , CTITAL-EIREENXIEri57rTTTERIFETTEPUBLE-*FENIFIE-KFIE] . 'U 06Â¥*EWITIE*tinli@WIRLITOTAL NEET ElvABLEÂ·8.208.80â‚¬#221 EFidE-] LOUNGE Fri:;-1 'Awl H 1 0-0 F â„¢ESS 4@ 1-G67-1 = 9 1,0//i 0 WOMEN'S LOCKERS F-[in \ Z Â§111' 90' .0 9 ; 1/ 11 fr LOWERLEVEL-NETLEASA#8=~ 0-08|NFLOOR-NETLEASABLE V 1/8" = 1-{r 1/8'~T*~ NL-1 0 R 15 10 all ad[DOODU 9UÂ¥,9f~Il,DIHO~,4KD) 1 MEÂ£i,aSNOONal_LIUM},linDHLI,~03SDIOSIO~dOCBSr, CalÂ¥'lldna:'1004:Wâ€ž~S,ILCriv-Jal,4)~NaLL~03!kleâ€¢Aa*rn,@r. C,#7ei,5,2,0},lair.1119*)0 NahÂ£*4 7.i~alÂ»,Nall,b.UC},VS,Jil,Â¥k,~11Â¥ H3N~ld ONV1 Oi 3n SNOIS18 1 +100'll 0/10... SECOND LEVEL ROOM SCHEDULE [2121*Ii-fri-2--InÂ«**EZINEILIVABLE TOTAL AREA 7375.31 SF TOTAL NET LIVABLE 6290.92 SF [E-nEBRWiBEA----15304NFOMMONSPEE [I3128Ii:66#C----364*Â§*---COMMONSPICI ~ Â®r-----Â®jifriO-NETUV- SUITE 300 SUITE 310 ~ SUITES 11 2:7 |SUITE 310 1791.88 SF NET LlVABLE 1 NE-1 -r-T SUITE 2 CEE[ O/0 e. . ff<l 1 n / TrIE:RS. ] lilli [56F---1*EEN.47.iyy---COMMENSPACE 1 11:14 1 EBE--TiNTERLOCKINGSÂ¥*m-116@39ir---CIaMBKISPICE SUIIEE 1 GREENROOF , *-----liN-fiRLIEKiESÂ¥/R-ifyifiir-COMMEN-SPIEE 23 +E O/0 M AREA ~:B' INTERLOCIONG INTERLOCKING nOMEN'S 49.00 SF COMMON SPACE INTERLOCKING 111 ~4 ji i ~ i: STAIR 2 STAIR 1 TOTAL AREA. 3701.43 SF STAIR 1 STAIR 2 ~ r - TOTAL NET LIVABLE 1917.88 SF SUIE 5 004 11 -71UU--W-.LLULU ML 2/1 r. 311 TITALBUIDINGIREA27,038.478F | E-/......'......1 -TETREWETEEEKILE,4376.jE-In------------1 ~ E SUITE 14 d SUITE 13 H -.1 '.- 4 -Â¥5Â¥ACKE-TINIEFISF SUITE 6 -TE-fACEIMME-AREA-53553?8F /\1- 1 Ujg ~ 11 1 01=0'FLEV. 41 Ti] ELEV.[irIKZI'l SERVICE BAR -Il.ial'IiÂ¥/3.----~ ~ * I / \111 306 11 11 305 11| Dig EA- 1, I ]L_211Â·*~â‚¬454] -TOTAL-NETEIVABLE6,M.92Â§F L--Â¥6Â¥*Camiaia#Ff:JIBini~ CORRIDOR SUITE 7 DE STORAGE CORRIDOR -Ill'il.'lliff OSF 9 1 rlETIVEL)7135F~ 4 & 4 E--tefiCIETIVIEri,957,88 SF PUBLICAMENI-TY--OSF -1 Â»--41 â€¢t.121'.- -TETACCOMMONAREAf-785-55-lf 2- -- 1 LOGIER-LIVE-I.M.KS# -TEÂ¥*Ell/TE'*I.F-/5Â§...F LOD(*AREA 7 r--TEÂ¥*ENEIL/KNEr-//F - 97 4 i 41 --=a 1 1 E--PUEE-*miÂ¥-65* [TITALNETIEISABLE5,415.9ISFIRIALIEI-LIVABLE*20.WIF Â£ 0 i 6 , 0 0 1 111 11 lili ~ 8 ~1 1 IL-------------------------- ..........................4 111 SUITE 8 ~ SITES SUITE 10 ~~ SUITE 11 t SUITE 12 1 11 1 e [EL] 4~k j - + - -- ----RPTUX?pRT~~----_ _ ___---____-~-1â€ž.ud llcEZI /2/ U.- - -.....- ...... -.-----....1- - ----.---........1- E- .......4413 3 rr- /11@EWHIELIR.NITLEAS*BLE L/ 1/8Â»=1'% /~ THIRD FLOOR - NET LEASABLE 17'/7* 1 0 :18 N L-2 Â»WD 1HDR~00 1031N0~k~.NaPO0N9uWAE-.=uoaisn maivond,Q981<*,1.~~s k ~~ ibgl~D,~Dua~' S,Din.NACN. W2>1â€žD,CliallÂ£9.DONS*Â£,1 -lai#*-N.se]-9-0 11. SNOISIAJa Â¥Nd 191SABO r-METAL PANEL MECHANICAL / FACADE. TYP. SCREENING ELEVATOR OVERRUN *IN 71 -9 F' ELEvATOR---- 3 OVERRUN ; F_PARET_~ 11 ' - 37'-34 i - DO GLASS GLASS RAILiNG TYP. ' & 4..2. Rili ;Elilil 1 LE. 1 [1- FACADE-PEÂ«-28 ~ ~METAL PANEL T/O EXIST PARAPET t I t. 17\ 291-5 E. m- -IJ-~ --_...J.-.J- _J. . . ~ 3RD FLgOR L ---*-- 1~ W r--- - r EXISTING CORNICE 29 -4 IÂ¥ 24Â·-7Â¥-2./ '1 B/O P'00' t EXISTING BRICK DETAILING i - ~ ----- ~ --- '' "-1 ~ J~~"-"~--~~ ~~~ ~~~ ""'~Â·~Â·Â·~Â·! 4Â« I ~ INSULATED STOREFRONT SYSTEM 3 EXISTING HISTORIC MASONRY FACADE-Â· . . 1 , 11 '' PX- GREEN VMALL SYSTEM TYP. INSUITED STOREFRONT SYSTEMIN / EX)STING MASONRY OPENING Â·Â·Â· - Â· -' r L ( - . - 7 1 2N D FLOOR t . 34 -8Â» l DECORATIVE ACCENT BAND ~2~~~~t. - L %?1.........Wl...........1'"-1' -2 11; Â·Â·---Â·-t~Â·E-I~EXPOSEDSTEELDETAILING. TYP. EXISTING BRICK DETAILING : s. i I ti- ..3 4 FLAT PLATE AWNING. TYP lÂ· Â· Â· I --4.26 1 ....4 ! . ' : 4% 4--ACCENT LIGHTING TYP STEEL LINTEL DETAIL ' ] 1 4 1 1 -~BUTTILAZEDSTOREFRONTSYSTEM ./. 2 U i !. I .1 'k , I .1 INSULATED STOREFRONT SYSTEM IN -- K EXISTING MASONRY OPENING L , ~ - 1~ F Q - ~ HIGH~jMgNE-M/N FL~OR ~ , Â¥ f r . 0. 1 1.4 -0 i 11 ~~ SOUTH ELEVATION L' 3,1610 = 1-0 : 2, MECHANICAL SCREENING---~ METAL PANEL FACADE.UPI ELEVATOR OVERRUN L +~ELEVATOR PARAPET t ~ 11* J_|_ I ~ OVERRUN IT - 3' I. 1 -.... 37.1 .I 1 1 . I - r-GLASS RAILING, TYP T/O GLASS EXPOSE}STEEL DETAILING. T.P.--4 - 1 . 4 - 1 RAILING L 0 ) --- -30-10;-7 1 - 4 - 1 T/O EXIST METAL PANEL FACADE + . 3RD FLOOR t , 29 -4 ./ I .. .1 0 GREEN *.EM UP EXISTING CORNICE I ./. ----Â·1---~, Â·------77-1-Â·7- --------- i i : Â·Â· Â·Â·Â·-Â·Â·Â· -Â·Â·--~INSULATED STOREFRONT SYSTEM 4 5 INSOLATEDWINDOW SYSTEM TY'.1 - : Cl_ 1 . i , 4--- EXISTING HISTORIC FACADE -/ECORATI'l ACCENT BAND I FLAT PLATE AWNING, TYP - 14'-8" I. I, 1 "Â»,1â€ž1 .. .... . 51,1,412>1 1:. \\\-BRICK ACCENT :.* * .~HISTORIC SIGN TO REMAIN 7 4 ....... 1 / I H1GHESTGRADE -= ,~:,l | ~ ' - I EL--1 1 1 I - LOWEST GRADE ' i 1 1 ELEVATION '3-~--= Im.. -1 ./ -I'll_FLOOR t - O-0- I. i_____Â£21 BIRTH GRADE ~ . ~ U # C . I. -2' - Er ACCENT LIGHTING TYP HISTORIC LOOK DOORS WITH TRANSOM GLAZING, -TIP. 3 5 GÂ·~ WEST ELEVATION tÂ·' 3/16= 1-I A-200 3iÂ¥ld .0013 31Vld '0011 1 .... O/NOI.V./ 1 .... .J .....d Â·ar, 'gwoa 3,Ii,sn,ng,wÂ¥. SNOLLÂ¥A313 BOIWEL.X3 W . 1 - NOI. I... I . I 3.0 I ON 00'NadSV 38 HEIGHT LIMIT INCREASED TO 40 THROUGH COMMERCIAL DESIGN REVIEW W~-do~013AMI m~ I 1 BOYlYdlYfs ABC) SNOISIA38 31Vld MOO. zilll! ON.g *8 NA'V~] MECHANICAL SCREENINGl ELEVATOR OVERRUN .' EXTRUDED WINDOW TFÂ¥-7 - FRAME TO MATCH METAL METAL PANEL CLEAR INSULATEDGLAZ1NG TY& Â· PANEL. T, r : PARAPET -- - - yry-4 \- -- Â· 1 - 1 - 09 INSULATED WINDOW SYSTEM. TYP -4 - ~ T/0 EXIST 441' O 0 01 0 - L -0POSED STEEL DETAILING. TYP -3,-9 FLOOR r, . - Ir' 2/-4Â·'/ ' - 1 1 0 1 PAINTED UNIT MASONRY L 00 09 - 11 % 1- 1 L *- 2'9 FLOOR /3 k PAINTED UNIT MASONRY-4-- i 20 1 0 ---- HISTORIC FACADE BEYOND -- 1 11 1 11 i .1 1 2 11 Jul j 5 8 j HIGHEST GRADE ELEVATION/ TRANSFORMER - MAES FLOOR L I Or - 04 ./ rh EAST GRADE - *~ 4 * i i , LOWEST GRADE ELEVATION 1 -1' -6Â·- NORTH GRADE ~h â‚¬ ~ 3 t * prz, z SECTIONAL OVERHEAD INSULATEDMETAL DOOR DOORS FOR TRASH ACCESS /-3 NORTH ELEVATION u 3/167= 1'/ MECHANICAL SCREENINGIJ EPAINTED UNIT MASONRY. TYP. _/8/4/IL_Â£ 37-3 K. GLASS RAILING T/OGLASS 0 0; 0 ----- RAILING t 32 - 130 1, EXPOSED STEEL DETAILING, TYP - 1.4 HISTORIC FACADE 8/YON[~---...y-r-- '29 - 4- . FLAT PLATE AWNING BEYONDn | ' -' 6 I ' 4 '~ 1, METAL PANEL FACADE TYr. FLAT PLATE AWNING BEYOND 2ND FlpoL, / im ' 4 3 1 7- 14'-8' 1 1 1 1 /4./. , CO MAIN FLOOR t . - 'FICADE â€žp.3 1 0 I ,-t 14'.8 1 1 I 1 i j Ll I 21 Z - \2 L r 3RD FLOOR /1 __+ , -- 0.0 ./ . ra EAST ELEVATION -1-6* I. /**EN 2/ 3/16=1'-I 0 0 A-210 i Â·ar, ,/400/3/19 vwn'INV' - 30VTVd 1Â¥19*NO 1 NOild/ OO N'dSV SNOISI.I 31Â¥ld IDC)13 31~Id .0019 ./rei ON N.Ill// I M./.l ....bd SNOLLÂ¥A313 UOIW31X3 3/Vld /001/ Blild HOO-W 711 Il )NIM U 0 ---lilli........................ 1 11 ..0 .-t. , PROPOSED DEVELOPMENT - C :---& i;ja - . d 1 1 17 i + 11 ,â€ž-/INEEP =1,29"- ----:i---1-~t-*Ii-- ~ - - p 3,04~30 L- - *NE'll:1//2-.Ir#,Vioi/2-/4#* Â£1*3,â€¢*,9 182*am- ! illi n lil// wd. 1 HYMAN STREETELEVAION 1~ = lili' 2 i *lic A-22 -Oil'380(]03H1'95VunlIWVL> JL'2UOUO~,19S~â€¢aÂ¢~DL~>H.Â·ID.~.)111Â·4/1.1,440,NNNÂ«1~31_ia.J-.6uOJSO~,M~WOO'.flijalv.,1,n,lAU~ONAVI-.19 . 10Â·LI)(Dl Jill & .'mi...f-P (1Nv h'Nrruc 34. A_uusâ€¢00â€¢41,Â©â€¢ MkN.vb. ,inil:u 0.+ INW geC ~ I HaNNÂ¥ldONvlqiÂ®&SI i 'Bi 30Â¥1Vd 141 SA 80 , 3.0 /01_dIHOS. .% 7 03 /1:af CAW6tge, 0 E.NOISIAa' 311!1 DN:*VU. NOI1VA313 IX 31NOO 33,06 UN NO11Â¥00' I Ch 103f-0&!d AeleA~Vt*1 DIAGRAMMATIC LEGEND . + - -4 44..i ---- EXT'G STRUCTURE TO REMAIN ...tÂ·Â·Â·Â·Â·Â·Â·â€¢ EXT'G CORNICE EXT'G STRUCTURE ..1 TO REMAIN EXT'G CORNICE Â·Â· ---i i. TO BE DEMOLISHED TO REMAIN . 4, *~1 EXT'G MASONRY - - - - NEW BUILDING - - Â·'' OPENING TO REMAIN + STRUCTURE .. . - -/ff ,--- EXT'G MASONRY EXT'G HISTORIC Â·--~m, OPENINGS TO REMAIN SIGN TO REMAIN j.pâ€¢.1 1 :9 1 - ..â‚¬7.. R= WITH NEW STOREFRONT ....6 -miii FRAMING -'4111 , =r.- - DEMOLISH PORTION :... OF EXTG WALL 0,"- 17 0 " i %50 ...Fltil 1 9 5 3 k:ii ~ t~LIA- Miff p I <EdÂ¥ 2 1. . -- PHOTOGRAPH OF THE EXISTING BUILDING EXTÂ·G FACADE TO REMAIN ; RE-SPACE & ADD WINDOW OPENINGS TO -A 4 ALIGN W/ NEW DOOR OPENINGS BELOW \2 - -1. .. 4. 2~â‚¬ =di-, - - 4 , t~//- NEW BUILDING STRUCTURE 1 EXT'G CORNICE TO REMAIN ~_.. ~~~~' ~ _ * .- - - . r .. ,---~ -' BEYOND EXTG WALL i 1 > i .' 4 3 0 2 - 11 * NEW STEEL LINTEL NEW ARCHITECTURAL TRIM Â·Â· ... 4 , . , tÂ·Â·, .. ;l. 11 1 *---- EXT'G MASONRY NEW BUILDING STRUCTURE Â· .-~ -2-! -- - BEYOND EXISTING MASONRY WALL J ' + 11 i { -- 5-- ~i $~_ WITH NEW STOREFRONT EXT'G FACADE TO REMAIN - : 1 ./.- r. I.- 11 FRAMING 1 -, IL. 3 % i 2 1; .1 % ---- . 0) NEW HISTORIC LOOK DOORS ---- -- ..~~ - E 2 2 PROPOSED BUILDING ADDITION M * W NEW ACHITECTURALACCENT LIGHTING - EXT'G HISTORIC - STRUCTURES 5:21 OPENINGS TO REMAIN SIGN TO REMAIN A-230. 311LL ONIMÂ¥80 all *PO(303+11, 5Â¥I/W. SllÂ¥13a NOI1Â¥AH3S3Hcl 30VlVd 1V1SANS DODÂ»â‚¬: ON NOI 1V3O)1 ml: ON 1O3ROMd NVIAH 3 OCE 10'ABN 11 CBMIAIM DIAGRAMMATIC LEGEND DEMOLISH EXT'G STRUCTURES - - - - EXT'G STRUCTURE i 'rt' TOREMAIN EXTG CORNICE TO ---- EXT'G STRUCTURE REMAIN 1 0 '0 TO BE DEMOLISHED 1 00 3 EXT'G MASONRY -x ---- NEW BUILDING OPENINGS TO 2 NE' REMAIN STRUCTURE 1 ''flill I''iÂ·ir,L' EXT'G MASONRY --* OPENINGS TO REMAIN WITH NEW , 6-. '-4 44 STOREFRONT FRAMING A.{-4 1 1 2'-Â·- ... 1-- U .111107 1 i'm"â€¢-Â·'ltfiall... - 1/51 11{11 1 1 Elait 1 ... . ..1 2/:i 1 1% 1.A 1 0 10%51 1 PHOTOGRAPH OF THE EXISTING BUILDING NEW BUILDING STRUCTURE -1 BEYOND EXT'G WALL , -4 r 1 44. # . 1 1 .041 - EXT'G FACADE TO REMAIN *. 4 '.11 EXT'G CORNICE TO REMAIN - . 1 0 - EXT'G MASONRY OPENINGS TO REMAIN \CÂ»\ . I. -- 11: - NEWARCHITECTURAL TRIM 111 -i 1...; NEW STEEL LINTEL - X- ~4 - ,*r..1----: . 1 T EXT'G MASONRY r-- OPENINGS TO REMAIN I - ADJACENT WITH NEW STOREFRONT FRAMING BUILDING (N.I.C.) 41 NEW ACHITECTURAL -/- L.*-1-1. I- ..~11311--;,..E-I.,14%L ACCENT LIGHTING i- 4 411 -t . .7 t. I PROPOSED BUILDING ADDITION i A-240 i 30Â¥1Vd /ViSAIO . 20 H 31VO NVri AH 3 00Â£ SllV130 NOI1Â¥AkiESabld OIHO.LSIH 311g ON NO!1'001 I KXÂ»ret ON 103fold NAAOHS SV .VOI 10 Al N.... 11 03/31/3/ SHED ROOF FORM (ROOF COLLAPSE) UNEVEN WINDOW SPACING ~ FLAT ROOF FORM ADJACENT BUILDING - , Â¥ N SHED ROOF~ ----_.,- FORM BRICK - DETAILING ORIGINAL 1, 1 1 1,: BUILDING END . *. 0 4 -Rt 91#mÂ· ARCHED - â€ž Â«+ ............ , I . DOORWAY â€¢*; k 24<Lf . -- 0 0 . . + e I ... - g.Â£ A-A'"a ./ill 1893 BIRD'S EYE MAP ILLUSTRATION E & b i SLIDING BARN DOOR - 1950 PHOTOGRAPH I 'L ... . lei .1, 4 +14,1. 44. i . 2 : 4 71J\ ":*14/4 / r. LIU r. + + Nfl ...4. U t ...1 Â£ 7 -I : i /4..1 OWL CIGAR ..i.2 4 ** -- <1',"......... SIGN f VT. e Ee= UNDATED PHOTOGRAPH * i - / GARAGE DOOR Â· GARAGE DOOR ~ 1957 PHOTOGRAPH E%M A-250 arl"yoal' /'3Â£009~i~SÂ¥.r,-D .Sie#E.I.}U/1185NK>ONall,~*all .141~03Â£01)510.(!agn OalÂ¥311~A03G10NAW,m%31410 11,40 k.1~40)4SIMM.Kli.k.A~Li~@D.J..MWai#NHuJ*-5ON-#. | | ....L ....IM)01 I ..... 4-03.0/3 SOLOHd OluolS'H 011UDN'NUU ~ 00 'N3dSV (I3NdIA. STAINED GLASS x~ WINDOWS REVISED WINDOW 1 --/- I + SPACING ~ . # 44 /~ilmi : Â·o .3.1* .li'. Ila ~/Ii//7/la/#/1/~//ll + I $ I - ........ .Ii.film.. -+ 1962 PHOTOGRAPH ~ REMODELED 1* L _ STOREFRONT 1966 PHOTOGRAPH 1966 PHOTOGRAPH 0 &2 V .iff 3#Â¢1 25*i REVISED WINDOW SPACING REMODELED BUILDING FRONT FACADE ADDITION 8 1 2" REVISED ... BRICK -- -- DETAILING BRICK E DETAILING ' BUILDING NEW EXTENDED CORNICE DOORWAYS 4 - INFILLED ifÂ¤ 1991 PHOTOGRAPH (1973 REMODEL) ZE'*E 1980 PHOTOGRAPH (1973 REMODEL) A-260 30Vlvd 1Â¥1SAHO ./.Al I SNOISIA.H 1Â©0-/ 0/40!14001 1 104./. 6,4-:..u 00 'NildSÂ¥ 'grl'"""Hi, ""8*3 _ Illilll 91ll t ALLEY D~~GE ISSUES #BEADDRESSED INENGINEERINGPtANS -n ONE-WAY ALLEY T.-r 80Â·0 ... DETECTABLE ' -f WARNINGSURFACE TY. OPENTOSKY ~ 11'J -\'Ill'Jl ./.: I flif ticil !13*1 49%1 0 22531 a 1Â«4 .2 U- 3 - 5 -ff -/ NTINODOR //X/////////// ' ; u-- <lIll/ililliljlfii/illfiuill 934 /DISTANCE 15â‚¬ // 942.liIl'l({Nlilifililillillillitfililillib~~121*tffi; lith _ ~il T /1 - 6- i O a jo 0 0-0 ~L> f- -9 Or- 1 1 0; 9 5 EXJSr TREE\17 ~~ 1 14 GRATE TYP EXJST STREET PARKING 5 ' r> T a. SEN</MISE W PROVIDECATHUNTER - HYMAN AVENUE CREEKBUS S-OP 5 -8 /Â© TIA SITE PLAN U 1/8'= 1-0 9 31%~ TIA MONARCH STREET ....Id 06Â¥1 bills. 0113800Â©E~uv&,un0,~DiHO~~do)103~140*1NGSNOJNaLI~'~UlrOCâ€¢ULâ€¢~03901)b~d,La3SACEuvjn~r.]36_câ€¢,i**% Dr~i30~dOa0EPISflNncNna~,mâ€¢NJD,~02}ual=WNE.klE,i.,klaiMNNE,41,4.Ac~,5,ilâ€¢A.rlÂ¥ 31LU Dful'Avkd(] ..1 - --4, dill'll'll......8.....Ir- - 36~ *,j46 fill"57":S -il 3-/1,- 14=92- m.- I - by- - 4 1 - /1. a 2.- a.5 E<Â¥ 6 - I ti. ./2.*./ 11 2.2 - 5.' .1.0 3-* .1-, ...P - . 4..aillp-1.t 4 .._.- 4 - 96.1 ec - . 41 -- A.3 I --- â€¢- J -22 =7 - .-.c, --z__ -- - I -1, - - -21 1 - - Z =22 i : it . ..'Â· 41 3. --1 7-21#*E- - 42- - 9 01.-1 4 1-~-- - - P.1, , e it ' .J , I ... I I I . .3 0 . /.1 - EMOO + MI@*93 SYÂ©Z 0 1 . . ./4 1 11,1,1 ..6 --19///// 1 141.1.- '1 /////6 ..= m.* 14 'a-, V 1---' *-1 2- .11'AILI. '.......1 .4 1 1 .1 11 2.0.Appr igaic:ji-?2=jÂ«Â»~rbi; ; E--,â€ž e r . - -- -,4-* -7,1-tr-ER =---24*-6-zil__= U - 1 -~ . 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O 2015 CAMBUMS ~EODDRE lul '23-M' | ___46~~ 1% gr,r 1 4. f, -1 111 1 1 . 4 1 Ig lili 1 ?11 4 1% W FÂ·l 11' "â€¢ 1 1 ..f 1 1 7 11 lilli 1 01 1 4 lili 141, ?2 1. 0 111 W:1 11 Ur ; 11 1,5 1 11%1 f : #41 piE ,'b 1 11 1 â‚¬-:Il --/il#VI</14-.~~ 1.lil. i. ./AA * 2@15 CA[MISURAS * TH[EODORE ..... kÂ· .- 1 1 1 1 4.r ilmitimmt ~ 1 ,1 1,1 1 ' 1 --- - -- Â·4 .1 --t -*-1 -- - - J- - r r-it -n - - -6.- ..... -/4 - - -r - --- _21_ --1- -EAD - 1 1 111 1 1 - LA, - â‚¬ r::<-7/"ITY,U 9- Â· - .. ~7.- .. 3%Â©003& *MA@*931 6%0% * ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9, 2016 recommended by staff. Motion second by Bob. Clarifications of the conditions. l. HPC is in support of having the connector at grade. 2. No exit stair should be approved at this time. 3,4, ok 5. The two year audit is recommended. 6,7,8, ok 9. There is a minimal impact on the view plane in Option B. John said after the site visit he found that the buildings behind the story polls are encroaching on the view plane far greater than what is being proposed. Bob said the story polls which we asked for and got really made it clear that any obstructions to the traditional view plane are from other buildings not from this potential building. Jim said that should be inherent in the motion. Roll call vote: Nora, Option A with no connector, no; Bob, yes; Jim, yes: Jon, yes; Gretchen, no; Patrick, no, Willis, yes. Motion carried 4-3 300-312 E. Hyman Ave. - Conceptual Major Development, Conceptual Commercial Design Review, Demolition, Public Hearing Jim recused himself Nora recused herself John recused himself, conflicted within 300 feet Debbie said the affidavit of posting has been provided. - Exhibit I Amy said the property is a 9,000 square foot lot which is composed ofthe Crystal Palace building and a small one story commercial space next to it. The applicant proposes to demolish 2/3rds of the exiting construction peeling back to the original footprint of the Crystal Palace bldg. The property was landmarked in the 1980's; however, it has gone through numerous changes through its history. The Sanborn map shows the 3,000 square foot lot in the 1800's. There some photographs from that time period showing the building we are preserving and an adjacent building very similar in size and design that used to sit next to it that was demolished many years ago. Around the 1930's the building started to deteriorate and 17 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9. 2016 the roof collapsed and the owners at the time the Midnight Mine Co. decided to try and put a pitched type roof on it and continued to use the structure. In the 1960's Mead Metcalf acquired the building and began to operate the Crystal Palace dinner theatre. About a decade after that he began a more dramatic renovation of the building to what we see today. It appears that the ground floor was preserved facing Hyman and Monarch Street and altered everything from there up. The cigar mural isa lgth century mural that has been preserved and repainted by Gard Moses. The top of the mural comes up to the bottom of the stone ceils of the upper floor windows. The window ceil then jumps up a couple feet and there are new details that are added which are a few rows of corbeled brick. This seems to indicate the transition point and above that the building was reconstructed. Window locations and proportions all changed. Really the 1 gth century resource is just the ground floor on Hyman and Monarch. From the eastern edge of the historic resource toward the Wheeler Opera House they plan on taking down everything. On the corner they plan to keep the building essentially as it is even though it was altered at some point in time. Amy said the building is being turned into a small lodge and that is something the City encourages. Because they are doing that there are exceptions an allowances. The building is allowed to be three stories tall where other uses can only be two stories tall. The applicant is intending to peel back to the historic structure which has been altered and add on from there. One of the staff' s recommendation is that there be a more clear dillenation where the structure ends. On the ground floor with the masonry store fronts bleeding across onto the new construction is confusing. We don't want to see any confusion about what is old and what is new. That demarcation is important. One option would be to do an offset in the wall plane between the new and old. There are height limits with each story. The two story elements of the new construction cannot be any taller than 28 feet. The design in the packet the applicant aligned their two story element with the existing parapet height of the Crystal Palace and that is over the height limit of 29 feet. That needs to be reduced and the applicant sent a revised drawing as an exhibit. On the Monarch Street side you see a three story expressing of the addition that is being proposed. The staff recommendation is to create a break line so that the third floor sets back from the second floor, an off set. The third issue is the roof deck. The proposal is to have commercial space on the ground floor which would be a restaurant and lobby etc. The second floor is aillodge rooms and part of the third floor is lodge rooms. There is also a large outdoor deck with south facing exposure. 18 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9, 2016 The applicant is proposing a railing which is required to protect the pool area all the way around the perimeter. In the renderings it appears that the railing is very visible from the street. We feel that on top of the resource it should be pulled back a little bit not only because it has a visual impact but having the continuous railing wrapping around the building doesn't provide the break separating the new from the old, defining the historic resource. Sara said the first issue deals with parking. There are currently 4 on-site parking space that are accessed from the alleyway. The applicant is proposing to remove these spaces with the redevelopment of the site and they aren't replacing them. The amount net leasable commercial space that is being added to the site is decreasing so there is no new onsite parking required. The code does not require onsite parking for lodge uses in the commercial core zone district. The applicant will be required to mitigate for the removal of the four existing spaces and this can be done through a payment-in-lieu. The trash utility area is being re-worked and the concerns have been alleviated. There is a transformer along the alley and the applicant is working with the Engineering Dept. and the size might need to be increased which will be settle be fore final. Amy addressed the public amenity. The requirement is 10% o f the size o f the lot which is 900 square feet for open space or an equilivant cash-in-lieu solution. Staff recommends the cash-in-lieu solution. The applicant will be making improvements to the streetscape. Gretchen asked for clarification about the height limit. Amy said they are allowed because the use of the building is entirely lodge and directly related amenities. That allows them the possibility of a third floor and they are on the north side of the street. This is in the commercial core zone district. Not long ago the downtown height limit was 40 feet and it was reduced to 28 feet. Specific relief was left in place for lodges because we need them. Amy pointed out that the drawings in the packet do show alterations to the historic piece ofthe building and we have some initial objections that will be addressed at final. There are some new window openings on the second floor facing Monarch that need to be discussed. 19 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9, 2016 Gretchen asked i f the direction is to restore the building to the closest accuracy. Amy said that would be ideal but that is not being proposed. We can't ask someone to expand their scope of work beyond what they had in mind. You can encourage restoration. We don't want to see more confusing changes made. Applicant: Mark Hunt, owner; Dwayne Romero, Mitch Haas Mitch said the building is 9,000 square feet all designated historic. The building on the eastern side is 3,000 square feet and was added and it is not historic. Mitch gave an overview of the streetscape on Monarch and Hyman. Mitch said on the Hyman side we are not proposing to change the streetscape but we will focus on Monarch Street. It is a "mess" for pedestrian environment given the existing conditions. The sidewalk is cracked etc. and that is where we will improve the public right-of-way. The street trees are also crowding. The public amenity of the code talks about on-site improvements or improvements to the adjacent public-right-of-way. Our proposal is to not pay cash in-lieu and to improve the public right-of- way. Our requirement is 900 square feet and we are showing about 1300 square feet of improvements in the public right-of-way. We would straighten out the sidewalk and put in street trees with walkways that get you out to the parking. We would also fix the drainage going into the alley. Mitch said on the historic portion the top floor had openings and the ground floor had a large opening and other openings. At some point the roof collapsed and a shed pitched roof was put on. In the 60's store fronts were added and the upper floor changed. Mead Metcalf did changes to the top floor and added punched openings and a brick banding. The non-historic addition in the back will be removed. Mark Hunt explained the design intent. There are inherent challenges adding to an existing historic building. The palace has gone through several remodels over time. Our design goals are to respect the existing structure as people know it today. We want to design the addition with minimal impact. We are interlocking the two masses without diluting the architecture of the palace to unite the old and new. Our major material selection is steel and 20 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9, 2016 glass and clean understated detailing to not distract from the palace. We feel the height, scale and massing proposed are consistent and compatible with the resource and with the applicable design guidelines. Mitch said we have reduced the height to 28 feet. Om the Monarch side we have widened the horizontal beam to differentiate the ground and second floor from the third floor. Mark said the glass guardrail is set back on the historic resource on Hyman and Monarch and will be completely invisible. The rail is set back 42 inches from the fagade of the building. Amy brought up delineating the eastern edge ofthe historic resource through a modest change in the wall plane. With that we would like HPC to reconsider that recommendation. We want to maintain the brick extension as rendered in order to be true to the design. We would rather not create a visual break between the same materials just for the sake of doing so. It would be detrimental to the design. We have reduced the height to the required 28 feet. Regarding the break line we have increased the depth of the steel beam which provides a visual break and is consistent with the steel and glass throughout. Staff said they would like to see a deeper offset of the addition on the Monarch alley corner. We are currently proposing 2'4" back which hopefully satisfied the concern. By reducing the length of the existing masonry wall and creating the proposed offset we are restoring the ability to read the original building dimension on Monarch. The last was pull the roof deck railing further back from the edge. The setback as proposed is 42 inches which is what the code requires. We also plan to use in addition to this low iron ultra clear glass panels which will be virtually invisible from any perspective. We are proposing a different preservation philosophy to the Crystal Palace because it is a special building that has evolved over time to the point that the community would be surprised to learn of its original appearance. The Crystal Palace has had an array of front fagade appearances. In this situation we feel it important to honor the evolution of the building rather than erase the building's history but adapting to its use. The proposal clearly delineates new from old while preserving the original scale ofthe landmark and retains the extended first floor that the community has come to so appreciate with the Crystal Palace. Dwayne Romero said they believe the application is a creative repurposing of a valuable historic asset for the community. The building has been sitting vacant for 5 years. The lodge purpose itsel f is a creative use of an historic asset to bring it back to a public use. We look for fun uses that bring visitors 21 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9.2016 and guests to our lovely town of Aspen. We are trying to make sure that the historic asset is honored and any and all additions are trying to celebrate it. The design intent, massing, scale, proportions and the overall movements of the planes make this a creative and thoughtful application. Two new elevations - Exhibit II, III Bob said as this project moves ahead we need to communicate this to the public. A lot of the public view the existing building having been there forever. Chairperson, Willis Pember opened the public hearing portion of the agenda itern. Jim Curtis said he has been a tenant on the Crystal Palace building on and off for over 20 years. I do not know Mr. Hunt and he doesn't know me. No one on Mr. Hunts development team asked me to be here tonight to speak. I am hear as a private citizen that thinks the Crystal Palace is a wonderful great building. I am here to compliment Mr. Hunt and the development team. The plan is extremely creative concept for the building. This is a good application. As a person who has been associated with the building for over 20 years I can sincerely say it needs a lot of TLC. In the last 7 years the building has deteriorated physically and socially and it has been sad to see. This is an opportunity in a creative way which is good for the community to bring new life into a building that needs new life. Applicant rebuttal Mitch said on Hyman will be the lobby and entrance to the hotel. Monarch and Hyman corner will be a restaurant space on the ground floor and hopefully outside seating. Willis outline the issues: Public amenity: 1300 square feet ofpublic amenity is being proposed on the Monarch Street side. Lowering the height to 28 feet: Willis said they have revised the drawings to retlect the 28 feet. Guardrail: The guardrail is now submerged behind the cornice line and you don't see it. 22 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9, 2016 Articulation of the third floor toward the Rustique side on Monarch was a question. Willis said the applicant addressed that with a revised elevation drawing. Break line on the east side of the historic resource suggested by staff. Amy suggested a break either a step back or a change in materials something that says historic building/new construction. Gretchen said her concern is the bleeding of the fagade over. The openings are not the same size to the non-historic part that you are claiming to be historic and its not. The historic openings are really the corner piece. The new addition needs to have a serious relief to allow that beautiful comice that sits out four feet to return back to some kind of ending. The relationship of the new building to the old building seems messy. The comice turns on the east side but ends on the east side. The building needs a little more articulation and should be restored to its original fagade. On the east side there is not enough articulation between what is old and what is new. The building looks good but in terms of preservation it hasn't been taken far enough. The detailing of the comice will get lost. Maye the corner shouldn't die into a window. The two windows on the right mimic the historic windows but are smaller. The lowering of the railing is good and it will not be visible. Hopefully the outdoor seating on the Monarch side will work out. Amy said Gretchen is wanting a meaningful return on the east side so that you feel like there is a three dimensional historic building. Bob clarified that Gretchen would like to see a line of demarcation between old and new. There will be a new brick fagade. The suggestion is doing some differential with materials, setback or whatever to show that this is not the original, the two window bays. Mark pointed out that the bleeding is what is there. So the fear is ifyou take that down you are ruining the faQade. Willis commented that it will be great to get some life back to this part of town and the use is welcomed and needed by the community. There is a hodge/podge of iterations over time and what is historically true is one story of brick. They have taken the right approach to what the community thinks is the best interest in preserving Aspen's character. It is delightful that they 23 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9.2016 are still going to call it the Crystal Palace. Their approach and the bleed is appropriate. Maybe see the layered approach on the building of the history, i.e the three corbels at the band that are painted black now. In terms of mass and scale it is well composed. Bob said he can see something happening and that is up to the design team to differentiate what is old and what is new but you have the contiguous materials etc. Most people think what the Crystal Palace was is historic. Patrick said the revitalization of the west side is needed and that side doesn't get any sun. Regarding the context everyone knows that the four bays are the Crystal Palace. The new part should be pushed back so you c an see a distinct comice of the southeast corner on the second floor. Take everything that is black, the second floor bays and the two first floor bays and push them all back about four feet. That would radically separate the new from old. Dwayne commented that the doors are 6' 8" back. Bob said he likes the entire concept of the project and these are small details that can be worked out. Willis said what we don't see are the adjacent buildings. MOTION: Patrick made the motion to approve resolution #9, 2016 granting conceptual design approval for the project as amended. Amy went over the conditions: Demolition approval; public amenity to be mitigated by right-of-way improvements to be further reviewed by Engineering and Parks. A transportation impact be completed fur final review. The applicant feels they are exempt from their requirements but our department feels they need to go through the exercise because there are small components of the transportation impact analysis that they may be subject to. Mitigate for the removal of four on-site existing parking spaces and submit for final review within one year of the state. Patrick said moving off the street of the two bays on the east and the four bays above it on the east. Gretchen said we don't want to spell out what they need to do. 24 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9,2016 Willis said we don't want to design for them. Patrick clarified for final that more delineation of old from new be addressed. Willis said he heard the separation of a plane between the new glass and steel fÂ®ade from the historic brick fabric. We aren't concerned about the delineation of the east. Amy clarified that you are asking for some restudy of the setback of the new metal fagade from the masonry. Amy said our recommendation is to create the break point at the edge of the historic building. It isn't to push back the metal fagacle because you will end up with something different. Gretchen said she is saying restudy a stronger delineation from old and new. Debbie Quinn said add at final better delineation old from new. Patrick added at final better delineation old verses new. Willis clarified that the old is all the brick and the new is the black. Bob clarified that having some statement with the "less" old to differentiate but maintain the character including the brick. The two bays of brick is what people see. We are going to open up pandora's box if we start messing with that. Amy said Bob is saying there should be some vertical distinction but not so dramatic. Gretchen said visually it looks like an old fagade on a new building. If it could be richer with history and having some depth. Bob said the reference books have changed numerous times on this building. Amy said i f we do the break line as suggested by staff we are actually making that up also. 25 ASPEN HISTORIC PRESERVATION COMMISSION MINUTES OF MARCH 9, 2016 Bob said the city wants this kind of building to be a real draw. This building is unique and lets get something here that we can respect and use and is up to date functionally. Bob said making some definition there is appropriate. Amy said we have a condition at final to better delineate old from new. Patrick accepted Amy's statement for the motion. Motion second by Bob. Roll call vote: Bob, yes; Gretchen, yes; Patrick, yes; Willis, yes. Motion carried 4-0. MOTION: Willis moved to adjourn; second by Gretchen. All in favor, motion carried. Meeting adjourned at 9:15 p.m. Kathleen J. Strickland, Chief Deputy Clerk 26 r- -- RECEP #: 628097, 03/28/2016 at 10:51:11 -4 1 OF 3, R $21.00 Doc Code RESOLUTION Janice K. Vos Caudill, Pitkin County, CO RESOLUTION #9 (SERIES OF 2016) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING CONCEPTUAL MAJOR DEVELOPMENT, CONCEPTUAL COMMERCIAL DESIGN REVIEW AND DEMOLITION APPROVAL FOR 300-312 E. HYMAN AVENUE, LOTS K, L, AND M, BLOCK 81, CITY AND TOWNSITE OF ASPEN, PITKIN COUNTY, COLORADO Parcel ID: 2737-073-38-005 & 2737-073-38-006 WH EREAS, the Community Development Department received an application from 312 E. Hyman Avenue, LLC, represented by Haas Land Planning and Camburas and Theodore, LTD, for the following land use review approvals: Conceptual Major Development Conceptual Commercial Design Review and Demolition; and WHEREAS, the Community Development Department received referral comments from the Aspen Consolidated Sanitation District, City Engineering, Building Department, Environmental Health Department, Parks Department, Parking Department, and Utilities as a result of a Development Review Committee meeting held on February 3,2016; and, WHEREAS, the Aspen Community Development Department reviewed the proposed Application and recommended continuation for restudy; and, WHEREAS, the Historic Preservation Commission reviewed the Application at a duly noticed public hearing on March' 9, 2016, during which time the recommendations of the Community Development Director and comments from the public were requested and heard by the Historic Preservation Commission; and, WHEREAS, during a duly noticed public hearing on March 9, 2016, the Historic Preservation Commission approved Resolution #9, Series of 2016, by a 4 to 0 vote, granting approval with the conditions listed hereinafter. NOW, THEREFORE BE IT RESOLVED BY THE HISTORIC PRESERVATION COMMISSION OF THE CITY OF ASPEN, COLORADO THAT: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Historic Preservation Commission hereby grants Conceptual Major Development, Conceptual Commercial Design and Demolition approval, for the project as amended and presented to HPC on March 9,2016, with the following conditions: 1. Â·Provision of public amenity, pursuant to Section 26.575.030.C.2, is approved to be off- site, in the right-of-way adjacent to the subject property. The off-site improvements shall be equal or exceed the value of the otherwise required cash-in-lieu payment for 900 square feet of required mitigation (10% of the parcel size) and be consistent with any public infrastructure or capital improvement plan for the area. The improvements are subject to further review and approval by the Engineer Department and Parks Department. Historic Preservation Commission Resolution #9, Series 2016 Page 1 of 3 2. Cash-in-lieu mitigation is required for the removal of the four existing on-site parking spaces. 3. At Final review, the applicant must provide a "Transportation Impact Analysis" to assure that the minimum requirements are addressed for this project, which is categorized as Minor. 4. At Final review, the design shall better delineate the old vs. new portions o f the building. Section 2: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, the Applicant is required to obtain Final Major Development Review and Growth Management approval. 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 Concepiual 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. Section 3: All material representations and commitments made by the Applicant pursuant to the development ptoposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department and the Historic Preservation Commission are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 4: 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 5: If any section, subsection, sentence, clause, phrase, or portion o f 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. Historic Preservation Commission Resolution #9, Series 2016 Page 2 of 3 FINALLY, adopted, passed and approved this 9th day of March, 2016. Approved as to form: Ap,YFAved as>to content: A ~- DMbie QuiAn, Assistant City Attorney WiIIN 14]liber, Chair Attest: J \ 4- n ovi_ * D , '4Â·Â·Â·/~-a- 1./,Â»-1 Kathy Strickl:ind, Deputy Clerk Historic Preservation Commission Resolution #9, Series 2016 Page 3 of 3 IV.A. MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer Sara Nadolny, Planner Technician RE: 300-312 E. Hyman- Conceptual Major Development, Conceptual Commercial Design Review and Demolition, PUBLIC HEARING DATE: March 9,2016 SUMMARY: The applicant proposes to renovate the existing building commonly known as The Crystal Palace, and to demolish and replace an adjacent commercial space, in order to develop a lodge and restaurant. The property is in the Commercial Core Historic District and is landmark designated. As a 100% lodge project, located on the north side of the street, this development is permitted to be three stories. Other commercial uses in the Commercial Core are limited to two floors. Topics to be addressed by HPC include architectural design, public amenity, and utility/delivery/trash. As with all Conceptual reviews, Council will have the authority to call up any aspect of HPC's determination and require the board to reconsider the project. APPLICANT: 312 E. Hyman Avenue, LLC, A Colorado Limited Liability Company ADDRESS: 300-312 E. Hyman Ave, Aspen CO 81611, Lots K, L & M, Block 81, City and Townsite of Aspen PARCEL ID: 2737-073-38-005 & 2737-073-38-006. ZONING: CC, Commercial Core. CONCEPTUAL MAJOR DEVELOPMENT REVIEW & COMMERCIAL DESIGN Major Development is a two-step process requiring approval by the HPC of a Conceptual Development Plan, and then a Final Development Plan. Approval of a Conceptual Development Plan shall be binding upon HPC in regards to the location and form of the envelope of the structure(s) and/or addition(s) as depicted in the Conceptual Plan application including its height, scale, massing and proportions. No changes will be made to this aspect of the proposed development by the HPC as part of their review of the Final Development Plan unless agreed to by the applicant. Staff Response: Conceptual review focuses on the height, scale, massing and proportions of a proposal. The design guidelines for conceptual review of a renovation of a historic building are located in the HP Design Guidelines and the Commercial Core Historic District. The applicable guidelines are listed in "Exhibit A." 1 P172 IV.A. HPC held a very preliminary worksession about this project in 2014. At that time there was a general explanation of the history of the building and tlie extent of alterations and reconstruction that liave occurred over the years. The 1891 era historic fabric that remains on this property sits on Lots K and is limited to the ground floor walls facing Ilyman Avenue and Monarch Street. All other construction on the site occurred in the 1960s and 1970s. L A 7 0/7 0/ th = f 'R 'c') Open 57}ed r -I t. m / { f O .43 4 -- 7, 4 4 <7 Â§ > CF] 0 14 40.9 1S9S Sanborn map of remaining tâ‚¬ 41 1. < 0 4 Victorian structure on Lot L historic resource on Lot K a.4 4,052#2 Demolished at an unknown date 430 4- 0- S 2 N St 31 â€ž 1 49 7 4* o / f. 40 11(jftri *0(73/ 1H I ri. 6.n ?.r,lyll*M/*#WJHU&J + 2 -4*1.1-,1,6-1 f 4 -i-':ut Â¥le Lr~r -4//4 ,& "Â»P' fir.1 11:, 5-1 Wiii,/3707/* 90.#be~"1~ AL 1 9.4171l ........1 1 - ... .- 0 P173 . IV.A. The building was originally used primarily for the sale of wholesale produce. By the 1930s it became the headquarters IOr the Midnight Mine Company, the biggest employer in the City at that time and one of the only mining operations struggling to continue after the Silver Crash. See the attached newspaper article by Tim Willoughby for more information. Sometime during the Midnight -,1,5'.--I. Mine's ownership, the east half of the ....333'' 4 roof must have beconne SO ~Â· EUUt thepiYeh~idsi~)(Z j 2 *1.. 4 .~ . ', , .' 43*#g 1 - AÂ» ER seen in the 1957 photo at right. l. I 1 0.1, In about 1960, Mead Metcalf began c 8 to operate the Crystal Palace dinner theater in the building. For the first -9 Mt. D 4 iÂ· 0. r... 44 1 ! ten years or so, it appears that the .. MAN" 1 /:-.1/ al.O . only changes made to the building Ri~-2'~2:'Â·~ / /.) 221 *illit,f ",;, . -.% 4.2 were replacements of the storefronts , -~, .13 31?17. 46,1 1 4 facing Hyman Avenue. The photo , 1-Â· ..ZZ//A,U.AtiÂ£*7 ': I. . ./ ' ..... - I. below is from 1962. i Â· ...,:*4:IL:a*,2,0- t. 4 41.1 -- - r I : 4 .1 1 . z Â·:..4*96 -6.Â·461.Z-.kif, .*IÂ»' 0 *-1 -1.2 Â·Â· '0*.:-4.iÂ·.:U .f';t~55('Fi- r - ' ....44'. S J L....J-142 -0.- le",Am~*1F L. ....,1'.AtÂ¢5491% 1-% -- 4 1-10-1 .~.f'~ t. - I ./. 4,22.Â· Â·' ..:ClÂ· : I ...t:..4 f : 1 1. ' 6 '4 1* 4 : * 1: Vt//fl Â¥f ... I L :'.. .. t .4 ..44<34. Lt +kâ€¢ I /2, 0. - 1.- . . U@k . ' ''IÂ·.ia - Â·-:'9*6524#1.1.14.2 WN'lu 3 P174 -4 â‚¬ IV.A. By the early 1970s, building deterioration had likely become an issue and the business needed to expand. The Hyman faga(le is seen below in 1966, followed by a photo taken shortly after the 1973 expansion undertaken by Metcalf. -4.. 4.2 -- -6 , 7, 1 -- $ , 1 6 . ./ 40 9 ' , : .72-- b Â¢ 2* a.-./ â€¢ 9021 1 . F I It. . A D. 4 P175 IV.A. Close examination of the photos below, taken iii 1966 and 2016, as well as inspection of the building reveals that the entire upper story of the historic resource was reconstructed. In the top photo, the historic mural, which is still intact, sits just below the upper floor window sills. In the bottom photo, there are several rows of corbeled brick along the top of the mural. This delineates the area of reconstruction. Bricks above that line are more mottled in color. When the upper floor was rebuild, the number of windows was increased by one on the front and three on the west and the design of the arches above them were changed. The building seems to have - increased in height and it was extended in length approximately 20' towards the alley. The cornice appears to be a reasonably accurate reconstruction and could be original material that was salvaged and reused. 2.S. -Â·t : , I . 41,4 1 7 12 1 4 , 1 ' , 111 0 4 I . f t.14~rÂ«Li,~21~ - 2 litt,Cir-y' v Li=-=t,i..4.1.Â·. u~~-c_.. 1 14 Â· 23FNe/va; 1 4 --7 7.- .1 ,... 1 9'.1,0./i'Flit'..././9 1Aa= 111111- fliNDÂ¥, [1111'lml-lir1]iml -1111-/iâ€¢ ...../ I.iii ...... P .7 ./.I //////////////////////////////P176/////////// 21 IV.A. With this background in mind, HPC must first determine whether the extent of building demolition proposed in this project is appropriate. Demolition shall be approved if it is demonstrated that the application meets any one of the following criteria: a. The property has been determined by the City to be an imminent hazard to public safety and the owner/applicant is unable to make the needed repairs in a timely manner, b. The structure is not structurally sound despite evidence of the owner's efforts to properly maintain the structure, c. The structure cannot practically be moved to another appropriate location in Aspen or d. No documentation exists to support or demonstrate that the property has historic, architectural, archaeological, engineering or cultural significance and Additionally, for approval to demolish, all of the following criteria must be met: a. The structure does not contribute to the significance of the parcel or historic district in which it is located and b. The loss of the building, structure or object would not adversely affect the integrity of the historic district or its historic, architectural or aesthetic relationship to adjacent designated properties and c. Demolition of the structure will be inconsequential to the historic preservation needs of the area. The application includes this depiction of the proposed demolition. Areas outlined in red are to be removed. The areas proposed for demolition are not part of the original structure. Staff r -- EXTGCORN CF 4 TO REMA'N EXT'G CORI4ICE JO HE MAIN ---/:1.- EXTS MASONRY ~ OPEN NG TO REMA<N r Â£2Â·,46 - r-Xll:'AASDAlly EXT'G HISTORIC -Â·-- --,1..v, 63*.. OPENÂ·NGS TO REMAIN SIGN TO REMAIN i'~11 11 fii ~- _912>. En.525 -fl :Adulai~) WITH NEW STOREFRONT /4 - L- - 1 11 1-RAM NG 44 5,24.-ON a 112-1.10!1511 EXI'G STRUCTURES DE MOLI 51 R PORTION *U;â‚¬-46.':Â·->.Â·-2- '. 4 OF HXI 'G 'UAL.1. . .1,2....1 ~ >SfE:, :=1"99~~~paw + I ..4 9~. , 4 4 *am=.b= c' PIA--.* -t , -,Al"' 4 W em. 4/'*fle:.4~ .pâ€¢.YO-1.1~#6&'ja- -Â·: -..~I/yi,1/. --,6/'llifam& 40*"21/ ArbÂ·te -3 1..;-.'r-Â· 6 P177 . . IV.A. supports the demolition as proposed, finding that there is no documentation that these elements have any historic significance or contribute to the historic district. Staff could argue in support of demolishing and reconstructing the upper floor of the building, however the applicant is not proposing that action and this outcome could be difficult for the conimunity to understand. Presumably most people do not know how altered the structure is from its Victorian appearance or do not care and view the Crystal Palace as an icon in and of itself. The historic designation of the structure took place in 1981. There is only limited reference to the building alterations in the designation records, even though it was recent history at that time. HPC's finding was that the extensive remodeling and additions were in keeping with the historic character ofthe building. At this meeting, HPC is only addressing Conceptual review. When the project proceeds to Final, staff will recommend against any new alterations that continue to erode the integrity of the remaining resource. The proposed elevations show numerous new door openings added to the first floor of the west faGa(le and a new decorative accent band wrapping the building between the first and second floors. Upper floor windows are not drawn as double hung sash and are placed in different locations than currently exists, suggesting major masonry work will occur on the upper floor (which creates an opportunity for restoration.) The new storefronts on Hyman Avenue do not reflect the historic design of the building and include new steel lintels in each bay. These topics will be discussed in detail later in the review process. One recommendation that staff believes is important to establisli at this Conceptual isa requirement that the eastern edge of the historic resource be clearly delineated. Iii the current design the materials and features associated with the historic building bleed onto the new construction. Staffrecommends HPC require a revision in the area indicated below. ..54 == .4:~ilt'-- 1 ,Â¥0â€ž 7 1 -./*Â· 9. 7.....M"*,tr' â€¢ st 31:1*1-,0 11,1'-'111: 11 1 *421.-4 ...1 . I ..Jeli . Â·. '42 UÂ· 1 /02 './. -- -: #. ' - '4j .. Â· j 31,â€¢0-4~L.Er-t---~ 1 :. : 1. Li ' ! 1 Jr F t.- *A Â· 01 ' P178 IV.A. Tlie new construction that is shown as dark metal steps back a few inches from the masonry faGade. This condition should occur where the arrow is placed on the previous page. With regard to the new construction, staff finds the proposal to be generally appropriate relative to the two story element of the building that will face Hyman Avenue. The faga(le is placed along the lot line, consistent with the historic development pattern on the block. The new construction matches the height of the historic structure however, which may be problematic because the historic structure, at 29.5% is 1.5' over the height limit for two story buildings. HPC can grant relief of the height limit as part of commercial design review. On the other hand, limiting the new construction to 28' would create another break that distinguishes the new and old construction. This may be especially important on the west faga<le, where the second story also exceeds the 28' limit, and the shear three story wall is imposing against the historic structure and makes the addition appear to climb on top of the resource. r- EXT'G FACADE TO REM *ze/'Ar - - --7-=r#* pefmr**CBM/imp#%8*=imy-/*6 -* -: Ir#4 / I I. -:I . Put!ill:.ilk'=t.*ktÂ¢t..2.--3-1-.1-4.-11-r,4 -- 5- 7.-1 14Â»...4 .h.-4--#<*. ---*hyr*-64,3-:-M-:.1.JI-./- 1.-ci---i,-{1 .r ., 1 ; i~ #-#I-:11'fea>-----.--- 119. .- -': li 'i. t'j _ - Ill-- I * M ~ri i '64494~ -ti I Ii-# lilli '.Â·.Vf Vit] I~~0~i*Imwal*al s,._-e :r '.Ii'I Ji. 't -- According to the Commercial Core Zone District, the height limit for properties located on the north side of a Street is as follows. Please note that the standards do not suggest that HPC can allow a two story element of a project to exceed 28'. The opportunity for increased height relates to the third floor. The limits are: (1) Twenty-Eight (28) feet for two story elements of a building. (2) Thirty-eight (38) feet for three-story elements of a building, which may be increased to forty (40) feet through commercial design review. See Chapter 26.412 and the Commercial, Lodging and Historic District Design Objectives and Guidelines. (a) Achieving the maximum height is subject to compliance with applicable design standards, view plane requirements, public amenity requirements and other dimensional standards. Accordingly, the maximum height is not an entitlement and is not achievable in all situations. 8 P179 IV.A. (b) The footprint of all third story conditioned space shall not exceed 50% of the gross parcel square footage. The location of the third story is subject to review and compliance with Chapter 26.412 and the Commercial, Lodging and Historic District Design Objectives and Guidelines. Gty Council may approve third story conditioned space that exceeds this footprint limitation if the proposed development is compatible with the community character and is in harmony with the public interest. Staff recommends further study of this issue. Allowing the development to reach an overall height of 40' may be appropriate, but it appears that the two story elements should be limited to 28,' including the creation of a break line in the west fa*ade of the addition. Many of the design guidelines support this direction, particularly for new construction adjacent to historic structures. Whatever height limit is established, it will be measured to the parapet. Elevators, stairs are allowed 10' of additional height and mechanical equipment and railings are allowed an extra 5.' On the subject of the roof railing, staff recommends it be further recessed from the edge of the historic roof. The renderings provided by the applicant show that this modern element is very visible from the street. The way it runs the full 90' width of the development along Hyman Avenue does not help to reinforce the character of the historic resource as an individual structure, rather than something that has been absorbed into a larger building. In addition to design considerations, downtown projects like this one -typically require mitigation of development impacts, such as parking and affordable housing. In this case, the application actually reduces impacts relative to the current structure and no mitigation is due. Redevelopment of the site requires the applicant to incorporate improvements to pedestrian and transit amenities, such as safety improvements, public bike racks, etc. The application is considered to have a minor impact due to the credits for the existing structure, however the applicant is required to complete a "Transportation Impact Analysis" for Final review to assure that at least the minimum requirements are addressed. , Any actions related to this provision are likely to involve work in the area surrounding the site. HPC review will not be needed. The applicant must continue to work with the Engineering and Transportation Departments for an approved plan for Final review. Public Amenitv Space. Redevelopment of this site requires the provision of an on-site public amenity space or a cash-in-lieu payment. Creative, well-designed public places and settings contribute to an attractive, exciting and vital downtown retail district and a pleasant pedestrian shopping and entertainment atmosphere. Public amenity can take the form of physical or operational improvements to public rights-of-way or private property within commercial areas. The design guidelines in Exhibit A describe desirable characteristics of on-site amenity space, as do the following requirements: 9 P180 IV.A. 1. The dimensions of any proposed on-site public amenity sufficiently allow for a variety of uses and activities to occur, considering any expected tenant and future potential tenants and uses. 2. The public amenity contributes to an active street vitality. To accomplish this characteristic, public seating, outdoor restaurant seating or similar active uses, shade trees, solar access, view orientation and simple at-grade relationships with adjacent rights-of-way are encouraged. 3. The public amenity and the design and operating characteristics of adjacent structures, rights-of-way and uses contribute to an inviting pedestrian environment. 4. The proposed amenity does not duplicate existing pedestrian space created by malls, sidewalks or adjacent property, or such duplication does not detract from the pedestrian environment. 5. Any variation to the design and operational standards for public amenity, Subsection 26.575.030.F., promotes the purpose of the public amenity requirements. Staff response: Section 26.575.030 of the code states that 25% of a parcel should be dedicated to public amenity space, however an existing deficit can be maintained, so that no less than 10% of the site is devoted to a qualifying amenity space, or mitigated by a cash in lieu fee. The current on-site public amenity is 0 sq. ft. The 10% minimum mitigation is required. The applicant indicates this will be accomplished by cash in lieu payment. The plans indicate some street scape improvements that may help to satisfy the requirement. Staff does not recommend any public amenity be provided on the ground level because the design guidelines support extending commercial core buildings to the lot lines. The property is located along a widened sidewalk that was installed throughout the area about 10 years ago. Staff recommends that the public amenity requirement be addressed through a cash-in-lieu payment. UTILITY, DELIVERY AND TRASH SERVICE PROVISION When the necessary logistical elements of a commercial building are well designed, the building can better contribute to the overall success of the district. Poor logistics of one building can detract from the quality of surrounding properties. Efficient delivery and trash areas are important to the function of alleyways. The success of the project related to these topics is assessed by Environmental Health, Engineering and Utilities, using the following criteria: 1. A trash and recycle service area shall be accommodated on all projects and shall meet the minimum size and location standards established by Title 12, Solid Waste, of the Municipal Code, unless otherwise established according to said Chapter. 2. A utility area shall be accommodated on all projects and shall meet the minimum standards established by Title 25, Utilities, of the Municipal Code, the City's Electric 10 P181 IV.A. Distribution Standards, and the National Electric Code, unless otherwise established according to said Codes. 3. All utility, trash and recycle service areas shall be co-located and combined to the greatest extent practical. 5. If the property adj oins an alleyway, the utility, trash and recycle service areas shall be along and accessed from the alleyway, unless otherwise approved through Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. 6. All utility, trash and recycle service areas shall be fenced so as not to be visible from the street, unless they are entirely located on an alleyway or otherwise approved though Title 12, Solid Waste, of the Municipal Code, or through Chapter 26.430, Special Review. All fences shall be six (6) feet high from grade, shall be of sound construction, and shall be no less than ninety percent (90%) opaque, unless otherwise varied through Chapter 16.430, Special Review. 7. Whenever utility, trash, and recycle service areas are required to be provided abutting an alley, other portions of a building may extend to the rear property line if otherwise allowed by this Title, provided that the utility, trash and recycle area is located at grade and accessible to the alley. 8. All utility service pedestals shall be located on private property. Easements shall allow for service provider access. Encroachments into the alleyway shall be minimized to the extent practical and should only be necessary when existing site conditions, such as an historic resource, dictate such encroachment. All encroachments shall be properly licensed. 9. All commercial and lodging buildings shall provide a delivery area. The delivery area shall be located along the alley if an alley adjoins the property. The delivery area shall be accessible to all tenant spaces of the building in a manner that meets the requirements of the International Building Code Chapters I 0 and 11 as adopted and amended by the City of Aspen. All non-ground floor commercial spaces shall have access to an elevator or dumbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized as pathways (pedestrian rights-of-way) to meet the requirements of the International Building Code. Any truck loading facility shall be an integral component ofthe building. Shared facilities are highly encouraged. 10. All commercial tenant spaces located on the ground floor in excess of 1,500 square feet shall contain a vestibule (double set of doors) developed internal to the structure to meet the requirements of the International Energy Conservation Code as adopted and amended by the City of Aspen, or an air curtain. 11 P182 IV.A. 10. Mechanical exhaust, including parking garage ventilation, shall be vented through the roof. The exhaust equipment shall be located as far away from the street as practical. 11. Mechanical ventilation equipment and dueting shall be accommodated internally within the building and/or located on the roof, minimized to the extent practical and recessed behind a parapet wall or other screening device such that it shall not be visible from a public right-of-way at a pedestrian level. New buildings shall reserve adequate space for future ventilation and ducting needs. 12. The trash and recycling service area requirements may be varied pursuant to Title 12, Solid Waste, of the Municipal Code. All other requirements of this subsection may be varied by special review (see Chapter 26.430.040.E, Utility and delivery service area provisions). Staff response: The applicant has proposed an on-site trash/recycling and utility area along the alley. The trash/recycling area meets the required 300 sq. ft; is screened by a fence, and is accessible from an interior building corridor as well as from the alley. Trash/recycling removal services utilize sliding barn-style doors along the alleyway to access this area. Environmental Health typically requires the trash/recycling enclosure to be 20' long. The applicant has proposed an area that is 15' 10" in length on the alley-adjacent side to co-locate this space with the existing transformer. The trash and recycling service area requirements may be varied pursuant to Title 12, Solid Waste, of the Municipal Code. The current proposal shows the recycling containers to be in the back of the area, where access would require moving past the trash containers. The Environmental Health Dept. has reviewed the proposed layout and requires the space to be reconfigured in such a way that access the recycling area is not hindered. Environmental Health has also suggested the applicant explore creating a more straightforward path within the building for the trash removal so that the hotel/restaurant staff does not have to transport trash and recycling past the guest elevators. Once the concerns regarding access and placement of the recycling area have been addressed Environmental Health will grant a variation to the trash/recycling length requirements. An on-site transformer is provided along the alley, by the trash area. It is open to the sky and measures 10' x 10', as required. The Engineering Dept. has indicated the existing transformer will likely need to be up-sized with a vault underneath. The utility meters for the property are proposed to be located on the eastern wall of the trash/recycling area. Delivery to the site will be made along the alley. All non-ground floors have access to an elevator for delivery. The applicant has not indicated whether a loading facility will be incorporated into the alley fagade of the building. The applicant has indicated all ventilation for the building will occur on the roof. Staff will require a roof plan indicating the location of all venting and mechanical equipment prior to Final Review to ensure all required screening and setback requirements are met. 12 P183 IV.A. REFERRAL COMMENTS As part of the preparation ofthis project for HPC review, staff and the applicant met with other City Departments to discuss any conditions for the redevelopment. Although many of the concerns of other departments will be resolved as part of the building permit review process, HPC may wish to be aware of the topics. Aspen Consolidated Sanitation District - ACSD has numerous standards that will need to be addressed at building permit. There are no unique challenges in their comments. Among other items, the District will need to review and approve the drainage plans, on-site utility plans, and an oil and grease interceptor for the restaurant. Old service line connections must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. Below-grade development may require installation of a pumping system. Permanent improvements are prohibited in sewer easements or right-of-ways. Landscaping plans will require approval by ACSD where impacting public ROW. Soil nails are not allowed in the pubic ROW above or below sewer lines. Building Dept - The Building Department has some initial comments that are important for HPC to consider, particularly at Final review. Proposed doors along the west side of the historic structure are likely to require landings and/or handrails. Guardrails proposed around the third floor deck and pool may have to be taller in certain locations, or the deck amenities may need to be repositioned. Bathrooms may need to be added to the rooftop development. Engineering Dept - The existing on-site transformer will likely need to be increased in size with a vault underneath. The applicant will need to abandon the well easement located in the northwest corner of the lot. There are drainage issues on the site, including the requirement to connect to the storm system utilizing the Hyman Ave. connection, need to treat the Water Quality Capture Volume. A green roof is recommended to help with on-site water control. Environmental Health Dept - The applicant has requested a variation to allow for a non- conforming space configuration (as discussed in Utility, Delivery and Trash Service Provision, below). The space does not need to have 20' along the alley, but it does need to be at least 300 square feet overall and configured in a way that does not hinder the use of the recycling containers. The applicant was advised the current layout hinders the use of recycling and needs to be adjusted. There was also discussion about the convoluted path currently proposed to give access to the trash area. It was suggested there might be a path that is more straightforward and does not require staff to transport trash and recycling past the guest elevators. Once the concerns about access and placement of the recycling area have been addressed, Environmental Health will approve the variation to the width ofthe space along the alley. Fire Dept - No comments received. Parking Dept - No comments received. Parks Dept - New street trees will be required along Monarch Street, the variety to be determined by the City Forester, and may require silva cell technology. All trees along Hyman 13 P184 IV.A. Ave. are to remain and must be protected throughout the building remodel utilizing a method as determined by the City Forester. Zoning Dept - A roof plan will be required to show all mechanical and other items expected to be found on the roof. There are initial concerns about whether some of the roof features are within the height limit. All lighting must meet the lighting code. Some elements appear to project past the property line and could be problematic at building permit review. The HPC may: â€¢ approve the application, â€¢ approve the application with conditions, â€¢ disapprove the application, or â€¢ continue the application to a date certain to obtain additional information necessary to make a decision to approve or deny. RECOMMENDATION: Staff recommends HPC continue the application for restudy ofthe following: â€¢ Clearly delineate the eastern edge of the historic resource through a modest change in wall plane. â€¢ Limit the height of the building to 28' for the first two stories. The third floor may reach a 40' height, but a breakline between the 2nd and 3rd floors is required on Monarch Street. â€¢ Pull the roof deck railing further back from the edge of the historic resource. Exhibits: A. Design Guidelines B. Article describing the history ofthe property C. DRC Comments D. Application Exhibit A- Relevant Design Guidelines 10.1 Preserve an older addition that has achieved historic significance in its own right. o Such an addition is usually similar in character to the original building in terms of materials, finishes and design. 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. o A new addition that creates an appearance inconsistent with the historic character of the primary building is inappropriate. 14 P185 IV.A. a An addition that seeks to imply an earlier period than that of the primary building also is inappropriate. u An addition that seeks to imply an inaccurate variation of the primary building's historic style should be avoided. o An addition that covers historically significant features is inappropriate. 10.4 Design a new addition to be recognized as a product of its own time. o An addition should be made distinguishable from the historic building, while also remaining visually compatible with these earlier features. o A change in setbacks ofthe addition from the historic building, a subtle change in material or a differentiation between historic, and more current styles are all techniques that may be considered to help define a change from old to new construction. 10.5 When planning an addition to a building in a historic district, preserve historic alignments that may exist on the street. o Some roof lines and porch eaves on historic buildings in the area may align at approximately the same height. An addition should not be placed in a location where these relationships would be altered or obscured. 10.6 Design an addition to be compatible in size and scale with the main building. u An addition that is lower than or similar to the height of the primary building is preferred. 10.7 If it is necessary to design an addition that is taller than a historic building, set itback substantially from significant facades and use a "connector" to link it to the historic building. o A 1 -story connector is preferred. o The connector should be a minimum of 10 feet long between the addition and the primary building. o The connector also should be proportional to the primary building. 10.8 Place an addition at the rear of a building or set it back from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. o Locating an addition at the front of a structure is inappropriate. o Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. o Set back an addition from primary facades in order to allow the original proportions and character to remain prominent. A minimum setback of 10 feet on primary structures is recommended. 10.9 Roof forms should be similar to those of the historic building. Typically, gable, hip and shed roofs are appropriate. Flat roofs are generally inappropriate for additions on residential structures with sloped roo fs. 10.10 Design an addition to a historic structure such that it will not destroy or obscure historically important architectural features. 15 P186 00 IV.A. u For example, loss or alteration of architectural details, con]ices and eavelines should be avoided. 10.12 When constructing a rooftop addition, keep the mass and scale subordinate to that of a historic building. o An addition should not overhang the lower floors of a historic building in the front or on the side. o Dormers should be subordinate to the overall roof mass and should be in scale with historic ones on similar historic structures. o Dormers should be located below the primary structure's ridgeline, usually by at least one foot. 10.13 Set a rooftop addition back from the front of the building. o This will help preserve the original profile of the historically significant building as seen from the street. 10.14 The roof form and slope of a new addition should be in character with the historic building. o If the roof of the historic building is symmetrically proportioned, the roof of the addition should be similar. o Eave lines on the addition should be similar to those of the historic building or structure. 6.1 Maintain the established town grid in all projects. o The network of streets and alleys should be retained as public circulation space and for maximum public access. o Streets and alleys should not be enclosed or closed to public access, and should remain open to the sky. 6.3 Develop an alley fagade to create visual interest. o Use varied building setbacks and changes in materials to create interest and reduce perceived scale. o Balconies, court yards and decks are also appropriate. o Providing secondary public entrances is strongly encouraged along alleys. These should be clearly intended for public use, but subordinate in detail to the primary street-side entrance. 6.6 A street facing amenity space shall meet all of the following requirements: o Abut the public sidewalk o Be level with the sidewalk o Be open to the sky o Be directly accessible to the public o Be paved or otherwise landscaped 6.7 A street-facing public amenity space shall remain subordinate to the line of building fronts in the Commercial Core. 16 P187 IV.A. u Any public amenity space positioned at the street edge shall respect the character of the streetscape and ensure that street corners are well defined, with buildings placed at the sidewalk edge. o Sunken spaces, which are associated with some past developments, adversely affect the street character. Where feasible, these should be replaced with sidewalk level improvements. 6.8 Street facing amenity space shall contain features to promote and enhance its use. These may include one or more of the following: o Street furniture o Public art o Historical/interpretive marker 6.18 Maintain the alignment of fa<ades at the sidewalk's edge. Place as much of the fagade of the building at the property line as possible. Locating an entire building front behind the established storefront line is inappropriate. A minimum of 70% ofthe front faQade shall be at the property line. 6.19 A building may be set back from its side lot lines in accordance with design guidelines identified in Street & Circulation Pattern and Public Amenity Space guidelines. 6.20 Orient a new building to be parallel to its lot lines, similar to that of traditional building orientations. o The front of a primary structure shall be oriented to the street. 6.21 Orient a primary entrance toward the street. Buildings should have a clearly defined primary entrance. For most commercial buildings, this should be a recessed entry way. Do not orient a primary entrance to an interior court. Providingsecondary public entrances to commercial spaces is also encouraged on larger buildings. 6.22 Rectangular forms should be dominant on Commercial Core fagades. Rectangular forms should be vertically oriented. The fa~ade should appear as predominantly flat, with any decorative elements and proj ecting or setback "articulations" appearing to be subordinate to the dominant roof form. 6.23 Use flat roof lines as the dominant roof form. A flat roof, or one that gently slopes to the rear of a site, should be the dominant roof form. Parapets on side fÂ®ades should step down towards the rear of the building. False fronts and parapets with horizontal emphasis also may be considered. 6.24 Along a rear faga(le, using building forms that step down in scale toward the alley is encouraged. 17 P188 000 12 0 CO O 000 IV.A. o Consider using additive forms, such as sheds, stairs and decks to reduce the perceived scale. These forms should however, remain subordinate to the primary structure. o Use projecting roofs at the ground floor over entrances, decks and for separate utility structures in order to establish a human scale that invites pedestrian activity. 6.25 Maintain the average perceived scale of two-story buildings at the sidewalk. o Establish atwo-story height at the sidewalk edge, orprovide ahorizontal design element at this level. A change in materials, or a molding at this level are examples. 6.26 Building faCade height shall be varied from the fagade height of adjacent buildings of the same number of stories. o If an adjacent structure is three stories and 38 ft. tall, new infill may be three stories, but must vary in faGade height by a minimum of 2 ft. 6.27 A new building or addition should reflect the range and variation in building height of the Commercial Core. o Refer to the zone district regulations to determine the maximum height limit on the subject property. A minimum9 ft. floorto ceilingheightis tobe maintained on second stories and higher. Additional height, as permitted in the zone district, may be added for one or more of the following reasons: - In order to achieve at least a two-foot variation in height with an adjacent building. - The primary function of the building is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) - Some portion of the property is affected by a height restriction due to its proximity to a historic resource, or location within a View Plane, therefore relief in another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribution to the building's overall energy efficiency, for instance by providing improved day- lighting. .28 Height variation should be achieved using one or more of the following: Vary the building height for the full depth ofthe site in accordance with traditional lot width. Set back the upper floor to vary the building faGade profile(s) and the roof forms across the width and the depth of the building. Vary the fagide (or parapet) heights at the front. Step down the rear of the building towards the alley, in conjunction with other design standards and guidelines. 6.29 On sites comprising more than two traditional lot widths, the fafade height shall be varied to reflect traditional lot width. o The faGade height shall be varied to reflect traditional lot width. o Height should be varied every 60 ft. minimum and preferably every 30 ft. of linear frontage in keeping with traditional lot widths and development patterns. u No more than two consecutive 30 ft. fa~a(le modules may be three stories tall, within an individual building. 18 P189 00 CO A 00 IV.A. o A rear portion of a third module may rise to three stories, if the front is set back a minimum of 40 feet from the street fag(le. (e.g. at a minimum, the front 40 feet may be no more than two stories in height.) 6.30 On sites comprising two or more traditional lots, a building shall be designed to reflect the individual parcels. These methods shall be used: o Variation in height of building modules across the site o Variation in massing achieved through upper floor setbacks, the oofscape form and variation in upper floor heights o Variation in building fagade heights or cornice line 6.31 A new building should step down in scale to respect the height, form and scale of a historic building within its immediate setting. 6.32 When adjacent to a one or two story historic building that was originally constructed for commercial use, a new building within the same block face should not exceed 28 in height within 30 ft. of the front faGade. 1 In general, a proposed multi-story building must demonstrate that it has no negative impact on smaller, historic structures nearby. o The height and proportions of all fagade components must appear to be in scale with nearby historic buildings. 6.33 New development adjacent to a single story historic building that was originally constructed for residential use shall not exceed 28 ft. in height within 30 ft. of the side property line adjacent to the historic structure, within the same block face. 6.34 The setting of iconic historic structures should be preserved and enhanced when feasible. 1 On sites comprising more than two traditional lot widths, the third floor of the adjacent lot width should be set back a minimum of 15 ft from the front facade. Step a building down in height adjacent to an iconic structure. Locate amenity space adjacent to an iconic structure. 14.14 Minimize the visual impacts of service areas as seen from the street. When it is feasible, screen service areas from view, especially those associated with commercial and multifamily developments. This includes locations for trash containers and loading docks. Service areas should be accessed off ofthe alley, if one exists. 19 P190 00 0 0 0 IV.A. - A-q,f..REâ‚¬ :Â·>,4.rJÂ· c .4093-922* ..: -?105k~u-..,*vi . rdâ€¢t:TJAAE .ElitljVAPIEliltil' . .31 e:gA*f#b 3'Kt. .......,~..,8.4,':.&- M:Â· U, Â· j , ' '16 *wi,bl#g#. 9... i/4/ifill -19'..2:1.WAÂ®? , . 1,4(.,13- ..62t~.*-*.~7~4~~~4~~~,~~"i~ 4:~en J. :~ ~~~~ P'Â·.itt..:,-i.r,iftj~Â·. . 14*f',:j'Â·~g~*~~ - - - r -4 1 7; :Â·Ii-i -7'' 4./ .~ Â·:'.i~ 1 1 4 1 3\1 10 V.>Adg - . L.Â·t::/1 ,-2(0.'/ 1%14 * ;" M d = 40 m=T=< ~ f~~~.;iÂ·:~ f,46-14~-,4~'iti:k~~T.0-~Jif~ 44% Â·.93ka.2....2.....~ FRANK WILLOUGHBY/WILLOUGHBI COLLECTION lhe Crysial Palace in 1962, with the O.vi Cigars adver:isement on the side. Aspen Lacncry was in the one-story white buitdirg to the 124. Ctvstal Palace Not Always So Alatial By Tim Willoughby - the center 01 blisines. activities :ind vehicle repair. As Wilic,tighby served Imagine chimp {1-ticks inside the I.'rystal -Palace, 51;15 int war,11 bo they ~~f%4.W.:, i.1,43.-421.1 ' ,). ; . f. ..* , as mayor of Afpen through man>' 01- could start 011 cold winter il:ays ti) liatil ~019& i)-41*â€ž,Ill=b.*I~~,: . .....2- ..,t : .9..3/...t. p.v ......:t.. those years. it .t|X{, doubled 41% an miners up the lutel,1ide <11' Aspell .c.....~.-.t~8~.~~~~~~;<J~;1-~ ;i~4 -.... unofficial cit> hal] oftice. Mottlitain. 1 Jefore Mead Metcalf start- ~ Ji:*019 009Â·Â·/4 Aspens elevation is too hiwh fin- most fruit trees. Crabapples :ire one of ed his dinner theater there. the Mid- 7*,0 1 Ilight Mille hadils headquarlers in the , Â·:J i''-:Â·c.y .3Â®31Â».4. f.1.)-42.%< 113.. '~~~Â°,-~-->.f.:.. 1 the leu species to prosper. Tile bitildilig. It reeked (11~ old timber ~~t-'-~-T.52: .c lt...6..3.... rÂ·.ist.:44*A..Kiar.i,Â· Â·,Â·Â· w, 1 t Monarch side (,1- the bitikling provides .(2*te,=fÂ·. 4--(RÂ·r ., 47:44 creat flin exposure with the brick wlili molds. earbide It\ntern ftinies. lock dust and 111:,ChinÂ· lubricants rather 66 k..9.~ F :fkr 5 holding enough heat to inctibate 1rees. than today'$ captivating aromas of =. M. . ' -'46./1... 47.14- .. 14 1.B.-4,;'~ .*t:. 'ri.jil: Â·Â·1. Begun willi ari :iI)parent toss 01 :1 11|t,[n broiling prime rib and imeorked iner- ~(Ui i~ '0-- :3 \-13.~ -e' '.-St:Â·Â· 2Â·a ' 4-0 (1 9 >eed. :t tree still 41-OWS there. The 1<,t. 11 -et Midnight staft 111.irveled at the '1-1,~ .,anit;nu .Â·11'â€¢ne.-1 in nwilership ~Â· ?411â‚¬f~~4:9-j~;:i-Â· : Â·:r secillinEs survival :ind y:,tigcd the of the Cr>stal Palace may alter inure passing 4,1 years by the groi,th of the ilian name. on the title, especially if WILLOUGHBY COLLECTION tree. Mead Metcalf takes the stained glass Owned by the Midnight Mine, this Coleman truck in 1927 used to park in the Crystal Palace. ()[her than The A &1,cit Times and a and crystal chandeliers with him. His few lodges. iti unlisual for commer- colorful remodel in 1960 made the [nicks and store equipment and male- repair. 01-he Midnight changed the cial buildings in Aspen W retain the building more Victori;ill than il was m rials. Finally, It was just one block pitch to shed snow, giving the build- game use over the long tcrin. Met- ]891 when it was built, Victorian from gener:11 manager Fred D. ins the odd shapeithi-,4 today. calf's nearly halfreentuly as the occu- stioctures in Aspen. with the excep- Willoughb> s home. He li,ed at the The Midnight ollice accommodat- pant of this building Ims priwicled tion of St. Mar)'s and the Community corner of Hynian Avenue aitd Aspen colintlesx vihiturb with a unique Aspen Church, had simple windows of small Street iii the white house that looks experience. Old buildings, especially squares of colored glass surrounding today like it looked back then, the brick comnierei:,1-core building.4 plain glass rectangles. Mo.[ colorful in ics Victorian heyday. the Crystal (i! Aspen, :ti-e 11:ird lo maintain and to and elaborate stained glass was Palace was a conimi:sion house much The Palace and adapt to modern uses but their histori- imported from New Orleans :ind Den like toi!ay's wholes:tie dintribution .ca! soul is a major ingredient in the vcr during the .60% - the 196(}s. The warehouses. Goods traded hands on other buildings were A:pen anibiance. Palace and othei buiklings were rein- the ground floor where ice cut froin May the next occupant make the vented mote than resiored. Hallam I.,ake etia,led a walk-in meat most of the legacy The Palace froni the mid- 193()sto storace box. E.MCooper was the pro- reinvented more 195 I was [he company office of the prietor in the early 1900: and in addi- ?im 11'illoitehin 3 jim,ily ste,13 per- Midlity,lit Mine. Aspen's major lion 10 White Owl eigats, ax adver- than restored. cillchÂ· A.weu k He l.,rran .0/wring./b/A. ciliployer. It was [he i(leal building for lised ott the e.\teriot wall. he sold pro- 1/,ir 1%'hite u kiti her./44' Arpof Cle",2- three reasons. Like must commercial duce grOwn in the agrictiltural hi,om try LhoÂ· Sehol)/ and Col< Ulic!,1 Atoun- buildings intheclounrown core. it had areas of Deli;i and MeÂ·,;, countit:. taint Colleâ‚¬:c. Nt}ir 4, fi,1201.1 in hi,; a secont!-74,(11Â· office :ire:, where the The Midnir,ht Mine acquired the nativt lown, he Wols it ltÂ·it/i hixtorÂ·uÂ·a, company could accomplish its pap,er- building afier it had been Abandoned :Â·<1 55 employees m the 194{)6. Aliner> /,Â£'i-.9,4'c-/il,Â·. lit- c,zii be cÂ»itictiÂ·in! t-n wolk. Il had a wry large ground flt,or. for a munbel- <,f yean. -1 lie elder rot,f :ind mill uperat:,ts worked both day nÂ·dint,i@.wÂ·hat.Nal big enough to park mid hetÂ·,ice it> was flat and in despeiate need of and night shilis. plus the building was P191 IV.A. ACSD Requirements-Crystal Palace 2-3-2016 Service is contingent upon compliance with the District's rules, regulations, and specifications, which are on file at the District office. ACSD will review the approved Drainage plans to assure that clear water connections (roof, foundation, perimeter, patio drains) are not connected to the sanitary sewer system. On-site utility plans require approval by ACSD. An ACSD approved Oil and Grease interceptor (NOT a trap) is required for all food processing establishments. Locations of food processing shall be identified prior to building permit. Elevator shafts drains must flow thru an ACSD approved oil interceptor. Old service line connections must be excavated and abandoned at the main sanitary sewer line according to specific ACSD requirements. Below grade development may require installation of a pumping system. One tap is allowed for each building. Shared service line agreements will be required where more than one unit is served by a single service line. Subject to the provisions of the final plat, permanent improvements are prohibited in sewer easements or right of ways. Landscaping plans will require approval by ACSD where soft and hard landscaping may impact public ROW or easements to be dedicated to the district. All ACSD fees must be paid prior to the issuance ofa building permit. Peg in our office can develop an estimate for this project once detailed plans have been made available to the district. Where additional development would produce flows that would exceed the planned reserve capacity of the existing system (collection system and or treatment system) an additional proportionate fee will be assessed to eliminate the downstream collection system or treatment capacity constraint. Additional proportionate fees would be collected over time from all development in the area of concern in order to fund the improvements needed. The glycol heating and snow melt system must be designed to prohibit and discharge of glycol to any portion of the public and private sanitary sewer system. The glycol storage areas must have approved containment facilities. The applicant's engineer must furnish average and peak flows as well as service size for the building prior to final design. The applicant will need to provide plans showing that the pool drain sizes conform to district regulations. Soil Nails are not allowed in the public ROW above or below ASCD main sewer lines. The district will be able to respond with more specific comments and requirements once detailed building and utility plans are available. P192 IV.A. The City of Aspen Development Review Committee Building Department Review Comments 2/22/16 The project: Crystal Palace Location: 300 EAST HYMAN Plan set date: 10/28/15 We have done a preliminary review for compliance on this project to the policies and codes as currently adopted and amended per Title 8 of the Aspen Municipal Code. http://www.aspenpitkin.com/Departments/Community-Development/Building/ http://www.aspenpitkin.com/Portals/0/docs/City/clerk/municode/coaspent08.pdf The comments are intended to provide the applicant with corrections or concerns that may require further development or be re drawn to show compliance. We are available to schedule a meeting to discuss these items at your earliest convenience. Please either email me at Denis.Murray@cityofaspen.com or call at 970-429-2761. 1) This project will be reviewed under the 2015 edition of the International codes. 2) Our conceptual review of the proposal to the 2015 are provided here. 3) The fire rated enclosure of the exit to the north will need to be extended to the property line. 4) The openings to be restored with doors at the west side will need guard protection or a landing at the exterior of each door. 5) Built in seating at the 3rd level deck may affect the guard height to become higher. 6) Location of the toilet facilities that serve the 3rd level bar must be provided on that level or maximum one story below that level. 7) One fully accessible unit is required. An accessible route into the water at the pool is as well. 8) The pool will require method to provide barrier protection and energy code cover to comply. P193 IV.A. Crystal Palace DRC Comments Utilities: Transformer probably needs to be up sized with vault underneath. Can tap either Monarch or Hyman but Monarch will present less conflicts. Need to abandon well easement in NW corner of lot. Drainage: Need to treat WQCV. Need to connect to the storm system. There is a pipe on Hyman. Green roof recommended. P194 IV.A. Environmental Health DRC Comments for Crystal Palace 300 E. Hyman (Crystal Palace) - Space Allotment for Trash and Recycling Storage (comments) Liz O'Connell - Environmental Health and Sustainability 1- The applicant has requested Special Review to allow for a non-conforming space configuration. 2- The dimensions required for a commercial building with food service is 300 square feet (20'1x 15'w & 10' height clearance) Municipal code 12.10.030 A(b). Submitted plans meet this 300 sq. ft. requirement, but have placed the area for recycling containers on the far side of the trash containers. Although the space does not need to have 20' along the alley, it does need to be configured in a way that does not hinder the use of the recycling containers. The applicant was advised the current layout hinders the use of recycling and needs to be adjusted 3- There was discussion about the convoluted path currently proposed to give access to the trash area. It was suggested there might be a path that is more straightforward and does not require staff to transport trash and recycling past the guest elevators. 4- Once the concerns about access and placement ofthe recycling area have been addressed, Special Review approval can be granted. P195 IV.A. Parks Dept. DRC Comments for Crvstal Palace - 300/312 E Hyman Ave 1. On Monarch Street, new street trees will be required. Variety to be determined by City Forester. Silva cells may be required if a five foot planting strip is not possible or if soil volume does not meet code requirements. 2. New water line to be installed via Monarch Street. 3. All trees along Hyman Avenue are to remain and must be protected throughout building remodel. This includes tree protection fencing as well as possible tree trunk protection. City Forester to make this determination. P196 IV.A. Zoning comments on proposed development of boutique hotel and restaurant 1. Addressing: the project is one building and will have one address. Attached, please find the address request form. 2. Please provide a roof plan for the roof above the cabana, penthouse suites, and bar. Provide a scaled plant to illustrate required setbacks for stair tower, elevator tower, venting, etc. Include all items expected to be located on the roof. For example, sheet A-210 provides a shade line indicating that the mechanical vents on the roof are closer to Monarch, which may or may not meet the required 20' setback. See section 26.575.020(F)(4)Allowed exception to height limitations. 3. Pool level guard shall meet exception to height, section 26.575.020(F)(4)Allowed exception to height limitations. 4. Provide a details about the mechanical equipment proposed for the, "Mechanical outdoor terrace", sheet FAR-2. 5. Lighting proposed for the building shall meet city Code. Provide more detail about the 3rd floor pool area lighting. 6. Measurement method for height shall be pursuantsection 26.575.020(F)Measuring Building Height. Sheets A-200 and A-210: provide measurement from the most restrictive grade to the top-most portion of the structure, including the parapet. 7. Provide elevation of the East fagade, the image provided illustrates, "adjacent Building" but that is not helpful. Please provide the elevation as if it were not blocked by the existing building. Illustrate the East fa,ade complete with windows on the second and third level, the lower roof level of the 'mechanical outdoor terrace', etc. 8. items beyond property line, such as: â€¢ cantilevered entry element with integrated lighting â€¢ cantilevered window shades â€¢ lights on the Monarch and Hyman street facades â€¢ existing historic structure plus eves/cornice â€¢ green walls and required maintenance â€¢ dining on the ROW (text is contradictory on page 18 and 19 about proposed food service on Monarch and E Hyman). P197 IV.A. T.i-- C,rywtel;PaA*c,e~ (300 Eouyt ity wuoun, Ave,wike, A ypen,) (Loty K, L, 4 M, 131,04 81) AN APPLICATION FOR: CoÂ·vvoeptwod, Matior 'i)eveX,01) wvent, Co*uvvbebroboGI, *De*00*'Rev*w j 0,14 5 r oimâ‚¬kv Moun,oug,ement: 'Rev Dew SUBMITTED BY HAAS LANI) PLANNING, LLC 420 E. MAIN STREET, SUITES-10 ASPEN, COLORADO 81611 (970) 925"7819 muth@ hipme*. 00*p NovewOIyer 9, 2015 PIDNo, 2737-073-38-005 and -006 P198 IV.A. AN APPLICATION FOR APPROVAL OF CONCEPTUAL MAJOR DEVELOPMENT, COMMERCIAL DESIGN REVIEVV, AND GROWTH MANAGEMENT REVIFAN FOR THE REDEVELOPMENT OF THE CRYSTAL PALACE Submitted by: 312 East Hyman Avenue, LLC Mark Hunt, Manager 2001 North Halsted, Suite 304 Chicago, IL 60614 (312) 850-1680 Prepared by: HAAS LAND PLANNING, LLC Planning Consultant 420 E. Main Street, Suite B-10 Aspen, CO 81611 Phone: (970) 925-7819 Email: mitch@hlpaspen.com PID# 2737-073-38-005 and -006 P199 IV.A. TABLE OF CONTENTS PAGE I, INTRODUCTION............................................................................1 II. BACKGROUND AND EXISTING CONDITIONS.................. III. PROJECT DESCRIPTION/PROPOSAL 3 o Dimensional Requirements Comparison Table IV. REVIEW REQUIREMENTS A. Common Development Review Procedures and Combined Reviews ............... B. Conceptual Approval of a Maior Developinent C. Demolition of Properlies Within a Historic District 10 D. GMQS Allotments and Requirements................................................11 E. Conceptual Commercial Design Review..............................................15 F. Parking ...... 26 G. Impact Fees..................................Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·Â·...... 26 H. Transportation Impact Analysis EXHIBITS Exhibit 1: Land Use Application, Dimensional Requirements Form, and Homeowners Association Compliance Form; Exhibit 2: Pre-Application Conference Suinmary prepared by Sara Adams; Exhibit 3: Proof of the Applicant's Ownership and Authority; Exhibit 4: Authorization for Haas Land Planning, LLC (HLP) to represent the applicant; Exhibit 5: Ordinance No. 19 (Series of 2015); Exhibit 6: Vicinity Map; Exhibit 7: An executed application fee agreement; and, Exhibit 8: Mailing addresses of record for all property owners located within tliree-hundred (300) feet of the subject property. PID# 2737-073-38-005 and -006 P200 IV.A. I. Introduction: This application seeks approval to develop a 16-room, boutique lodge With a ground floor restaurant space on the downtown property that is now known as the Crystal Palace Subdivision, at 300 and 312 East Hyman Avenue. This 9,000 square feet lot is located on the northeast corner of Hyinan Avenue and Monarch Street, just clown the block from the Wheeler Opera House. The property is legally described as Lots K, L and M, Block 81, City and Townsite of Aspen. The Crystal Palace Subdivision was created pursuant to Ordinance No. 19, (Series of 2015) attached hereto as Exhibit 5; this ordinance combined the original Crystal Palace building (017 a 6,000 square feet lot), with the adjacent 3,000 square feet lot (312 East Hyman Avenue). The entire 9,000 square-feet property is now historically designated, including the Owl Cigar mural along Monarch Stieet. The previous alterations to tlie Crystal Palace building provide many opportunities for restoration to the faqade. This renovation, redevelopment and adaptive reuse will involve undertaking significant efforts to preserve and restore the historic integrity of the Crystal Palace structure and revive its glory. The HPC must also review all elements of deniolition since the property is located in the Commercial Core Historic District. This application is respectfully submitted pursuant to the following sections of the Aspen Land Use Code (the Code): 26.304, Common Development Review Procedures, including 26.304.060(B)(1), Combined Reviews; 26.412, Commercial Design Review; 26.415, Historic Preservation, Conceptual Approval of a Major Development; 26.470.060.4, Growth Management, Minor Enlargement of an Historic Landmark for Commercial, Lodge or Mixed-Use Development; 26.470.070.4, Growth Management, Affordable Housing; 26.515, Parking; 26.575.020, Calculations and Measurements; 26.610, Impact Fees, 26.630, Transportation Iiiipact Analysis; and 26.710.140, Commercial Core (CC) Zone District. The application is divided into four sections, with this Section providing a brief introduction, while Section II describes the existing conditions of the project site and environs. Section III outlines the applicant's proposed development, and Section IV addresses the proposed development's compliance with the applicable review criteria of the Code. For the reviewer's convenience, all pertinent supporting documents relating to the project are provided in tlie various exhibits to the application, as follows: o Exhibit 1: Land Use Application, Dimensional Requirements Form, and Homeowizers Association Compliance Form; o Exhibit 2: Pre-Application Conference Suininary prepared by Sara Adams; o Exhibit 3: Proof of the Applicant's Ownership and Authority; o Exhibit 4: Atithorization for Haas Land Planning, LLC (HLP) to represent the applicant; o Exhibit 5: Ordinance No. 19 (Series of 2015); o Exhibit 6: Vicinity Map; o Exhibit 7: An executed application fee agreement; and Crysm! Palace Lodge Page 1 P201 IV.A. e Exhibit 8: Mailing addresses of record for all property owners located within three hundred (300) feet of the subject property. In addition, existing conditions are depicted on a survey and various plans that accompany this application. Similarly, the proposed development is depicted on the accompanying architectural plans prepared by Camburas & Theodore, Ltd (CT). While the applicant has attempted to address all relevant provisions of the Code, and to provide sufficient information to enable a thorough evaluation of the application, questions may arise which require further information and/or clarification. Upon request, Haas Land Planning, LLC will gladly provide such additional information as may be required in the course of the review. IL Background & Existing Conditions: The subject property is located ill the Commercial Core (CC) Zone District. The Crystal Palace building was constructed in 1886, and has received several additions and renovations over the years; much of the existing structure is not historically significant. For example, only the first two ground-level bays/openings facing Hyman Avenue are original, and the same is true for only the 2 second floor, Hyman Avenue-facing window openings closest to Monarch Street; the entire portion of the structure sitting on Townsite Lot L (30 feet in from the corner) is not original. For reference, please see the pictures provided with the Pre-Application Conference Summary attached as Exhibit 2. The adjacent one-story building at 312 East Hyman was and is not itself historically significant but now that the property has merged with the Crystal Palace property, the entire 9,000 square foot lot is designated to the City of Aspen Inventory of Historic Sites and Structures. The existing Crystal Palace building and the adjacent building at 312 East Hyman have a combined total of approximately 13,361 square feet of Net Leasable Area (NLA). There is no public amenity space on the property. The Crystal Palace Building is two stories, with a 540 square-feet, second-level patio on Hyman Avenize. The 312 Building is only one-story and connects to the Crystal Palace on the street level. The first floor NLA of 7,027 square feet generates 33.03 Full-Time Employees (FTEs)(7.027 x 4.7). The Upper and Lower level NLA of 6,334 square feet generates approximately 22.33 FTEs (6,334 x 3.525), Therefore, the total FTE generation of the existing commercial space is 55.36 FTEs (33,03 + 22.33). Iii arriving at these calculations, a highly conservative approach has been taken so as to result in the lowest possible existing FTE number. For example, the 741 square feet balcony that is depicted on the main level existing conditions sheet (Sheet EC-1) has been added to the upper and lower floor NLA calculation where the Code provides that only 3.525 FTEs (as opposed to 4.7 FTE) are generated for every 1,000 square feet of NLA. Additionally, although the second-level patio area is included in the total NLA on Sheet EC-2 (and said area is privately leased to a single tenant), it has been excluded in this FTE calculation. While it wotild be fully reasonable to count these areas Crystal Palace Lodge P202 Page 2 IV.A. toward the existing einployee generation at liiglier rates than done herein and effectively include a greater credit towards the net employee generation calculations, doing so is not proposed at this time. The existing 13,361 square feet of commercial NLA would necessitate 13.36 off-street parking spaces. There are three (3) legitimately sized existing parkiiig spaces on the alley. This amounts to a 10.36 space deficit ill parking that can be inaintained when the property is redeveloped. The total NLA for the purpose of this calculation has also excluded the 540sf patio on the second level. III. Proiect Description/The Proposal: The applicant is proposing to develop a 16-room boutique hotel witti grouiid-floor conimercial (restaurant) space on the merged 9,000 square foot lot. The main level will contain the hotel's accessory lobby, front desk and storage spaces, as well as an approximately 4,950 square-feet restaurant (iiicluding kitchen). The ground floor also has common areas that include a pair of elevators, a separate freight/service elevator, stairs and corridors for circulation, and access to the alley and the trash/recycling area (16'-8"W x 15'D, plus ati additional, connected area of 10'W x 5'D, for a total area of 250sf + 50sf, or 300sf with a vertical clearance exceeding 10 feet). In addition, a 10' x 10% open to the sky area has been provided for an on-site transformer and pad. The lower level will feature a fitness center, restrooms and locker areas, and a guest lounge, all of which is accessory to tlie lodge lise. Of course, circulation ways, elevators and stairs are also part of the lower level. A commercial kitchen area with 1,475 square feet of NLA is located in the back corner of the lower level to meet the needs of the accessory lounge areas (basement level and rooftop) and room service. Most of the guest rooms (14 out of 16) are proposed on the 2'id floor of the building. Two additional suites are proposed on the third floor, along with an outdoor pool, cabana and service bar. The average lodge room size is 498.5 net livable square feet and no lodge unit, including the largest possible combination of lock-off units, has an area of more than 1,500 net livable square feet. There are no free-market residential or timeshare units whatsoever in the proposed lodge. The third floor inassing is set generously back froin the Hyman Avenue fagade, by more than thirty-seven (37) feet. Per the Code, ground floor commercial NLA generates 4.7 FTE for every 1,000 square feet of such space and all other levels generate 75% of that or 3.525 FTE/1000sf of NLA (Section 26.470.100.A.1.). Thus, the 4,731.67 square feet of proposed net leasable area on the ground floor will generate 22.24 FTE (4.73167 x 4.7). The 1,475.06 square feet of lower level net leasable space generates 5,20 FTE (1.47506 x 3.525). Therefore, the total FTE generation of the development's commercial space will be 27.44 FTE. Crys!(11 Palace Lodge Page 3 P203 IV.A. In addition, the sixteen (16) lodge units proposed in this development will generate 9.6 FTE (16 x 0.6 FTE per lodge bedroom); it is noted that the 0.6 FTE per lodging bedroom generation rate includes all potential employee generation that might be attributable to tile lodge's on-site accessory uses such as the fitness room, lounge, lobby, and similar areas. Accordingly, the total employee generation created by the proposed development is 37,04 FTE (27.44 + 9.6). This equates to an 18.32 FTE net reduction from existing employee generation (55.36 minus 37.04). Per Code Section 26.515.030, the total commercial NLA of approximately 6,207 square feet generates an off-street parking requirement of 6.21 parking spaces. Per the same Code section, lodging in the commercial core does not generate any off-street parking requirement. The Code, at Sections 26.515.010.B. and 26.515,030, provides that, "Aii existing deficit of parking may be i,iniittailied lolie,1 0 property is redeveloped." Given the codified right to maintain the existing parking deficit of 10.36 off-stieet spaces, as compared with the otherwise applicable off-street parking requirement for 6.21 spaces, no off-street parking is required of the proposed development. In fact the existing deficit is being reduced by 4.15 spaces, or approximately 40%. The proposed developinent includes an appropriately sized trash and utility area, on the east end of the alley side of the property, near the Mother Lode Building. Both the h'ash aiid transformer areas are open to tile sky. There is also ati accessible loading/unloading area off of the alley. The elevators provide accessibility to all floors and uses within the structure as well. Dimensional Requirements Comparison Table, CC Zoning and Proposed Development 1-3 â€¢ DIMENSIONAL COMMERCIAL CORE PROPOSED REQUIREMENT ZONE DISTRICT DEVELOPMENT Minimuni Gross Lot Area No Requirement 9,047 square feet Minimum Net Lot Area per Dwelling Unit No Requirement N/A Minimum Lot Width No Requirement 90 feet Minimum Front Yard Setback No Requirement No reg uirement (None) Minimum Side Yard Setback No Requirement No requirement (None) Minimum Rear Yard Setback No Requirement No requirement (None) Minimum Trash/Recycle Pursuant to Chapter 12.06 16'8"W x 15'D x >10'H, plus Storage Areal 20'W x 15'D x 10'H connected 10'W x 5'D x (300sf)1 >10'H (300sf total) 1 Crystal Palace Lodge P204 Page 4 IV.A. Maximum Height 2 On the north side of the sh'eet 28 feet for two-story 29'-5" to top of existing, elements; 38 feet for three- historic 2mi Floor parapet 2; story elements of a 40 feet to top of third story building, which may be elements 2 increased to 40 feet through commercial design review. Minimum Floor to Floor Minimum first floor to Min. first floor-to-second Heights second floor floor-to-floor: floor = 13 feet; 13 feet. Minimum upper floor-to-ceiling height: Minimum upper floor-to- 9 feet ceiling = 9 feet. Minimum Distance between Buildings on the Lot No requirement N/A Public Amenity Space 3 10% (904.7 square feet) 3 Cash-in-Lieu per Code Section 26.575.030.C.3, Â·3 Floor Area Ratio (FAR) Cumulative Maximum FAR of 2.75:1 (24,879sf); 2.43:1 (21,968sf) Cumulative; 2:1 (18,094sf) for 0.63:1 (5,630sf) Cointnercial; Commercial Uses; and 1.81:1 (16,340sf) Lodging. 2.5:1 (22,617sf) for Lodgingf Maximum Lodge Unit Size 1,500sf 5 Approximately 1,425sf 5 Net Livable Area Affordable Housing: No Limit; Free-Market N/A Residential: 2,000sf net (No Free-Market Residential) livable Commercial/Residential Ratio Total Free-Market Residential net livable area N/A shall not exceed total (No Free-Market Residential) above-grade Commercial FAR DIMENSIONAL REQUIREMENTS NOTES: 1: Pursuant to Code Section 12.10.030(A)b., a 20'W x 15'D x 10'H area for trash and recycling storage must be provided for Commercial Buildings that will contain or that will have the capacity to contain an establishment with a Retail Food Service License. The proposed structure will include Retail Food Service, resulting in a minimitin trash/recycling area requirement of 300 square feet. The dimensions of the trash and recycling storage area are subject to variation through special review by the Environmental Health Department 11nder Code Section 12.10.080; such approval is Crystal Palace Lodge Page 5 P205 IV.A. hereby requested and resolution of the final required hash and storage area design/layout will occur prior to Final HPC and Final Commercial Design Review. The proposed trash/recycling storage area's 300 square feet, while not laid out precisely in the manner prescribed, does sufficiently accommodate all h'ash/recycling storage and accessibility needs as well as utility meters (as demonstrated in the provided plans) despite not being laid out to provide a full 20 feet of alley frontage. A perfectly shaped rectangular area is not practical or even necessary given all of the City's other requirements for the alley frontage, such as the need to accommodate an elech*ic transformer pad/easeinent area (10' x 10' and open to the sky), a delivery and loading access, etc., all without conflict between the areas/uses. 2: The existing, historic structure's 2'id story elements reach a height of 29 -9' *igher than the 28' zoning limit for send story elements). Maintaining this height should not require or otherwise represent any kind of height variance request as lowering the height would rtin counter to historic preservation design requirements. With regard to third story elements, as required under the zoning, the footprint of all third-story, conditioned space does not and shall not exceed 50% of the gross parcel square footage; the total conditioned space on the third floor is approximately 4,285 square feet, whicli is approximately 47% of the gross square footage of the 9,047 square feet parcel. Pursuant to Code Section 26.575.020.F.4., specific exceptions to height limitations are allowed, as may be applicable. 3: The subject property has no (zero square feet) on-site public amenity space today. Pursuant to Code Section 26.575.030.B., 25% of tile area of the 9,047 square foot parcel shall be provided as public amenity; however, for redevelopment of parcels on which less than 25% currently exists (the current public amenity space on the parcel is 0%), the existing percentage shall be the effective requirement provided not less then 10% is the end requirement. As such, the effective requirement is 10%, or 904.7 square feet of public amenity. Maintaining the historic alignment of buildings on the sidewalk edge, the applicant is proposing to pay $90,470 of cash-iii-lieu to satisfy the public anienity requirement. Provision of actual public amenity space on the subject site is neither practical nor desirable. 4 : Per the CC Zone District dimensional requirements (Code Section 26.710.140.D.12.d.), the lodging FAR may be increased to 2.5:l if the individual lodge units on the parcel average five hundred (500) net livable square feet or less, which may be coinprised of lock-off units, The average net livable area of the 16 lodge rooms proposed iii this application is approximately 498.5 square feet. Therefore, the allowable lodging FAR is 2.5:1, or 18,094 square feet. 5 : When units are comprised of lock-off units, this 1,500 square feet maximum shall apply to the largest possible combination of units. Proposed Suites 8 and 9 combine for the largest possible combination of room at a unit size of 1,425 square feet. Crystal Palace Lodge P206 Page 6 IV.A. The proposed development is fully consistent with surrounding development patterns in terms of uses, densities, building heights and intensities, A combination of mixed-use developinents, multi-family residential, lodging, and commercial uses surround the subject property. More to the point, there is a good deal of lodging in the area as well, inchiding the Limelight just a block away, and the Prospector timeshare lodge building immediately across the street. The majority of these sites are developed from lot line to lot line or close to it and with strong street presences. There are also multiple restaurants in the iminediate vicinity and, indeed, the subject property used to house a popular restaurant theater space, Furthermore, west of the Wheeler Opera House, this entire block of Hyinan Avenue has lacked life and vitality for many years and the proposed development will reinvigorate the area, properly and appropriately re-extending the pedestrian feel and interest of the commercial core to Monarch Street the Rustique Bistro and the Limelight Lodge. The proposed redevelopment will preserve the historically significant portions of the Crystal Palace building and Will undertake the following restoration and renovation efforts: o The existing masollry openings on the historic portion of the building on the Hyman Avenue side will remain, but with new storefront framing and new steel lintels; e All historic masonry will be gently and appropriately restored, as needed; o The existing historic Owl Cigars mural on the Monarch Street side will be retained and, if needed, restored; o The existing cornice work will remain, while a glass railing will be installed above (and setback from the corilicing); o New doors that are historically accurate iii location, size and proportions will be added with transom glazing to the Monarch Sh'eet side of the building, enhancing the pedestrian scale and interest; o Three (3) windows will be added to the second level on the Monarch Sh'eet side and the nine (9) existing windows will be re-spaced to better align with the new door openings below; â€¢ New architectural trim will be added between the first and second level on the existing fagade so as to break up the vertical massing and provide a horizontal element between the ground and second floors; and o New accent lighting will be added to the fagades. Crystal Palace Lodge Page 7 P207 IV.A. IV. Review Requirements Section 26.104.100 of the City of Aspen Municipal Code (the Code) defines a Hotel or Lodge as follows: A bitilding or parcel containing indiuidital imits lised for overnight lodging by tlie general public on n short-term basisfor n fee, luith or luitholit kitchells il,ithill individual 1{ilits, illith or Illitholit meals provided mid zohich Ims common reservation and clemiing services, combined utilities mid on-site ),Imingemem mul reception services. Tinieslinre 01.k.a. fi'actional) Hliits mid timeslinre developments are considered hotels for tile pli,poses of this Title. For hotels lilith flexible imit configitiontious, also knotim as "lock-off ttilits," each rentable division or "key" shall constitute n lodge unit for the purposes of this Title... The proposed development as explained in the project description section of this application, is a Hotel/Lodge linder the above-cited definition of the Code. The proposal does not involve any condominium units, timesharing, fraction estates, or the similar. In light of the foregoing, this application is submitted pursuant to the following sections of the Code: 26.304, Common Development Review Procedures, including 26.304.060(B)(1), Combined Reviews; 26.412, Commercial Design Review; 26.415, Historic Preservation, Conceptual Approval of a Major Development; 26.470.060.4, Growth Management, Minor Enlargement of an Historic Landmark for Commercial, Lodge or Mixed-Use Development; 26.470.070.4, Growth Management, Affordable Housing; 26.515, Parking; 26.575.020, Calculations and Measurements; 26.610, Impact Fees; and 26.710.140, Commercial Core (CC) Zone District. The applicant cannot be expected to anticipate or be held to any changes to the HPC Guidelines or the Land Use Code that might be contemplated leading lip to or adopted after submission of this application. Only the HPC Guidelines and adopted regulations in effect at the time this application is submitted and deeined coniplete are applicable. As such, the applicable review standards are addressed below. A. Common Development Review Procedures and Combined Reviews Section 26.304.060.8(1) of the Code discusses combined reviews and states that, The proceditres for revieming depelopment plans and applications where more tlimi one (1) development apprount is being sotight siumltrliteously illay be combined or modified lulle}lever the Commimity Development Director determines, iii consultation luith tile applicant, Ilint stich combination or modification iumild eliminate or redtice duplication mid enswre ecoitomy of time, expense nmi clarity; Pror,ided, 110-(Dezier, Hint all public noticing normally associated ipith tlie stibject developmeill application(s) is }imintained mid that n Cry.stal Palace Lodge P208 Page 8 IV.A. tlioroligh and full rei,iew of the application mid proposed development as otliermise required by this Title is achieved. It is proposed that tile associated Conceptual Commercial Design Review, GMQS Review, and Historic Preservation review be combined and made part of the Conceptual Major Developinent Review and approval by the HPC. Accordingly, rather than have a Historic Preservation Commission (HI?C) Resolution granting portions of the applicable approvals and a P&Z Resolution addressing the remainiiig parts, it is suggested that, pursuant to Code Section 26.304.060(B)(1), Combined Reviews, all final decisions be documented in a single resolution adopted by the HPC. Combining the reviews in this inalmer will eliminate or at least reduce duplication and ensure economy of time, expense and clarity but should in no way be construed to change the otherwise applicable call-zip rights of the City Council as such are defined and liinited in the Land Use Code. All public noticing normally associated with an application such as this will be maintained via publication, sign posting and inailing, If public outreach and/or enhanced public notice are deemed necessary, the applicant will cooperate, Moreover, a thorough and full review of the application and proposed development will still be achieved. B. Conceptual Approval of a Maior Development The Crystal Palace property is a designated historic resource and it is also located in the Historic Commercial Core Zone District. According to Section 26.415.060 of the Code, Any development involving properties designated on the Aspen Inventory of Historic Landmark Sites and Structures (the Inventory), as an individual property or located within the boundaries of a Historic District, unless determined exempt, requires the approval of a development order and either a certificate of no negative effect or a certificate of appropriateness before a building permit or any other work authorization will be issued by the City. An application for a building permit cannot be submitted without a development order. The HPC has adopted design guidelines, known as the City of Aspen Historic Preservation Desigli Guidelines (the HPC Guidelines), The guidelines set forth the standards necessary to preserve and maintain the historic and architectural character of designated properties and dishicts. The standards apply to the exterior features and/or notable streetscape and landscape elements of the designated historic property and/or district. The applicant cannot be expected to anticipate or be held to any changes to the HPC Guidelines that might be contemplated leading up to or adopted after submission of this application. Only the HPC Guidelines and adopted Code in effect at the tiine this application is submitted and deemed complete are the applicable review standards. As mentioned above, both the Crystal Palace bililding and the Owl Cigars mural facing Monarch Sh*eet have been deeined historic. Furthermore, due to the merger of the Crystal Crystal Palace Lodge Page 9 P209 IV.A. Palace Building and 312 East Hyman Avenue, the entire 9,047 square feet lot is now considered historic. However, the building at 312 East Hyinan is not an historic shucture and will be demolished as part of the remodel, expansion and adaptive reuse of the historic Crystal Palace. The review and decision on the issuance of a certificate of appropriateness for major development begins with a determination by tile Community Development Director that the proposed project constitutes a major development. According to Section 26.415.070.D.1 of the Code, A major deuelopment includes one or more of the folloming actiuities: n) The constrtictionof a lielostrtictill*e illithill n liistoric district; and/or b) Alterations to more tlimi three (3) elemeuts of n bitilding fa,ade including its windows, doors, roof plmies or materials, exterior ipall material, dormers, porches, exterior staircase, balcoity or ornamental him; mid/or c) The expansion of n building increasing the floor area bu more tlian tmo hundred mid fifty (250) square feet; and/or d) Aiw Hem development tlint has not been determined to be minor deuelopmeut. If a inajor development project involves additional City Land Use approvals, the Community Development Director may consolidate or modify the review process accordingly, pursuant to Subsection 26.304.060.B., as addressed above. There are many benefits offered to owners of designated properties in order to promote the restoration of such properties. The proposed development is not seeking any of the allowed benefits, requests no variances, and meets all of the dimensional requirements of the Commercial Core Zone District. C. Demolition of Properties within a Historic District Code Section 26.415.080 states that no properties located within a Historic District can be demolished without HPC approval. Subsection A(4) thereof provides the criteria that 1-1PC must use in determining whether or not to approve the demolition and states: Demolition shall be approved if it is demonstrated tlint the application meets Any one of the follolping criteria: a) The property has been determined by the City to be 011 imminent hazard to public snfety mid the ozimer/applicant is unable to make the lieeded repairs iii a timely mamier, b) The strticture is not strticturolly sound despite evidence of the ozoner' s efforts to properly maintain the st rtictitre, c) The structure catinot practically be moved to nuotlier appropriate location iii Aspen or d) No documentation exists to support or demonstrate that Ilie property has historic, nrchitecltiral, archaeological, eligineering or ctiltural significatice mid Crystal Palace Lodge P210 Page 10 IV.A. Additionally, for approval to demolish, all of tile follozoing criteria must be met: a) The structure does Hot contribute to the significance of the parcel or Historic District iii lulticli it is located ami b) The loss of the building, structure or object zootild not adversely affect the integrity of tlie Historic District or its liistoric, m'chitectimil or aestlietic relationship to adjacent desigunted properties mid c) Demolition of the structure zoill be inconsequential to the historic preservation needs of the a ren. The existing building at 312 East Hyman Avenue was built in 1970, cannot practically be inoved to another site, and has no documented historic, architectural, archaeological, engineering or cultural significance, thus satisfying criteria (c) and (d) in the first portion of the above standard. Similarly, the portions of the Crystal Palace building proposed for demolition (see Plans Sheets A-230 and A-240) also cannot be moved to another site and have no documented historic, architectural, archaeological, engineering or cultural significance, thus further satisfying criteria (c) and (d). Furthermore, the 312 structure and portions of the Crystal Palace building proposed for demolition do not contribute to the significance of the Commercial Core, and their loss would not adversely affect the integrity of the historic district. Finally, the proposed demolition will not adversely affect its relationship to the adjacent Crystal Palace and will be inconsequential to the historic preservation needs of the area. To the contrary, the proposed deinolitions are integral to and necessary for the proposed plans for historic preservation, restoration and adaptive reuse. Therefore, criteria (a) through (c) of the standard's second part are all satisfied as well. D. GMQS Allotments and Requirements Section 26.470.060.4, Minor Enlargement of a Historic Landmark for Commercial, Lodge or Mixed-Use Development states as follows: Tile enlargement of n property, structitre or portiou of n slritclure designated as ali historic laitdi}tark for commercial, lodge or mixed-use development sliall be approved, approved with conditions or denied by the Community Development Di,ector based oii the follozoing criteria. Tile additional developme.nt of lises identified iii Sectioti 26.470.020 shall be deducted from tlie development ceiling levels establislied pursimul to Section 26.470.030 but shall Hot be deducted from tlie respective ammal developmeiii altotmeitts. n. V the deuelopment iucreases either floor area or net leasable spnce/lodge units, but not bolli, theit Ho employee mitigation shall be required. b. If the deuelopment increases both floor nren mid net lensable space/lodge units, Iip to four (4) employees genernled by the additional commercial/lodge sliall 1101 reqllire the provision of affordable housing. Ait expansion generating more tlian four (4) Crysnd Palace Lodge Page 11 P211 IV.A. employees shall not qualify for this administratizie approval mid sliall be reviewed pursitatit to Paragraph 26.470.070.1. c. No more thmi one O) free-market residence is created. This shall be citimilative aud sliall include administrative GMQS approvals grruited prior to the adoption of Ordinance No. 14, Series of 2007. The proposed development will increase floor area and lodge units, but there will be a reduction in the total number of FTEs generated as compared to the existing commercial building. Thus, pursuant to sub-standard b, above, no affordable housing will be required. Additionally, the proposed lodge does not include any free-market residential units. Existing Courlitions' FTE Generatiow. The first floor NLA of 7,027 square feet generates 33,03 Full-Time Employees (FTEs)(7.027 x 4.7). The Upper and Lower level NLA of 6,334 square feet generates approximately 22.33 FTEs (6,334 x 3.525), Therefore, the total FTE generation of the existing commercial space is 55.36 FTEs (33.03 + 22.33). Iii arriving at these calculations, a highly conservative approach has been taken so as to result in the lowest possible existing FTE lillinber. For example, the 741 square feet balcony that is depicted on the main level existing conditions sheet (Sheet EC-1) has been added to the upper and lower floor NLA calculation where the Code provides that oilly 3.525 FTEs (as opposed to 4.7 FTE) are generated for every 1,000 square feet of NLA. Additionally, although the second-level patio area is included iii the total NLA on Sheet EC-2 (and said area is privately leased to a single tenant), it has been excluded iii this FTE calculation. While it would be fully reasonable to count these areas toward the existing employee generation at higher rates than done herein and effectively include a greater credit towards the net employee generation calculations, doing so is not proposed at this time. Proposed Development's FTE Generation: Per the Code, ground floor commercial NLA generates 4.7 FTE for every 1,000 square feet of such space and all other levels generate 75% of that, or 3.525 FTE/1000sf of NLA (Section 26.470.100.Al). Thus, the 4,731.67 square feet of proposed net leasable area on the ground floor will generate 22.24 FTE (4.73167 x 4,71 The 1,475.06 square feet of lower level net leasable space generates 5.20 FTE (1.47506 x 3.525). Therefore, the total FTE generation of the development's commercial space will be 27.44 FTE. In addition, the sixteen (16) lodge units proposed in this development will generate 9.6 FTE (16 x 0.6 FTE per lodge bedroom); it is noted that the 0.6 FTE per lodging bedroom generation rate includes all potential employee generation tliat might be attributable to the lodge's on-site accessory uses such as the fitness room, lounge, lobby, and similar areas. Accordingly, the total employee generation created by the proposed development is 37.04 FTE (27.44 + 9.6). This equates to an 18.32 FTE net reduction from existing employee generation (55.36 minus 37.04). As such, no housing mitigation will be necessary for this project, as it does not generate any additional employees. The applicant is not requesting any AH Credit Certificates for this reduction. Crystal Palace Lodge P212 Page 12 IV.A. As required iii all GMQS reviews, unless specifically noted, Section 26.470.050(B) of the Code provides the GMQS General Requirements and states that: All development applications for grozi)11111,aiiagement review shall comply with the following stalidards. Tile reviewing body slialt approve, approve with conditions or deity an application for groziltli 1]intingement review based on the folloming generally applicable criteria mid the repiew criteria applicable to the specific 1-ype of development: 1. SiÂ®cient groioth management allotments are available to accommodate the proposed development, pm'sumit to Subsection 26.470.030.D. Applications for â€žittlti-lienr development allotment, pursitant to Paragraph 26.470.090.1 shall 1101 be required to meet this standard. The governing Code Section (26.470.060.4) states that, "The additional development of uses identified in Section 26.470.020 shall be deducted from the development ceiling levels established pursurnil to Section 26.470.030 but shall not be deducted from the respective amittal development altot me itts." Further, Section 26.470.060 states that, "n/l aditiinistrative groii,th mmingement approvals sliall be dedicated from the respective development ceiling levels but sliall not be dedicated 'f from the ammal development allotments. Thus, it seems from these Code provisions that the applicant does not need to request an allotment of 32 lodging pillows, as these Will not be deducted from the annual development allotment pool of 112 lodging pillows. Instead, these 32 pillows are to be deducted only from the 11,160 pillows of the total lodging development ceiling. To the extent that an allotment of 32 pillows is necessary, such is hereby requested. 2, The proposed development is compatible with land uses in the sitrrottliding area, as well as zoith ang applicable adopted regulatory master plmi. The proposed development is compatible with the land uses in the surrounding area. As mentioned above, the Limelight Lodge is around the corner and the Prospector Lodge is across tlie street. There are also several restaurant spaces in the immediate vicinity. Indeed, the subject property itself used to house a popular restaurant theater space. Furthermore, west of the Wheeler Opera House, this entire block of Hyman Avenue has lacked life and vitality for many years and the proposed development will reinvigorate the area, properly and appropriately re-extending the pedestrian feel and interest of the commercial core to Monarch Street, the Rustique Bish'o and the Linielight Lodge. The only applicable master plan is the AACP, which is not regulatory and, therefore not applicable Linder this review standard. Nonetheless, the proposal is consistent with the AACP goals and particularly those related to historic preservation, lodge developinent, and economic stistainability. Crystal Palace Lodge Page 13 P213 IV.A. 3. Tlie development conforms to the requirements and limitations of the zone district. The proposed development conforms to the requirements and limitation of the CC Zone District as shown above. No variances are needed or requested. 4. The proposed development is collsistelit illith the Couceptual Historic Preseroation Commission approval, the Conceptual Commercial Design Revieip approval mid the Plmined Development - Project Reviem approval, as applicable. Conceptual Commercial Design Review and Conceptual Historic Preservation Commission approvals are being requested in this application. 5. Unless othermise specified in tliis Chapter, sixtli percelit (60%) of the employees generated by the additional commercial or lodge deuelopmelit, according to Subsection 26.470.100.A, Employee generntion rates, are mitigated through the provision of affordable housing. The employee getteration mitigation plan sliall be approved pursuant to Paragraph 26.470.070.4, Affordable housing, nt a Category 4 rate as defined iii the Aspen/Pitkin County Housing Anthority Guidelines, as nmended. An applicant may choose to provide mitigation lillits at n lower category designation. If (111 applicant chooses to lise a Certificate of Affordable Housing Credit ns mitigation, plirsilmit to Chapter 26,540, sticli Certificate shall be extinguished pursumit to Chapter 26.540.90 Criteria for Administrative Extinguishiuent of the Certificate. As explained above, the number of employees generated by the proposal is 18.32 FTE less than what is generated by the existing buildings. No mitigation is required and tile applicant is not requesting any Certificates of Affordable Housing Credit for this reduction. 6. Affordable housing net lizinble nren, for ilihich tliefillislied floor level is nt or above itaticral or fitlished grade, 1011icliever is higher, shrill be prouided iii rm flitiount equal to nt least thirty percent (30%) of the additional free-market residential liet livable area, for uillicli tlie finished Iloor level is at or above itatitral or fiuished grade, iplticliever is higher, Affordable 1101(Sing shall be approved pursumit to Pai'agniph 26.470.070.4, Affordable housing, ami be ipstricted to n Category 4 rate ns deflited iii the Aspen/Pitkin County Houshig Authority Gi,idelines, as amended. Ali applicant may choose to provide mitigation imits at a lower category designatioll. Affordable liousilig units timt nre being prouided absent n requirement ("rioluntary nitits") may be deed-restricted nt any level of affordabilitv, ilicluding residential occlipied. If mi applicant chooses to lise n Certificate of Affordable Housing Credit as mitigation, pursuant to Chapter 26.540, such Certificate sliall be extingtiished piti'stialit to Cliapter 26.540.90 Criteria for Administrative Extinguisinuent of the Certificate, litilizing the calcidations iii Section 26.470.100 Employee/Square Footage Conuersion. This standard is not applicable since the proposed lodge does not include any free-market residential units or free-market net livable area, Crystal Palace Lodge Page 14 P214 IV.A. 7. Tile project represents minintal additional demand on ptiblic ii**astructure, or si{cli additional demand is mitigated through improvement proposed as part of the project, Pliblic illfrastructure includes, but is not limited to, water supply, sellinge treatmelit, eliergy mid comimotication utilities, drninage control, fire mid police protection, solid ionste disposal, parking mid road mid trmisit services. Little to no additional demand will be placed oil public infrastructure as a result of the proposed development. The property has been developed for many years. Any costs associated with public infrastructure improvements required due to the proposed development will be borne by the applicant. Any such improvements will meet the requirements of the City and/or affected provider. E. Conceptual Commercial Design Review Section 26.412.050 of the Code provides tile review criteria for Commercial Design Review and states, in relevant part, that the proposed development must comply with the requirements of Section 26.412.060, Commercial Design Standards, as well as the Commercial, Lodging and Historic District Design Objectives and Guidelines. The proposed development is located in the "Commercial Core Historic District." The design standards of Section 26.412.060, as well as the Commercial Core Historic District Desigii Review Guidelines are all enumerated below iii italicized print and each is followed by a description of the proposal's compliance and/or consistency therewith, as applicable. The follozoing design strindards, in addition to the commercial, lodging mid historic district design objectives mid guidelines, slintl apply to commercial, lodging mid mixed-tise development: A. Ptiblic amenity space. Creative, ll,ell-designed public places mid settings contribute to rtit attractive, exciting mid Dital doiviltoll,11 Velail district mid a pleasmit pedestrimi shopping mid elitertaiument ati}iospliere. Ptiblic nuienity am take the forni of physical or operational improvements to public riglits-of-zony or private property luithin commercial areas. On parcels requb'ed to provide public mnei}ily, 11,irsuam to Section 26.575.030, Public ame,iity, the following standards shall apply to the provision ofsuch amenily. Accepmnce of the method or combination of methods ofproviding the public amenity shall be at the option of the Planning and Zoning Commission or the Hiscoric Preservation Commission, as applicable, according to tile procedures herein and according to the following stanclards: 1. The dimensions of any proposed on-site public amenity stifficiently allowjbr a variety of uses und activities to occur, considering any expected teliant and fliture potential tenants and uses. 2. The public amenity contribmes to an cfelipe street vitality. To accomplish Ihis characteristic, public seating, outdoor resmurant seathig or similar active uses, shade liees, solar access, view orientation and shnple al-grade relationships with adiacem rights-of-way are encouraged. 3. The public amenily mid the design and operating characteristics of adiacem structures, rights-obvily and uses contribute to an im}iling pedestrian emironment. Crystal Palace Lodge Page 15 P215 IV.A. 4. The proposed amenity does not chiplicale existing pedestrian space created by mails, siclewalks or adjacent properly, or such duplication does not detract from the pedestrian ejivironinelit. 5. Any variation 10 Ihe design and operational standards for public amenitv, Subsection 26.575.030.Fâ€ž promotes the purpose oflhe public amenily reqicirements. According to Code Section 26.575.030(A), public an-~enity can take the form of physical or operational improvements to public rights-of-way or private property. With development of the proposed lodge and ground floor restaurant space, the applicant will improve tile adjacent sidewalks along both of the properly's street frontages, particularly the sidewalks on the Monarch Street side. For example, along said Monarch Street side, physical and operational improvements will include straightened out and detaching the sidewalk, adding parkway strips and street trees, fixing tile alley drainage issues that result iii severe icing, and installing detectable warning surfaces at each side of tile alley crossing. It is also hoped that the City will permit the restaurant dining area to spill out onto the adjacent sidewalks during the warmer months of the year, a suggested by this review standard. The subject property has no (zero square feet) on-site public amenity space today. Pursuant to Code Section 26.575.030.B., 25% of the area of the 9,047 square foot parcel shall be provided as public amenity; however, for redevelopment of parcels on which less than 25% currently exists (the current public amenity space on the parcel is 0%), the existing percentage shall be tlie effective requirement provided not less then 10% is the end requirement. As such, the effective requirement is 10%, or 904.7 square feet of public amenity. Code Section 26.575.030.C provides the methods that may be used to satisfy the provision of public amenity and states in subsection 3 that the HPC may accept a cash-in-lieu payment for any portion of required public amenity not otherwise physically provided, according to the procedures and limitations of Subsection 26.575.030.E, Cash-iii-Lieu Payment, Maintaining the historic alignment of buildings on the sidewalk edge, the applicant is proposing to pay $90,470 of cash-iii-lieu to satisfy tile public amenity requirement. Although Section 26.575.030.A allows as much to be approved by the HPC, no credit towards the public amenity requirement is requested for the proposed/plarmed physical and operational improvements to the adjacent public right-of-way described above and shown on the accompanying plans. Provision of actual public amenity space on the subject site is neither practical nor desirable. B. Utility, delivery and trash serrice provision. When the necessary logistical elements of a commercial bitilding are well designed, the building can better contriblite to the overall success of die district. Poor logistics of one (1) bililding can decract from the quality of surrounding properties. Emcient delivery and trash areas are importam m the function qf aileyways. The jollowing standards shaH apply: L A trash and recycle serrice area shaH be accommodated on all projects and shall meet the minhmon size mid location standards established by Title 12, Solid Waste, of the Alunicipal Code, unless otlienvise established according to said Chapter. Crysial Palace Lodge Page 16 P216 IV.A. 2. A milify area shall be accommodated on aH projects and shall meet the minimum standards established by Title 25, Utilities, of the AL,micipal code, the City's Electric Disfribittion Sla}iclards, and the National Electric Code, miless otherwise established according lo said Codes. 3. All litility, trash and recycle service areas shall be co-located and combined to the greatest extem practical. 4. 4- the properly adjoins an alleyway, the utility, trash and recycle serrice areas shall be along and accessed Ji'om f he alleyway, miless otherwise approved through Title 12, Solid Waste, offlie A,lmiicipal Code, or Ihiough Chapter 26.430, Special Revieitt 5. All mility, trash and recycle service areas shall befenced so as nol to be visible from the sheet, unless they are entirely located on (111 cilleyway or otherwise approved though Title 12, Solid Waste, of the Alimicipal Code, or through Chapter 26.430, Special Review. All jknces shall be six (6) feet high-from grade, shall be of sound construction, and shall be no less them ninety percent (90%) opaque, unless of henrise varied through Chapter 26.430, Special Revieip. 6. Whenerer utility, trash, and recycle service areas are requb'ed lo be provided abuning an alley, other portions qi a building may extend to the rear propere line if otherwise allowed by this Title, provided thal die mility, trash and recycle area is located at grade mid accessible to tile alley. 7. AN mility service peclestals shall be located on private properly. Easements shall allow for service provider access. Encroachments into the alleyway shan be minimized to the extem practical and should only be necessary when existing site conclitions, such as (In historic resource, cliciale such encroachmenl. All encroachments shall be properly licensed. 8. All commercial and lodging buildings shall provide a delivery area. The delivery area shall be located along the alley if an alley adjoins the properly. The delivery area sliall be accessible to aH tenam spaces qfthe building in a manner thal ineels the requirements of the International Building Code Chaplen' 10 and 1 1 as adopted and amended by the City of Aspen. All non-groundjloor commercial spaces shall have access to an elevator or dmnbwaiter for delivery access. Alleyways (vehicular rights-of-way) may not be utilized as pathways (pedestrian rights-of-way) to meet the requirements of the International Bicilding Code. Any truck loadingfacility shall be an integral componem of the bililding. Shared jkicilities are highly encouraged. 9. All commercial tenant spaces located on the ground jloor in excess of 1,500 square jtel shaH comain a 1,es/ibide (double set ofdoors) developed internal to the strucmre to meet the requirements of the hilernational Energy Conservation Code as adopted and amended by the City of Aspen, or an air curtain. 10. Meclianical exhmist, inchiding parking garage ventilation, shaH be rented through the roof The exhaust equipment shaH be located as/hr away,from the street as practicaL 1 1. Mechanical ventilation equipmem and ducting shaH be accommodated internally wkhin the bililding and/or located on the roof, minimized lo the extem practical and recessed behind a parapel wall or other screening device such thal it shall not be visible from a public right-of-way at a pedestrian level. Afeiv buildings shall reserve adequate space for fmure remilation and ducting needs. 12. The frash cind recycling service area requiremems may be wiried pitrsuam to Title 12, Solid Waste, of the Municipal Code. All other requiremenls of this subsection may be Crystal Palace Lodge Page 17 P217 IV.A. varied by special review (see Chapter 26.430.040.E, Utility and delivery service area provisions). Pursuant to Code Section 12.10.030(A)b., a 20'W x 15'D x 10'H (300 square feet) area for trash and recycling storage must be provided for Commercial or Lodging Buildings that will contain or that will have the capacity to contain an establishment with a Retail Food Service License. The proposed structure will include Retail Food Service, resulting in a minimum trash/recycling area requirement of 300 square feet. The required dimensions of the trash and recycling storage area are subject to variation through special review by the Environmental Health Department under Code Section 12.10.080; such approval is hereby requested and resolution of the final required trash and storage area design/layout Will occur prior to Final HPC and Final Commercial Design Review. The proposed trash/recycling storage area's 300 square feet while not laid out precisely iii the manner prescribed, does sufficiently accommodate all h'ash/recycling storage and accessibility needs as well as utility meters (as demonstrated in the provided plans) despite not being laid out to provide a full 20 feet of alley frontage. A perfectly shaped rectangular area is not practical or even necessary given all of the City's other requirements for the alley frontage, such as tlie need to accommodate an electric transformer pad/easement area (10' x 10' and open to the sky), a delivery and loading access, etc., all without conflict between the areas/uses. The proposed trash/recycling area also accommodates utility meters, as shown on the accompanying plans. The area is sited at grade, along and accessed via the adjoining public alleyway at the rear of the property. It has been designed such that it will not be visible from Monarch Street or Hyman Avenue. The rear easterly corner of the property also provides a 10' x 10' transformer pad and easement area that is open to the sky, as required. Other mechanical equipment will be screened and located in central portions of the roof, behind the elevator overruns, as well as within the interior inechanicals spaces. All mechanical exhaust Will be vented through the roof, which ensures such ventilation will be as far from the streets as practical. Given the design, siting and height of the proposed building, the venting and ducting equipinent on the rooftop will not be visible from pedestrian level in the adjoining public rights-of-way. The trash/recycling area, accessible egress, and loading/delivery are all accommodated froin every space within the building to the alley (and vice versa). Every space iii the building and all floors are also served by elevator access, including a service/freight elevator. The proposed commercial space and the lodge lobby/reception area have inset doors that can easily accommodate airlocks or air curtains during winter months so as to enable compliance with the International Energy Conservation Code, as adopted and amended by the City of Aspen. Tile historically restored doors on the Monarch side are not intended for entering or exiting and will merely open to provide ambiance in the restaurant space and life/vitality along the sidewalk to compliment the pattern started by the White House Tavern and Rustique Bish'o. Crystal Palace Lodge Page? 18 P218 IV.A. The Commercial, Lodging and Historic District Design Objectives and Guidelines (the "Cominercial Guidelines") set forth design review criteria, standards and guidelines that are to be used in making determinations of appropriateness. The Commercial Guidelines are or ganized to address the different design contexts that exist in the City. These distinct settings, or contexts, are defined as "Character Areas," within which variations exist among the physical features that define each area. The proposed development is located in the "Commercial Core character area. These Guidelines replaced Chapter 13 of the Historic Preservation Design Guidelines, Per the Commercial Design Guidelines, all development projects should achieve tlie following design objectives: o Promote nii intercomiected circulation system tlint invites pedestrimt Iise, including n contimious street and alley system and a respect for the natttral topography; â€¢ Promote n system of pliblic places flint support activities, inchiding ptiblic miienity spaces, compatible landscaping and pnuing, mid nitobtrusive off-street parking; aild â€¢ Assitre that buildings jit together to create n vibrant street edge tlint reinforces n sense of appropriate scale. The proposed development will achieve the above-cited design objectives. The existing sidewalks will be improved, particularly on the Monarch Sheet side of the property where the sidewalk will be fully detached, the alignment will be straightened, and the overall pedesh'ian experience will be enhanced by the installation of parkway strips, street trees, alley drainage/icing improvements, and detectable warning surfaces installed at the alley crossing. The reintroduction/restoration of historic ground level door openings serving the restaurant space will also serve to further enhance the pedeshlan environment and street live. It is hoped that, during the warmer months of the year, the City will also accommodate outdoor dining along portions of tile sidewalks adjacent to the restaurant area, which will serve to support activities that promote the spirit of public amenity spaces. Tlie proposed preservation, restoration and adaptive reuse plans for the property provides a building that fits with the surroundings and adjacent structures to create a vibrant street edge that reinforces a sense of appropriate scale. The existing character of the Conunercial Core is explained as follows: The heart of Aspen celiters 01*0111,4 tile Commercial Core Historic District. it is the first area flint developed in the early mittitig days of the torim mui its character reflects this rich milling heritage, ilihicli is tile image thal maily cal'ry ipith them of this historic Colorado momitain torim. Encli historic building contributes to tile integrity ofthe district and p reseruntion ofall of these resolirces is, therefore, crucial. This is e.specially important as 11(ZIP development cont i 111ies. The purpose of the Commercial Core (CC) zone district is stated iii Section 26.710.140(A) of the Code as follows: "to 111!oll, the ilse of land for retail, service commercial, reciention mid Crystal Palace Lodge P219 Page 19 IV.A. iustitictional purposes Illithin mixed-use buildings to support mirl enlinitce the business mid service character in the liistorical central business core of tlie City. Tile district permits n mix of...uses orie,ited to both local mid tourist populations to encourage a high ler}el of pitality. Retail mid restnurmit tises are appropriate for ground floors of bitildings..7 The proposed development is fully consistent with this purpose statement as the development envisions a mixed-use building that will include lodging on its upper floors and restaurant use on the ground floor. Tile development will support and enhance tile business and service character of the historic central business core of the City, including enhancement of the historic character through historic preservation, restoration and adaptive reuse of a landmark Sh'ucture that has seen little care or attention over the last 5-10 years. With the restaurant space provided on the ground floor and fronting both Hyman Avenue and Monarch Streets, the development is oriented to both local and tourist populations and encourages a reinvigorated, high level of vitality. The key design objectives in the Commercial Core are as follows: 1. Maintain n retail orientatioit. 2. Promote creative, contemporary design that respects the liistoric context. 3. Maintain the traditioital scale of building. 4. Reflect the variety iii bitilding heights seen traditionaltuÂ· 5. Accommodate outdoor public spaces zoliere they respect the liistoric context. 6. Pi'omote vorietti iii the street level experience. 7. Preserve the integrity of historic resources luithin tile district. The proposed remodel of the Crystal Palace property meets all of the key design objectives listed above as follows: o The sh'eet-level restaurant en-hances the retail-oriented function of both Hyman Avenue and Monarch Street and reinforces the pedeshian character that has been essentially lost for the last several years; e The design is creative and contemporary, blit respects both the historic Crystal Palace Building and the historic Commercial Core; o The design acknowledges, is consistent with, complements and enhances the existing scale and character of the area; o The bililding is 36 feet in height at the Hyman Avenue street frontage; as the ground elevation decreases toward the alley, the height measurement increases to 40 in the area adjacent to the 3-story bizilding located immediately across the alley. All historic buildings iii the area have been taken into consideration; o The design of the building, with its large, storefront windows and restored doorways on the Monarch Street side, serves to promote and extend variety iii the street level experience; and, c The renovation, restoration and adaptive reuse of the historic Crystal Palace and its compatible and complimentary design eilliance the integrity of all historic resources within the district. Cryslal Palace Lodge Page 20 P220 IV.A. Outlined below is each of the Commercial Core's Conceptual Review Design Guidelines in itnlicized print, followed by a description of the proposal's compliance anct/or consistency therewith, as applicable. Street Grid 6.1 Maintain the established town grid iii all projects. o The network Of streets and alleys sliontd be retained as public circulation space mid for maxillium public access. â€¢ Streets mid alleys sliould not be enclosed or closed to public access, mid should remain open to tile sky. The proposed development maintains the established town grid while improving upon the existing building at 312 East Hyman Avenue. No sh*eets or alleys will be enclosed or otherwise closed to public access and all will remain open to the sky. Internal Walkways 6.2 Pliblic Tualkrualls and through com'ts, Tulien appropriate, slionld be designed to create access to additional commercial space ami frontage, within the TuallÂ©tualj mid/or to tile rear of the site. â€¢ See also: Public Amenity Space design guidelines. No internal public walkways or through courts exist on the subject property, nor are any now proposed. Alleus 6.3 Deuetop an allell fagade to create uistial interest. e Use varied building setbacks mid climiges iii materials to create interest alid reduce perceiped scale. o Balcoities, corirtgards mid decks m e also appivpriate. o Providing secondary pillitic entrmices is stionglig encouraged along alteys. These slioilld be clearhl ilitended for pliblic use, but subordinate ill detail to the primary street-side entrance. The alley side of the building will employ variation in exterior materials and the inclusion of fenestration to deliver an appropriately high degree of architectural and visual interest given its utilitarian and service functions. Parki}tg 6.4 Structured parking should be placed within n horap' of commercial mid/or residential uses. e The expositte of alito entry areasshotild be minimized. 6.5 Structured parking access should not have n negative impact ott tlie clmracter of tlie street. The access sliall be: o Located on mi alley or secondary street if necessary. Crysial Palace Lodge Page 21 P221 IV.A. o Designed zoitlitliesamentleution to detail and materials astlie primary bitilding fa,ade, e l}itegrated into the building design. There is no structured or other type of on-site parking proposed, nor is any on-site parking required. Public Amenity Space Guidelines 6.6 through 6,8 address street facing public amenity spaces, while Guidelines 6.9 through 6.11 address mid-block walkway and alley-side public amenity spaces. Guidelines 6.12 tluough 6.15 involve 2nd-level amenity spaces. Guidelines 6,16 and 6.17 address front yard amenity spaces. None of these guidelines are applicable to the proposed redevelopment. Please refer to the Public Amenity Space discussion on page 16, above. The applicant is proposing to pay cash-in-lieu of on-site public amenity space while also providing for significant enhancements of the adjacent public rights-of-way. Building Setbacks 6.18 Maintain tlte alignment offagn{les nt tlie sidezvalk'S edge. â€¢ Place as much of the fn,ade Of the building at tlie properly line as possible. o Locating mientirebuilding front behind theestablislied storefroutlineisinappropriate. e A milli]1111111 of 70% of tliefront fafade sliall be nt the property line. 6.19 A bililding 1}ing be set backfrom its side lot lines in accordance with design guidelines identified in Street & Circulation Pattern and Ptiblic Anienity Space guidelines. The entire faciade of the historic Crystal Palace will continue to be at the property line. The faGade of the new portion will be inset by 8 inches while its entryway is recessed another six feet eight inches. In total, all but 20'-11" of the front fagade will abut the Hyman Avenue property line, and all but 15'-6" of the Monarch Street faqade will be at the property line. In other words, and consistent with the historic pattern of the subject property and block, 88% or so of the front fa,ade will be at the Hyman Aventie property lone while 84.5% of the Monarch Street fagade will at)iiI: that property line. Bitilding Orientation 6.20 Orient n new bitilding to be parallel to its lot lines, similar to tlint of traditional building orientations. O Thefroutof n primary stitictitresliall be oriented to tliestreet. 6.21 Orient n primary entrance toward the street. o Buildings slioutd have n clearly defined primary entratice. For most commercial buildings, this sliould be n recessed entry TuallÂ· e Do nol orient a primary elitrance to mi interior colirt. o Prouiding secondary ptiblic entrances to commercial spaces is also encouraged 011 larger bitiId iii gs. Crystal Palace Lodge P222 P age. 22 IV.A. Tile restored and renovated building will be parallel to the lot lines and the primary entrances to the commercial spaces are oriented toward the street with clearly defined storefront windows and recessed enh'yways. Secondary entrances to the restaurant space are being restored along the Monarch Street side of the resource. Building form 6.22 Rectangularforms shotild be domimutt on Commercial Core fag(les. â€¢ Recta,igiclar forilis sliotild be vertically oriented. o Tlie fagride slioutd appear as predominnittly flat, with any decorative elements mid projecting or setback "articulations" appearing to be subordinate to the dominant form. Dominant rectangular forms that are vertically oriented, yet appropriately scaled, characterize the proposed development. For the most part, the historic fa,ade will continue to appear as " flat" with decorative elements and projecting articulations being subordinate to the dominant form. Appropriate setting back and articulating of the facades is also injected to differentiate between the historic structure and the new construction. 6.23 Use flatroof lines asthe dominnittroofform. o A Bat roof, or one that gently slopesto the rear ofasite, shotild betile dominant roofform. â€¢ Parapets 011 side fafades sliottld step doipit torptirds tile rear of the building. e False fronts mid parapets loith liorizontal emphasis also may be considered. The roofline is flat and it is proposed to remain as such. 6.24 Along n rear fagade, lising building forms tlint step down iii scale toward the alley is encotiraged. e Co,isider using additive forms, sitch as sheds, stairs mid decks to reduce the perceived scale. These forms sliould hoioezier, remain subordinate to the primary structure. â€¢ Use projecling roofs at the ground floor over entrances, decks mid for separate ittility structures iii order to establish n 11â€ž111(m scale that iiwites pedestrion activity. Iii the current case, given the historic resource at the stieet sides of the property and the tlu'ee-story structure located directly across the alley, the appropriate form and inassing involves the stepping up of building height toward the alley. The fagade line along Monarch Street steps iii (away from the street) 2'-4" for the portion of the building closet to the alley providing, at the pedestrian level, the feel of stepping down in scale toward the alley and reducing the perceived scale. Bitilding Height, Mass & Scale 6.25 Maintain tlie average perceived scale of tic)O-story bitildings at the side.Walk. o Establish n two-story height at tlie sidewall< edge, or provide n horizontal design element at this level A clintige iii materials, or n molding at this leziel nre exn,Iiples. Crystal Palace Lodge Page 23 P223 IV.A. The proposed redevelopment is two stories at the sidewalk. The third floor is setback more than 35 feet froin the Hyman Avenue faqade. Iii addition, horizontal design elements, including a decorative accent band between tlie ground and second floors, as well as second floor roofline cornicing serve to accentuate the two-story height and perceived scale of a two-story building at the sidewalk edge. 6.26 Bitilding fafade lieight shall be unried from the fagade height of adjacent bitildings of the same mimber of stories. . If mi adjaceilt strticture is tliree stories mid 38 ft. tall, lieril i}tfill imly be tliree stories, but must riary iii faqade height by n minimmu of 2 ft. The proposed height of the third floor addition, while utilizing a flat roof, is 37'-3" at its front and 40' at its rear due to the ground elevation descending from the Hyman Avenue property line to the alley. Iii all cases, the proposed third floor is at least 2 feet lower than the 42' tall, three-story Mother Lode building on the adjacent property. Please refer to the accompanying plan set for graphic illustrations of the proposed building height in the context of surrounding development. 6.27 A liell) building or addition sliould reflect tile rallge ami unriation in building lieight of tile Commercial Core. Â° Refer to tlie zone district regulations to determine tlie 111(txillium height limit 011 the subject property. â€¢ A minimum 9 D. floor to ceiling lieight is to be maintained on second stories mid liiglier. â€¢ Additional height, as permitted iii the zone district, inny be added for one or more of tlie following 1-easoits: - hi ordev to flchieue at least a huo-foot Dmintion iii height ipith mi adjacent building. - The prii,Inry ftlitclion of the bitilding is civic. (i.e. the building is a Museum, Civic Building, Performance Hall, Fire Station, etc.) - Some portion of tile property is affected by a lieight restriction due to its proximity to n historic resource, or location zoithin a View Plane, therefore relief iii another area may be appropriate. - To benefit the livability of Affordable Housing units. - To make a demonstrable (to be verified by the Building Department) contribiltion to the building's ozierall energy efficieticy, for instance by providing improved daylighting. Please refer to the responses provided above relative to similar standards (i.e., 6.25 and 6.26). The proposed building complies with the maxiinum height and minimum floor-to- floor/floor-to-ceiling limitations of the Commercial Core Zone District "Additional" height is not requested. The proposal itself also reflects the range and variation in building heights of the Commercial Core. 6.28 Height uarintion sliolitd be achieved tising otte or more of the following: O Vary the building height for the full deptli of the site iii accordmice zoith traditional lot ipidth. Crystal Palace Lodge P224 Page 24 IV.A. â€¢ Set back tlie upper floor to vary tile building fa,ade profile(s) and the roof forms across Ilie loidth mid the depth of the building. â€¢ Vciry Ille,fa,ade (or porapet) lieights nt tliefront. e Step dolim the rear of the building toillards the alley, iii conjimction zoitli otlier design standards mid guidelines. 6.29 On sites comprising more tliall two traditional lot zoidths, the frignde height sliall be varied to reflect traditional lot width. 6.30 Oil sites comprising two or more traditional lots, n building shall be designed to reflect the individital parcels. These metliods sliall be tised: e Variatioli in height of bililding modules across the site. â€¢ Varintion iii massing achieued through upper floor setbacks, the roofscape form mid rwriation iii upper jloor heights. â€¢ Variation iii bitil(ling faqnde heights or cornice line. The proposed design achieves height variation and reflects the traditional 30 feet lot widths. The Townsite Lot M (30 feet width) building module has a deeply recessed entiyway beneath its two-story front facade and modern exterior materials. The module on Townsite Lot L (30 feet width) has a one-story brick faqade beneath a decorative horizontal accent band that separates the ground floor from its more modern second floor. The Lot K (30 feet lot width) module is the historic Crystal Palace building with its two- story brick faqade, parapet cornice line, storefiont windows, recessed entryway, and second floor punched openings. All of these modules are tied nicely together by the Lot M second floor treatment carrying across onto the second floor of the Lot L module, and with the Lot L module's ground floor brickwork, storefront systems and decorative horizontal accent band carrying across onto the Lot K portion of the building. The new third floor is set more than 37 feet back from the Hyinan Avenue fagade (not even counting the depth of the historic cornicing), making it largely invisible from the Hyman Avenue right-of-way. The third floor fenestration pattern is also articulated iii a manner that reflects the traditional 30 feet lot widths. 6.31 A Hell) bitilding should step clown iii scale to respect the lieight, form mid scale of a historic building Tuithin its immediate setting. This is not a new building but rather a renovation and addition to the historic Crystal Palace building, The historic Wheeler Opera House is at the end of the block and iS much taller than the proposed remodel. The one-story fagade of the adjacent 42-feet tall Mother Lode building is respected and acknowledged iii the proposed building's horizontal accent banding that divides the ground floor from the second story; this acceiit banding is at a lower height than the front parapet above the first floor of the Mother Lode building, providing the effect of stepping down to respect its height, form and scale. Guidelines 6,32 and 6.33 address new buildings that are located adjacent to one- or two- story historic, residential buildings. Since there are no residential buildings adjacent to this property and this is not a new building, these guidelines do not apply. Crystal Palace Lodge Page 25 P225 IV.A. 6.34 Tlie setting of iconic liistoric structures should be preserved mid enlimiced whell feasible, o On sites comprising more tlion hoo traditional lot illidths, the third floor of the adjacent lot ipidth sliould be set back a minimum of 15 ft from the front facade. â€¢ Step a building doum iii height adjacent lo mi iconic strticture. o Locate miienity space adjacent to mi iconic structure. Tile most iconic structure in the immediate vicinity of the subject property is the Wheeler Opera House, at the other end of the block. The redevelopment of the historic Crystal Palace on the subject lot will in no way negatively affect this iconic structure as the proposed design, coupled with distance, ensures subservient compatibility. Whether the adjacent Mother Lode building is iconic or not is certainly arguable. Please also refer to responses provided for the previous Guidelines. F. Parking Code Section 26.515.030 provides that the existing commercial use on the subject property generates an off-sh'eet parking requirement of one (1) space for every 1,000 square feet of net leasable area. With 13,361 square feet of existing net leasable area on the property, the current parking requireinent is 13.36 off-street spaces. There are three (3) legitimately sized existing parking spaces on the alley. This amounts to a 10.36 space deficit iii parking. Per Code Section 26.515.030, the total proposed commercial NLA of approximately 6,207 square feet generates an off-street parking requirement of 6.21 parking spaces. Per the saine Code section, lodging in the coininercial core does not generate any off-street parking requirement. The Code, at Sections 26.515.010.B. and 26.515.030, provides that, "An existing deficit of parking niaj be ntailitnined 11,11811 n property is redeveloped." Given the codified right to maintain the existing parking deficit of 10.36 off-sfreet spaces, as compared with the otherwise applicable off-street parking requirement for 6.21 spaces, no off-stieet parking is required of the proposed development. In fact the existing deficit is being reduced by 4.15 spaces, or approximately 40%. G. Impact fees Section 26.610.090 of the Code provides the established impact fees for development within the City of Aspen. The Parks Development fee is $5.45 per square foot of floor area for residential or hotel development and $4.10 per square foot of net leasable area. The Transportation Demand Management/Air Quality impact fee is $0.61 per square foot of floor area for the hotel and $0.46 per square foot of net leasable space. However, Section 26.610.030.A states that this Chapter does not apply to development involving a property listed on the Aspen Inventory of Historic Landmark Sites and Crystal Palace Lodge P226 Page 26 IV.A. Structures. As such, it is the applicant's position that the Impact Fees clearly do not apply to tlie proposed development. Should the City disagree with this assessment, the applicant reserves the right under Code Section 26.610.100, which states tliat a lodging development may apply for a waiver of the impact fees as an economic development incentive, to apply to City Council for such a waiver prior to the submission of a building permit application. This request will only being made if the City somehow holds that the proposed development is not exempt froin the Impact Fees. Should a waiver request be made, Such request will constitute a separate application to City Council; such application, if macie, and the current application are separate and not subject to the "Combined Reviews" provisions of the Code. Furthermore, if the City holds that the iinpacts fees are somehow applicable, Code Section 26.610.080.B provides for existing development credits and states as follows: When additional residential floor area, hotel floor area or net lensable commercial space nre proposed after tile demolition Of n diziellfug imit, lodge unit, or ilet lensable space, eitlier individitally or iii combination, a credit for tile existing Boor nren or net lensable space sliall be credited toioni~(is the replacement development. A credit Hiny 01114 be allocated tomards the development on the smile iudividital lot or rm adjacent lot zi,ithin the smile redevelopment, mid cnimot be assigiied towards ttiireinted development on n separate lot. The existing net leasable area on the property is 13,901 square feet. The proposed development has 12,632 square feet of lodge illlit floor area and 4,752 square feet of commercial NLA. This equates to a balance of 3,483 square feet of space that would tlien be subject to fees, to the extent that any fees are deeined applicable at all. H. Transportation Impact Analysis The proposed development is exeinpt from the TI A Guidelines because the development qualifies for an Administrative GMQS review as a Minor Enlargement of a Historic Landmark that will generate fewer than 4 FTEs. Crystal Palace Lodge Page 27 P227 IV.A. EXHIBITS Exhibit 1: Land Use Application, Dimensional Requirements Form, and Homeowners Association Compliance Form; Exhibit 2: Pre-Application Conference Summary prepared by Sara Adams; Exhibit 3: Proof of the Applicant's Ownership and Authority; Exhibit 4: Authorization for Haas Land Planning, LLC (HLP) to Represent the Applicant; Exhibit 5: Ordinance No. 19 (Series of 2015) Exhibit 6: Vicinity Map; Exhibit 7: An Executed Application Fee Agreement; and, Exhibit 8: Mailing Addresses of Record for All Property Owners Located Within Three-hundred (300) Feet of the Subject Property PID# 2737-073-38-005 and -006 P228 IV.A. EXHIBIT 1 1 ATTACHMENT 2 - Historic Preservation Land Use Application -. PROJECT: Naine: 3(jo--81 E. MA1vown Pfde,uel opme,11 LocauonÂ·. 300-9/2 6 1171'Man A/â‚¬-, AD pen, Co 5/6 4 Lok K,L+M . BIO ok- 91 , CA-il,vng 14- & 06.oF n (Indicate street addres< lot & block number or metts and bounds description dfproperty) Parcel ID # (REQUIRED) 2-737- 6-73-3 Q-066- arld -001 APPLICANT: Name: 9)\91 -CÂ· Myrvx~n Al,ry- ll-t,L: a. Co/6roolo L,M.del OahAL _/antpo,1,& Address: 3-00( N. Ue.lateaj St. guile 381 Cltica0011\-_ 60(011 0 Phone #: 3 1 2454-/6 ED Fax#: ,-I E-inail: m h Un-lkovodevce. en , REPRESENTATIVE: Name: Hoas Gn-1 Planning ll.0 - M /14 900:< AddressÂ·Â· fao E. Main S-1 â€ž13 Uil-c LO---25 /--Spejoi Â£0 916 4 Phone #: 910/9 29-,70/7 Fax#: E-mail: M 14.11 ekle per'.Cor- TYPE OF APPLICATION: (please check all that apply): ~ Historic Designation Â¤ Relocation (temporary, on El Certificate ofNo Negative Effect U or off-site) Â¤ Certificate ofAppropriateness gl Demolition Â«emi pat/lid demolition) -Minor Historic Developnietit -Major Historic Development Â¤ Historic Landmark Lot Split -Conceptual Historic Development Ef 04&3 *ARoat-S -Final Historic Development M 00*14,0â‚¬94 Review, (&10'L -Substantial Amendment EXISTING CONDITIONS: (description ofexisting buildings, uses, previous approvals, etc.) 9066SQPT.,LAAOMALK 9-23,16}*reD led thsabRB CRYsrn. Al*E- Blts< 140&-t\Erbgic 3,DE.HYMMA BL06 7- 96-09(-s m fA,((DED ft,41% & Afft NARRÂ«livE PROPOSAL: (description ofproposed buildings, uses, modifications, etc.) R,EFER- -To APPLIGIVRoA -760<- & ACCOMA\Ny,46 f.*0& SGI Aspen Historic Preservation Land Lise Application Requirements, Updated: April 30,2015 P229 E eyel E ker IV.A. General Information Please check the appropriate boxes below and subillit this page along with your application. This itiformation will lielp us review your platis and, ifnecessary, coordinate with other agencies thal may be involved. YES NO X 0 Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration? o Does the work you are planning include interior work; including remodeling, rehabilitation, or restoration? 0 ~ Do you plan other future changes or improvements that could be reviewed at this time? 0 ~N' In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, ate you seeking to meet the Secretary of the Interior's Standards for Rehabilication or restoration of a National Register of Historic Places property in order to qualify for state or federal tax credits? 0 0 1 fyes, are you seeking federal rehabilitation investment tax credits in conjunction with this project? (Only income producing properties listed on the National Register are eligible. Owner-occupied residential properties are not.) O 0 If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City ofAspen Historic Preservation Benefits which you plan to use: O Rehabilitation Loan Fund O Conservation Easement Program 0 Dimensional Variances [] Increased Density 0 Historic Landmark Lot Split O Waiver of Park Dedication Fees D Conditional Uses O Exemption froin Growth Management Quota System 0 Tax Credits Aspen Ilistoric Preservatioti Land lIse Application Requirements, Updated: April 30,2015 P230 IV.A. ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on thesubmittal requirements key. Notnecessary for all projects.) Project: 30h-311 9 Â· U,ynan Rede,v*lonme<t Applicant. 312-fAS+ 4/â‚¬~pnon' lueAue. lLc, r Project Location: 3/10--3/52 E. fA-~0114 4 0~1/001,44 1 Zone Diskid: ~801,rterc< a.~ ~W , Lot Size: 909,570 - Lot Area: . 904769 -No 4â‚¬20 CUORS (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existhig: /3,3(Dlproposed: 625100,/4/0 -119%01(Er-1.1,4815 wDâ‚¬,AG, Number of residential units: Existing: 4/A Proposed: 26720 61/00 Number ofbedrooms: Existing: O Proposed: 76 Proposed % of demolition: 7BP 11+4~7379Â¢~ DIMENSIONS: (write Wa where no requirement exists in the zolle district) AST SEE -TA@lâ‚¬ Floor Area: Existing: CALÂ¢vurax!!o,vable: 47/710#feD Proposed: 5â‚¬6477Ae#EP 77iBLE HERâ‚¬m Height UA' Principal Bldg.: Existing: '32<1 ' St Allowable: 40 Proposed: 10 Accessory Bldg.: Existing: 61/4 Allowable: t|~A Proposed: 64'A On-Site parking: Existing: 3 Required: /8,36 Proposed: N/4 % Site coverage: Ex\sting: A k kq,ired: A /A Proposed: N / A % Open Space: Existing: N/A Required: N A Proposed: N/4 0 , Front Setback: Existing: U Required: O Proposed: O Al A' Rear Setback: Existing: U Required: U Proposed: U , Combined Front/Rear: Indicate N. S. E. W Existing: ~ ~ Required: O Proposed: 0' A ' Side Setback: Existing: V Required: O ' Proposed: O' ,r'. # Side Setback: Existing: ~ ' Required: ~ ' Proposed: U Combined Sides: Existing: V Required: U Proposed: U A' Distance between Existing: l/ Required: U Proposed: U buildings: Existing non-conformities or encroachments and note ifencroaclunent licenses have been issued: CÂ©kNICâ‚¬ 4,13 2 86ueemc>>ts: Ace>vE- 2.0.U). -610 LICEASes Variations requested (identify the exact variances needed): BOWE Aspen Historic Preservation Land Use Application Requirements, Updated: April 30,2015 P231 IV.A. Dimensional Requirements Comparison Table, CC Zoning and Proposed Development DIMENSIoNAL COMMERCIAL CORE PROPOSED REQUIREMENT ZONE DISTRICT DEVELOPMENT Minimum Gross Lot Area No Requirement 9,047 square feet Miniinum Net Lot Area per Dwelling Unit No Requirement N/A Minimum Lot Width No Requirement 90 feet Minimum Front Yard Setback No Requirement No requirement (None) Minimum Side Yard Setback No Requirement No requirement (None) Minimuin Rear Yard Setback No Requirement No requirement (None) Minimum Trash/Recycle Pursuant to Chapter 12.06 16'8"W x 15'D x >10'H, plus Storage Areal 20'W x 15'D x 10'H connected 10'W x 5'D x (300sf)1 >10'H (300sf total) 1 Maximuin Height 2 On the north side of the street 28 feet for two-story 29'-5" to top of existing, elements; 38 feet for three- historic 2nd Floor parapet 2, story elements of a 40 feet to top of third story building, which may be elements 2 increased to 40 feet through commercial design review. Minimum Floor to Flooi Minimum first floor to Min. first floor-to-second Heights second floor floor-to-floor: floor = 13 feet 13 feet. Minimum upper floor-to-ceiling height: Minimum upper floor-to- 9 feet ceiling = 9 feet. Minimum Distance between Buildings on the Lot No requirement N/A Public Amenity Space 3 ' 10% (904.7 square feet) 3 Cash-in-Lieu per Code Section 26.575.030,C,3,3 Floor Area Ratio (FAR) Cumulative Maximum FAR of 2.75:1 (24,879sf); 2.43:1 (21,968sf) Cumulative; 2:1 (18,094sf) for 0.63:1 (5,630sf) Commercial; Commercial Uses; and 1.81:1 (16,340sf) Lodging. 2.5:1 (22,617sf) for - Lodging# Maximum Lodge Unit Size 1,500sf 5 Approximately 1,425sf 5 Net Livable Area Affordable Housing: No Limit; Free-Market N/A Residential: 2,000sf net (No Free-Market Residential) P232 IV.A. livable Commercial/Residential Ratio Total Free-Market Residential net livable area N/A shall not exceed total (No Free-Market Residential) above-grade Commercial FAR DIMENSIONAL REQUIREMENTS NOTES: 1: Pursuant to Code Section 12.10.030(A)b., a 20'W x 15'D x 10'H area for trash and recycling storage must be provided for Commercial Buildings that will contain or that will have the capacity to contain an establishment with a Retail Food Service License. The proposed structure will include Retail Food Service, resulting in a minimum trash/recycling area requirement of 300 square feet. The dimensions of the trash and recycling storage area are subject to variation through special review by the Environmental Health Department under Code Section 12.10.080; such approval is hereby requested and resolution of the final required trash and storage area design/layout will occur. prior to Final HPC and Final Commercial Design Review. The proposed trash/recycling storage area's 300 square feet, while not laid out precisely in the manner prescribed, does sufficiently accommodate all trash/recycling storage and accessibility needs as well as utility meters (as demonstrated in the provided plans) despite not being laid out to provide a full 20 feet of alley frontage. A perfectly shaped rectangular area is not practical or even necessary given all of the City's other requirements for the alley frontage, such as the need to accommodate an electric transformer pad/easement area (10' x 10' and open to the sky), a delivery and loading access, etc., all without conflict between the areas/uses. 2: The existing, historic structure's 2nd story elements reach a height of 29'-5" (higher than the 28' zoning limit for send story elements). Maintaining this height should not require or otherwise represent any kind of height variance request as lowering the height would run counter to historic preservation design requirements. With regard to third story elements, as required under the zoning, the footprint of all third-story, conditioned space does not and shall not exceed 50% of the gross parcel square footage; the total conditioned space on the third floor is approximately 4,285 square feet which is approximately 47% of the gross square footage of the 9,047 square feet parcel. Pursuant to Code Section 26.575.020.F.4., specific exceptions to height limitations are allowed, as may be applicable, 3 : The subject property has no (zero square feet) on-site public amenity space today. Pursuant to Code Section 26.575.030.B., 25% of the area of the 9,047 square foot parcel shall be provided as public amenity; however, for P233 IV.A. redevelopment of parcels on which less than 25% currently exists (the current public amenity space on- the parcel is 0%), the existing percentage shall be the effective requirement provided not less then 10% is the end requirement. As such, the effective requirement is 10%, or 904.7 square feet of public amenity. Maintaining the historic alignment of buildings on the sidewalk edge, the applicant is proposing to pay $90,470 of cash-in-lieu to satisfy the public amenity requirement. Provision of actual public ainenity space on the subject site is neither practical nor desirable. 4: Per the CC Zone District dimensional requirements (Code Section 26.710.140.D.12.d.), the lodging FAR may be increased to 2.5:1 if the individual lodge units on the parcel average five hundred (500) net livable square feet or less, which may be comprised of lock-off units. The average net livable area of the 16 lodge rooms proposed in this application is approximately 498.5 square feet. Therefore, the allowable lodging FAR is 2.5:1, or 18,094 square feet. 5: When units are comprised of lock-off units, this 1,500 square feet maximum shall apply to the largest possible combination of units. Proposed Suites 8 and 9 combine for the largest possible combination of room at a unit size of 1,425 square feet. P234 IV.A. A* -+C J 4 -~ ~AtilifiNWI859219M) 1~9*016* .-+ 29â‚¬. 4':L" N f/' Hoineowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land ilse application complies with all applicable covenants and hotneowner association policies. The certification must be signed bv the Dropellv owner or Attorney representing the Droperly owner. Name: 3/2 E Â·11-9 rnan Avenue Ll.c Properly Owner ("1"): Einall:e-sandef/t@ 64?/1,14,14~41?ri/.com Phone No.: 67Â¢1925-6300 Address or 300 4, 311 E .I-/-~1 nnan five Properly' (suMedot Ajpen, co 916// application I certify as follows: (pick one) *f This properly' is not subject to a homeowners association or other form of private covenant. [3 This property is subject to a homeowners association or private covenant and the linprovements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. Â¤ This properly is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary. Evidence of approval is attached. I understand this policy and I undglâ‚¬Qigd' the City of Aspen does not Interpret, enforce, or manage the applicability, meaniryt~oryffect of private covenants or homeowner association rules or bylaws. i understand tli~t !1*document is a public document. date: Owner signature: /7 owner printed name: )/11 rk #-un-l. or, Allorney signature: date: Attorney printed name: P235 EXHIBI IV.A. r CITY OF ASPEN a L PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sara Adams, 970.429.2778 DATE: 1.22.15; updated 4.7.15; updated again on 9.27.15; updated finally on 10.20.15 PROJECT: Crystal Palace - 300 E. Hyman Ave. REPRESENTATIVE: Mitch Haas, milÂ®@b.lpamlen.com; Mark Hunt, mhunt@nidevco.com REQUEST: Administrative Minor GMQS, Major Development Review, Commercial Design Review DESCRIPTION: Tlie applicant is interested in constructing a lodge, with ground floor commercial space, on the parcel that contains the historic Crystal Palace (300 E. Hyman Ave.) and the adjacent non-historic parcel located at 312 E. Hyman Ave. '1'lie properties were approved to be merged in 2015. The property is located in the Commercial Core Historic Distvict and exterior changes are under the purview of the Historic Preservation Commission, The Crystal Palace has undergone many alterations from its original appearance. There are many opportunities for restoration of the fagade. The Owl mural along Monarch Street is considered historic in addition to the building. Comments from the Historic Preservation Officer on tile preliminary design are attached. Demolition review by HPC for any property located iii the Historic District is required. Additional new net leasable area and lodge rooms require affordable housing mitigation. A credit of the existing commercial net leasable area is applied to the new development to determine whether housing mitigation is required. The applicant represents that the existing credit is larger than the proposed hollsing mitigation, which means that the project qualifies for an Administrative GMQS review pursuant to Section 26.470.060.4. This review is processed by the Community Development Department and can be applied for after Conceptual approval is granted. Commercial Design Review, Major Development Review, and Demolition Review are reviewed by HPC. These reviews consider the design and its relationship to the Historic District historic context and the Crystal Palace. Please refer to the Commercial Core Historic District Design Guidelines available on our website: http://www.aspenpitkin.com/Departments/Communily-Development/Planning-and-Zoniii g/Cu Trent-Planning/ and: http://www.aspenpitkin.com/Departments/Community-Development/Historic-Preservation/Historic-Propertiest The lodge component of the project is not required to provide parking. New commercial net leasable space is required to provide onsite parking or to pay the cash in lieu fee - 1 space/1,000 sf of new net leasable space or $30,000 per space. An existing deficit of parking is allowed to be maintained. The project is exempt from TIA requirements since it falls under the an administrative GMQS review. Review Process: Public Outreach is required prior to the first public hearing at HPC. Step 1: HPC Review* - conceptual Major Development, conceptual Commercial Design, Demolition. Step 2: ComDev Review - GMQS administrative review. Step 3: HPC Review - final Major Development, final Commercial Design review. *notice of call up is provided to City Council after stel) 1 is completed. AHPC Major Dev./GMQS 300 E. Hyman and 312 E. Hyman Ave 1 P236 IV.A. Below are links to the Land Use Application form and Land Use Code foryourconvenience: Land Use App: http://www.aspenpitki,1.com/Portals/0/docs/City/Coindev/Ap ps%20and%201:ees/2013%20]anti%20use%20 a]111%20form.pdf Land Use Code: litlp://wivw.aspenpitkin.coin/Departments/Cominuliity-Development/Plannit,2-and-Zoning/Title-26-Laild- Use-Code/ Land Use Code Section(s) 26.304 Common Development Review Procedures 26.412 Commercial Design Standards 26.415 Historic Preservation 26.470.060.4 Growth Management 26.515 Parking 26.575.020 Calculations and Measurements 26.610 Impact Fees Review by: Staff for complete application Referral Agencies 1-IPC (conceptual and final reviews) Public Heating: Yes, at HPC Planning Fees: Planning Deposit - Review Type ($4,550 for 14 hours) Referral Fees: $975 flat fee for Housing; $275/hour Engineering; $975 for Environmental Health Total Deposit: $ 6,775(additional planning hours over deposit amount are billed at a rate of $325/hour; additional engineering hollis over deposit are billed at a rate of $275/hour) To apply, submit the following information: Â¤ Completed Land Use Application and signed fee agreement. Â¤ Pre-application Conference Summary (this document), 0 Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, ancl demonstrating the owner's right to apply for the Development Application. Â¤ Applicant's name, address and telephone number iii a letter signed by the applicant that states the name, address and teleplione number of the representative authorized to act on behalf of the applicant. O HOA Compliance form (Attached) El A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies witli the reviewstanclards relevant to the development application and relevant land use approvals associated with the property. 2 P237 IV.A. 0 A site implovement survey (no older than a year from submittal) including topography and vegetation showing the current status of the parcel certified by a registeled land surveyor by licensed in tile State o f Colorado. 0 Written responses to all review criteria. O An 8 1/2" by l l" vicinity map locating the parcel within the City of Aspen. O 1 Complete Copy. If the copy is deemed complete by staff, tile following items will then need to be submitted: 0 12 Copies of the complete application packet and, if applicable, associated drawings. Number of copies correlates to refen'al agencies and review boards. O Total deposit for review of the application. 0 A digital copy of the application provided in pdf file format. 0 A sketch iii) model will be required for the public hearing. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on clirrent zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 3 P238 IV.A. Can you make the architectitre of the rqagop addition ~ii the historic structure a little differei~11 the architecture of the new east addition? We talked about a break where the arrow is, with a possible change in materials/window design here... front wall back a little here, just j../ b.79.1~ over the historic building. 37..1 '*49"iq'll:JIFI'll'"I"li"'"I"li"'"I"lil The way you changed I . Al " leriaN ~~'~~~~ materials from t'LI,-7//I ~ f 1, 3-1!...f~ previous design here <_~ ~ Al <V ~ ~ is good. ---~UÂ»%225.- ,~r--al f r -4 Aj -1--1_~~~_J-J-:_49~-9--1 3--A, ~ -=1 1 - _ 14 5 zin| . M_[liw O 1 11 1 1 14| 1 - -- -c - -- -- E 4* 10 914 11 . r.: 1 '-1 B @ 1 -KE- i ~/ .4- 2 ~. i - Ml 1 - 1- 1 Â· 4. r -.- f 0 The garage or sliding door idea is good ancl did exist on the historic 9 97' f /* ..,- building (see below). Canyon arl ' ~i instead of the new? move il over onto the old part , .3 't '3.14 . 14 8 W 1., ' '4 ,~R / % r. , p, ..1 .Â· Â·Â·~Â·443,"Â·,--1 6,1/*69; *1Â· Â·h 11\ it. El,v~ S f hi'#- 4-.Ill. liti 1, W f 1 , xma.im.nu l *Â£â€¢ - - V &---- 1 W]. , i h ':- i Li Same as <he comment to the right, would prefer less 1 11 9 1 1 8+4 j r,: 1 1 11 windows on the upper floor, west side. Originally 4 .... ..21 ./.1 . 1 there were 6 windows, currently there are 11, you -- ...- ., D T,0 show 12. Would like to reduce, with some compromise for what you need/want in lodge rooms. -111& historic building only had four windows across the Would like the ground floor (restaurant) openings front, second floor. When Mead rebililt the upper floor, he added a fifth window. Can you go back to four? I think it pretty imich as shown in this photo. The ground floor doors don't all have to be functional. is all one lodge unit iii that space. Having one less witiclow is more accurate, ancl more brick/less window looks more P239 6-;==a IV.A. M EXH'Bll .. ,a il 112 1 SHERMAN@HOWARD L./.LIp...#*Y*%-.*7 320 West Main Street, Aspen, Colorado 81611-1557 Telephone: 970.925.6300 Fax: 970.925.1181 www.shermanhoward.com Curtis B. Sanders Sherman & Howard LLC. Direct Dial Number: 970.300.0114 E-mail: csanders@sliermanhoward.com March 16, 2015 City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 Re: 312 East Hyman Avenue, LLC, a Colorado limited liability company; Certificate of Ow]1eiship Dear Sir or Madam: I am ati attorney licensed by the State of Colorado to practice law. This letter shall confirm and certify that 312 East Hyman Avenue, LLC, a Colorado limited liability company, is the owner of certain improved real properly located at 300 and 312 East Hyman Avenue, Aspen, Colorado 81611, and legally described as follows (the "Subject Property"): Parcel 1 (300 East Hyman Avenue): Lots K and L, Block 81, City mid Townsite of Aspen Pitkin County, Colorado Parcel 2 (312 East Hyman Avenue): Lot M, Block 81, City and Townsite of Aspen Pitkin County, Colorado 1. Matters Affecting Both 300 and 312 East Hyman Avenue Properties. 312 East Hymati Avenue, LLC's ownership of Parcel 1 and Parcel 2 of'the Subject Property is subject to the following matters of record: a. Exceptions and mineral reservations as contained in Patent to Aspen Townsite recorded March 1 1897 in Book 139 at Page 216 as Reception No. 60156. BUS_RE/5575066.1 P240 IV.A. b. Terms, conditions, provisions and obligations as set forth in Notice of Historic Designation by City of Aspen recorded January 13,1975 in Book 295 at Page 515 as Reception No. 172512. c. Terms, conditions, provisions and obligations as set forth in City of Aspen, Historic Designatioti recorded in Book 307 at Page 909. d. Deed of Trust, Assignment ofLeases and Rents and Security Agreement dated as ofApril 24,2014 between Jefferies Loancore LLC and 312 East Hyman Avenue, LLC recorded April 25,2014 as Reception No. 609760, as amended by First Amendment to Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of June 10,2014 bet,veeii Jefferies Loancore LLC and 312 East Hyman Avenue, LLC recorded June 17, 2014 as Reception No. 611161. e. Assignment of Leases and Rents dated April 24,2014 between Jefferies Loancore LLC ancl 312 East Hyman Avenue, LLC recorded April 25,2014as Reception No. 609761, as amended by First Amendment to Assignment of Leases and Rents and Security Agreement dated as of June 10, 2014 between Jefferies Loancore LLC and 312 East Hyman Avenue, LLC recorded June 17,2014 as Reception No. 611162. f. UCC-1 Financing Statement ofJefferies Loancore LLC recorded April 25,2014 as Reception No. 609761, as amended by UFF Financing Statement Ainendment recorded June 17, 2014 as Reception No. 611163. 2. Matters Affecting Only 300 East Hyman Avenue Property (Parcel 1). 312 East Hyinan Avenue, LLC's ownership of Parcel 1 of the Subject Property is additionally subject to the followingmatterofrecord: a. An easement reserved by Modern Metliod Corporation as grantor in the Deed to Virginia M. Metcalf recorded May 12,1960 iii Book 190 at Page 487 as Reception No. 109667. 3. Matters Affecting Only 312 East Hyman Avenue Property (Parcel 21. 312 East Hyman Avenue, LLC's ownership of Parcel 2 of the Subject Property is additionally subject to the following matters of record: a. Terms, conditions, provisions and obligations as set forth in Multipurpose Easement Agreement Electric and Communication Utilities between William R. Shaw Estate and Mountain States Telephone and Telegraph Company and Micro Cable Communications Inc. recorded June 15, 1976 in Book 313 at Page 277 as Reception No. 184652. b. Terms, conditions, provisions and obligations as set forth iii Resolution of The Aspen Historic Preservation Commission Approving an application for Minor Development Located at 312 E. Hyman Avenue recorded June 3, 1999 as Reception No. 431812. c. Terms, conditions, provisions and obligations as set forth in Agreement for Easement and Access recorded July 25, 2001 as Reception No. 456846 2 BUS_RE/5575066.1 P241 IV.A. Sincerely, 4Â»_ Curtis B. Sanders 3 BUS_RIJ5575066.1 P242 IV.A. . d.9 1 &50>Â°2 Recording requested by: Curtis B. Sanders, Esq. RECEPTION#: 604285, 09/27/2013 at 01:02:55 PM, And when recorded mail to: 1 OF 4, R $26.00 DF $1250.00 Doc Code Curtis B. Sanders, Esq. SPEC WD Sherman & Howard L.La Janice K. Vos Caudill, Pitkin County, CO 201 North Mill Street, Suite 201 Aspen, Cotorado 81611 SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED is granted as of this ~~'~~h day of September, 2013 by CRYSTAL PALACE ACQUISITIONS, LLC, a Michigan limited liability company ('Grantor), whose address is 1999 Centerpoint Parkway, Suite 8888, Pontiac, Michigan 48341 to 312 EAST HYMAN AVENUE, LLC, a Colorado limited liability company CGranteeD, whose mailing address is c/o Curtis B. Sanders, Esq., Sherman & Howard L.L.C., 201 North Mill Street, Suite 201, Aspen, Colorado 81611. Grantor, for and in consideration of the sum of Ten Dollars and no/100 ($10.00), 0 and for other good and valuable consideration, the receipt and sufficiency of which are J hereby acknowledged and agreed, has sold and conveyed, and by these presents does (0 hereby sell, grant, convey, assign, deliver and transfer unto Grantee, her heirs, r-~ successors and assigns forever, ihe following real property in Pitkin County, Colorado (the 'Properit),to wit Lots K, Land M, Block 81, City and Townsite of Aspen, ~. Colorado, Pitkin County, Colorado. 0 TO HAVE AND HOLD the said premises above bargalned and described, with I the appurtenances, unto Grantee, its successors and assigns forever. Grantor, for itself, and its successors and assigns, does covenant, grant, bargain and agree to and with Grantee, its successors and assigns, that at the time of the ensealing and delivery of these presents, it is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assedsments, encumbrances and restrictions of whatever kind or nature whatsoever, except for those matters described below on Exhibit A attached hereto and made a part hereof (collectively, the 'Permitted Exceptiont) and that Grantor, for itself, and its successors and assigns, does covenant and agree that it shall and will WARRANT AND FOREVER DEFEND the Property in the quiet and peaceable possession of the Grantee, and its successors and assigns, against all and every person or persons claiming the whole or any part thereof by, through or under Grantor, subject to the Permitted Exceptions. orrt cir,42926 CiTY 02 22aa HAE,-T PAID Â¥0/8,7 PAK) DPIE, MIP A No.*58 93 Dbi S i2770Â©Â· 45693 9/&1/13 Page 1 of 5 BUS_RE/4374037.1 4 BUS_RE/5332017.1 P243 IV.A. IN WITNESS WHEREOF, this Special Warranty Deed is executed by Grantor on the date first recited above. CRYS-NIPIWNE ACQUISITIONS, LLC, a M~ichi#t~tte~'%ability company By: Lindef D. Nelson, Manager STATE OF (Â¥1 I th3*1 ) ) SS. COUNTY OF 00]flcm,kÂ¥ 'Al The foregoing instrument was acknowledged before me this 27 day of <Ze, 3YA,6(I, 2013 by Linden D. Nelson, Manager of CRYSTAL PALACE ACQUISITIONS, LLC, a Michigan limited liability company. Witness my hand and official seal. Mycommisslon expires: 4-1-Il 1.tubt 4_ 1114.62.1/ Notary Public SCOTT L I.URKES Noh~PutÂ« St=:eoftech--7 E--ZEXU 14 Cora;Â»10# Se. 07, 201 Acâ‚¬*9 h CM C,mty (4 / Page 2 of 4 BUS_RE/4874037.1 5 BUS_RE/5332017.1 P244 IV.A. EXHIBIT A TO GENERAL WARRANTY DEED (Permitted Exceptions) 1. Real properly taxes and assessments for the year 2013 and subsequent years. 2. Exceptions and Mineral Reservations as contained in Patent to Aspen Townsite recorded March 1,1897 in Book 139 at Page 216 as Reception No. 60156. 3. Terms, conditions, provisions and obligations as set forth in Notice of Historic Designation by City ofAspen recorded January 13, 1975 in Book 295 at Page 515 as Reception No. 172512. 4. Terms, conditions, provisions and obligations as set forth In City of Aspen, Historic Designation recorded in Book 307 at Page 909. 5. An easement reserved by Modem Method Corporation as grantor in the Deed to Virginia M. Metcalf recorded May 12, 1960 in Book 190 at Page 487 as Reception No. 109667(affects Lots K and L, Block 81,City and Townsite of Aspen). 6. Encroachments extending into Monarch Street and Hyman Avenue right-of-ways by the Building fascia, trim and lighting; and basement entry stairs encroaching into Monarch Street right-of way, and, brick wall encroachment into Hyman Avenue right-of way, as disclosed by Improvement Survey prepared by Aspen Survey Engineers, Inc., dated June 13, 2007, by John M. Howorth, P.L.S. 25947, as Job No. 37136 (affects Lots K and L, Block 81,City and Townsite ofAspen). 7. Encroachments by the roof overhang outside the lot line on the west and south sides of subject property and encroachments by the basement entry stairs and concrete outside the lot line on the west sid@ of subject property as now located on said property as shown on Survey by Aspen Survey Engineers, Inc. dated September 2013, as Job No. 37136C (affects Lots K and L, Block 81,City and Townsite of Aspen). 9. Terms, conditions, provisions and obligations as set forth in Multipurpose Easement Agreement Electric and Communication Utilities between William R. Shaw Estate and Mountain States Telephone and Telegraph Company and Micro cable Communications Inc. recorded June 15, 1976 in Book 313 at Page 277 as Reception No. 184652 (affects Lot M, Block 81,City and Townsite of Aspen). 10. Terms, conditions, provisions and obligations as set forth in Resolution of The Aspen Historic Preservation Commission Approving an application for Minor Development Located at 312 E. Hyman Avenue recorded June 3,1999 as Reception No. 431812 (affects Lot M, Block 81,City and Townsite of Aspen). Page 3 of 4 BUS_REAS74037.1 6 BUS_RE/5332017.1 P245 IV.A. 11. Terms, conditions, provisions and obligations as set forth in Agreement for Easement and Access recorded July 25, 2001 as Reception No. 456846 (affects Lot M, Block 81,City and Townsite of Aspen). 12. Encroachment by the building and overhang outside lot line on south side of subject property as now located on said properly as shown on Survey by Aspen Survey Engineers: Inc. dated September 2013, as Job No. 37136C (affects Lot M, Block 81,City and Townsite ofAspen). 13. Verbal month to month lease of Curtis Associates. Page 4 of 4 BUS-RE/4874037.1 7 BUS_RE/5332017.1 P246 IV.A. r== 312 East Hyman Avenue, LLL 2001 N. Halsted, Suite 304 D Chicago, IL 60614 November 9,2015 City of Aspen Community Development Department 130 South Galena Street, Third Floor Aspen, Colorado 81611 Re: Lots K, L, and M, Block 81, City and Townsite of Aspen Ladies and Gentlemen: I ain writing as Manager of 312 East Hyman Avenue, LLC, a Colorado limited liability company, which is the owner of the above Properly. In its capacity as owner of the Property, 312 East Hyman Avenue, LLC desires to apply for, pursue and obtain at its own expense the City of Aspen's approval of certain proposed modifications to the land and improvements currently located on the Property. This letter shall confirm that 312 East Hyman Avenue, LLC authorizes Haas Land Plaiming, LLC, Camburas & Theodore, LTD, and Centaur to apply for, pursue and obtain the City of Aspen's approval of modifications to the improvements currently located on tile Property, which approvals may include but not be limited to a subdivision, building permit, mechanical permit, electrical permit, plumbing permit, demolition permit, Planning and Zoning Commission approval, Historic Preservation Commission approval, City Council approval, variances, and any other approvals and land use approvals which may be required by the City of Aspen. Please contact the undersigned with any questions. 312 East Hyman Avenue, LLC, a Colorado limited liability company By: 312 East Hyman Avenue Manager Inc., a Colorado Corporatioti Its: Manager ,/1 By: 4 l Mark Hunt Its: Presidelit- P247 ic f RECEPTION#. I811, 06/17/2~1 EXHIMI I IV.A= 02:34:31 PM, 1 OF 4, R $26.00 Doc Code 041# I Janice K. Vos Caudill, Pitkin ON|:1 1 ORDINANCE N0.19 (SERIES OF 2015) AN ORDINANCE OF THE CITY OF ASPENCITY COUNCIL APPROVING THE CRYSTAL PALACE SUBDIVISION, COMMONLY KNOWN AS 300 AND 312 EAST HYMAN AVENUE, LEGALLY DESCRIBED AS LOTS K AND L, AND LOT M OF BLOCK 81, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL NOS. 2737-073-38-005 and 2737-073-38-006 WHEREAS, the Community Developmgnt Department received an application from 300 E. Hyman, LLC represented by Hass Land Planning, LLC. requesting the City Council approve the Subdivision to merge the two lots into one lot, and to designate the entire resulting parcel as an historic landmark; and WHEREAS, the properly located at 300 E. Hyman is designated a Historic Landmark; and WHEREAS, during a duly noticed public hearing on April 21,2015, the Planning and Zoning Commission opened the hearing, took public testimony, considered pertinent recommendations from the Community Development Director, and referral agencies of the City of Aspen.and adopted Resolution No. 8, Series of 2015, recommending City Council approve the Lot Merger, which would alloW the meder of a 6,000 square foot lot at 300 E. Hyman and a 3,000 square foot lot at 312 E. Hyman, to create one 9,000 square foot lot; and WHEREAS, the Aspen City Council finds that the lot merger proposal meets or exceeds all the applicable development standards; and WHEREAS, the City Council finds that this Ordinance furthers and is necessary for the promotion of'public health, safety, and welfare; NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ASPEN CITY COUNCIL AS FOLLOWS: Section 1: Pursuant to the procedures and standards set forth in Title 26 of the Aspen Municipal Code, City Council hereby approves the Lot Merger request to merge the 6,000 sq. ft. property known as . 300 E. 1-lyman Street with the 3,000 sq. ft. lot known as 312 E. Hyman Street, as proposed. Section 2: Plat The Applicant shall record a subdivision plat that meets the requirements of Land Use Code Section 26.480, Subdivision, within 180 days of final.approval, P248 IV.A. Section 3: Water/Utilities Upon future development, utility design shall be incorporated into plans that will address the service and meter(s) for the merged lot. Electric utility impacts should be similarly addressed by any future . developer including, but not limited to, transformer capacity analysis and transformer locations. New transformers must be maintained on-site, but outside ofthe public right-of-way; and Section 4: Historic Desienation: The historic landmark designation shall apply to the entire 9,000 square foot parcel. Section 5: This Ordinance 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 construed and concluded under such prior ordinances. Section 6: 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 or City Council, are hereby incorporated in such plan development approvals and the ,ame shall be complied with as if fully set .forth herein, unless amended by an authorized entity. Section 7: If anysection, 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 8: A public hearing on the ordinance was held on the l S' and 811, days of June, 2015. iii the City Council . Chambers, Aspen City Hall, Aspen, Colorado, fifteen (15) days prior to which hearing a public notice bfthe same shall be published in a newspaper of general circulation within the City ofAspen. Section 9: This ordinance shall become effuctive thirty (30) days followin8 final adoption. 2 . P249 IV.A. INTRODUCED, READ AND ORDERED PUBLISHED as provided by law, by the City Council ofthe City of Aspen on the 4~ day of May, 2015. Attest: - ~ - 4-fv< 14 J L - Mnda ivianning, City Clerk -~ Steven Skadron, Mayor L . FINALLY, adopted, passed and approved this 8'11 day ofJune, 2015. Attest: Na U. 4 4091- iinda Manning, City Cle]~ Steven *liadro~, Mayor Approved ns to form: james R. True, City Attorney Attachment: Exhibit A - Draft.Subdivision Plat Â· 0 3 Â· P250 = .. Frhibit A DRAFT LEGEND AND NOTES 0 FINAL AAT OF THE CRYSTAL PALACE SUBDIVISION PURPOSE TO MERGE THE APPROXIMATELY 6.000 SQUARE FOOT LOTS KG LWITH THE , 4 -I ..... H Â· APPROXIMATELY 3,000 SQUARE FOOT LOT M. CITY AND TOWNSITE OF ASPEN INTO ASINGLES,047 SQUARE FOOT PROPERTY CONSISTtNG OF LOTS K L ANO M, BLOCK 81, CITY AND TOWNSITE OF ASPEN, COLORADO 0 -1..... 0 0 ALLLY *LOCK I. ..... - . V .. ..->..0 ..,4 ...2.. e /.... ... .1 V 7 1 ... 1-1. 1 I ~ 9 1 1 9 ---- Â«41-* E -7 1 Egi@~222%%â‚¬â‚¬PE:hâ€ž 1. e k '2 1 1 ly '24, , ..,..,.. :-â€¢1â€¢ â‚¬c 'll.â€¢4 Â«â€¢ti â€¢i .1â€¢~â€¢ â€¢i-â€¢4-â€¢ â€¢uÂ·â€¢1.â€¢Â·. â€¢4 .â€¢â€¢ 2 , i i 1 .. .... â€ž - .............1 -4:... .-.....~ . 4 7 i 4 / 1 8 , 1 I , - r \ A . r 5 - 4 2 1 1.1. d 1 ;j VIC:NITY MA, Â¥ 1.- .00. . 'JÂ·91 / 4 4 *'41264 4: , P . 1 *all 1 2-48 . 1 - 4-1 . 1 2;/241.&.:i:YCGNO-~44'.lt;'23,01:51Â· 21 r - . 4 r/>0 .'. /'*a. 0 La /t~ ....., . 09. =,5,77 r- - 16- 61Â·-Â·-Â·-ST:15Â·354 h.â‚¬4&. rh . 0.......W - A ' v"-Â· . Pef- CA:7 7--r IMPROVE:,1237/TO,OCRAPHIC SURVeY 44- 0 HYMAN AV',2NUC &3/:Eh t:RÂ·:u'41'.7:itâ€¢. re=n,=/1..".74/Z,r.: ;.,Mâ€¢...'. "Mar.- ....- EfeWEEâ‚¬ni,DER.:=G= 41:,04:... EN-%\ 9 1- t 2*922*5f53%3. . 9,34, E .1 ... .... LGEd EXHIB IV.A. 1.0 r . 1 /0 461 P n A :Af,#6. 47,1 ' Â· ht ,Â·;, t, L 1 ./ G 1 Â£2, 1- 'W'yet'- 3 PE,17 : 3 :-2 ' # 'IJ 0-2.-,&413'9% T C E tel E Hopkins Ave ~ ' 4 L Hopl:ins :Â·' "0 E Hopfins A l â€¢ lan Ave E llymnr, Ave E J ly,non Ave ~ E Hyman E HO pAins Ave Â·C #, 3. , - â€ž Â»'* PROJECT SITE *t 300 EHYMAN AVE 1 -1â€ž ...j -4 ' 0 7 13 . - kn'.Â» M..... E Cooper Ave . .. tv 6 C, - ;1~1:EdÂ¥~ 4. . A 5 w V.'.1,6.-- WINV <i. 1 .en'Pal) 11*4 3 4 1 1 f ..11 0.7 - 14-., 49*lfâ‚¬ j 4 0 4. Â·Â· 300 EAST HYMAN AVENUE 75. pi \39 1/,-0 VICINITY MAP CHARLES CUMNIFFE ARCH]TECTS P252 rch St S Aggen St '9.bleD . :S 1:!W 5 S Aspen P On St IV.A. EXHIBIT U R 7 1, U '' 0 ' V L B , Â· ' ' 1 U 1 Agreement to Pay Application Fees An agreement between the City of Aspen ("Cily') and properly 312 East 1-lyman Avenue LLC Phone No..(312)850-1680 Owner (01"): Email: mhunt@mdevco.com Address of 300 & 312 East Hyman Avenue Billing 2001 N. Halstead St,, Suite 304 Properly: Aspen, CO 81611 Address: Chicago, IL 60614 (subject of (send bills here) applicallon) I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and the payment of these fees is a condition precedent to delermining application completeness. I understand that as the properly owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ 975 flat feefor HoUs/43.- 0 Select Dept $ flat fee for - flat fee for -Ehv/rbM#]eÂ·Jf~ld Acq~l $0 Select Review flal fee for For deposit cases only: The City and I understand thal because of the size, nature or scope of the proposed projecl, it is not possible at this time to know the full extent or total costs Involved In processing the application. 1 understand (hal additional costs over and above the deposit may accrue. I understand and agree Ihat it is impracticable for City staff to complete processing, review, and presentation of sufficient Information to enable legally required findings to be macie for project consideration, unless invoices are paid in full. The City and I understand and agree Ihat invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presenlalion of an invoice by the Cily for such services. . I have read, understood, and agree to the Land Use Review Fee Policy Including consequences for non-payment. l agree [o pay the following initial deposit amounts for the specified hours of staff time. l understand thal paymenl of a deposit does not render an application complele or complianl wilh approval criteria. If actual recorded costs exceed the initial deposit; I agree to pay additional monthly billings to the Cily to reimburse the Cily for the . Â· processing of my application at tile hourly rates hereinafter stated. .. ~ *550 deposit for ~9 hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $326 per hour. $ ;275 deposit for / hours of Engineering Department staff lime~(Mi~al lime above the deposit amount will be billed at $205 per hour. City of Aspen: Properly Owner,f /' Chris Beii(lori Mark Hunt Community Development Director Name: President Cily Use: Title: Fees Due: $ Received: $ 43%4*3*,1.0-32221392~94.iI:1{49Â·41@:*i***44144*4i 696~*stgoi~<] P253 ---0Ilv.A ~--- EXHIBI-6 Property Owners Within 300 Feet Mailing addresses of record for all property owners located within 300 feet of the subject property will be provided under separate cover within 60 days of the first scheduled public hearing date and/or with the affidavit of public notice. P254 300 EAST HYMAN AVENUE ASPEN,CO LOCAL JURISDICTION: OWNER'S REPRESENTATIVE & GENERAL CONTRACTOR: ARCHITECT: LANDPLANNER: DRAWING LIST: THE CITY OF ASPEN M DEVELOPMENT CAMBURAS & THEODORE, LTD. HAAS LAND PLANNING, LLC SHEETNUMBER SHEETNAME 130S.GALENASTREET 2001 N. HALSTED ST., SUITE 304 2454 E. DEMPSTER STREET, SUITE 202 420 EAST MAIN STREET, STE. 10-8 COVER SHEET ASPEN. CO 81611 CHICAGO, IL 60614 DES PLAINES. IL 60016 ASPEN, CO 81611 EXISTING LAND SURVEY CS-1 TEL (970) 429-2761 CONTACT: MARK HUNT TEL (84D 29&1525 TEL (970) 925-7819 ALTA CONTACT, BY DEPARTMIENT CONTACTS TED J. THEODORE JR. ARCHITECT, LEEDLAP CONTACT: MITCH HAAS PA-1 EXISTING PUBLIC AMENITY ROB AVILA, LEED AP EC.1 EXISTING CONDITION FLOOR PLAN EC-2 EXISTING CONDITION FLOOR PLAN EC-3 EXISTING CONDITION FLOOR PLAN A-010 PROPOSEDSHEPLAN PA-2 PROPOSED PUBLIC AMENITY A-111 PROPOSED FLOOR PLAN A-112 PROPOSED FLOOR PLAN A-113 PROPOSED ROOF PLAN FAR-1 FLOOR PLAN - FAR CALCULATIONS FAR-2 FLOOR PLAN - FAR CALCULATIONS . - ..0 NL-1 FLOOR PLAN - NET LEASABLENET LIVABLE NL.2 FLOOR PLAN - NET LEASABLE/NET LIVABLE A-200 EXTERIOR ELEVATIONS S A-210 EXTERIOR ELEVATIONS A-220 CONTEXT ELEVATION . gi i A-230 HISTORIC PRESERVATION DETAILS ~~ A-240 HISTORIC PRESERVATION DETAILS A-250 HISTORIC PHOTOS - ---_ - , 11 A-260 HISTORIC PHOTOS TIA-1 TIA SITE PLAN -F 13 21 S 2 : . se=!5Â¥-: i 1\J "4 - E.- Â· -?:0 Â·~ '--W>~~24, 1.7 t .,11, 1 A . 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POR I.-T AMD ACt.1 NIC-*D #Y a, =I AT *.. s., . 45114 1...TÂ·-7 .0./AE m Oil/ aÂ¥ ~1- SE 1. .... 1 VII . $ 0 'el, 511 / RE 16.33 S.F. ....1. TREE GRATE CIATIFICA1!. 13. L ....ISK â„¢41 -- 16.33 S.F. TREE GAT[ 0 :-ymrmA&%M 1961'blA~ &29~1 ~641 Â· ZA:,4 2r~73:CT.'.,t':,72:11 0 mi M.::i:~ 47 'Â·6.'.:Â· .1.. ..1 7,;,i,*44 OA 16.33 S.F. TREE GRATE 16.33 S.F. 'o'=zVA/+4 L.' 25â€¢,7 TREE GRATE 153% S.P. --7 TREE GRATE 16.33 S.F. TREE GRATE \ 16.33 S.F. ALTA/ACSM LAND TITLE SURVEY 2 \ TREE GRATE LOT! I. L NID IiI 'LOCK 11 CIT, AND 10*,liti / Ai,el. 19.95 S.F. CIm . Al,IN i?M'o.26. TREE GRATE W , >0~TY DISCR,18 -6Â¢N Is 4 iNMS AS .RE,MID IY I .., 1,IMT I,O. i,cs....Â·al, 2.â„¢ P, I. K.gfna. I *7 A. *ASE-/ CoviV~1~ 40 .S~RICTIONS R ASPEN SURVEY ENGINEERS. INC, NiMfifE~miaa:'='::6Â·,Â·Â·,ED. :,0 s.Â» .ae ,Â·MisÂ· CONTAIMINg: .,044 Se Iâ€¢. 0.201 ACRU i ....4 C..MA.lilli AGI#Wo} 115-31ll : 23 4/23,14 m1= L EXISTING PUBLIC AMENITY fih CALCULATION v 3/32'=1'-G' PA-1 IOUTH MONARCM STREET -** W**I 61~NN ~ va ~ "-ezÂ· 2 ~ ' 3091Vd lV.1.SAMO 31Â¥C] ' Al I .... I'll -- %-rl :'ON NOUV/01 1 DOO...' ~ON l/.Old A-LINIAV 01-Menc SNILSID<3 _ =1 11 0/19:fEEJ 31Â¥09 *8 N.Â¥80 COMMON - 51 SF ...4 10./. 9 1-77Â« 1 Â« @'t'i ~' 1'1 it'/l. :F,43*,Al/A | 1 1 # f - 0, 1 \ 1,1 1' /41 j 0 1 1 -0 , 7 11- - 9/ i T: /6 _\ 11 * 1 / 1 4. tiiil H El BALCONY - 741 S !%i 1%- 31 1 NWIN LEVEL 11 //Ii, 2 02055AEA 7,674 50, Ff, NET LEASABLE AREA - 7027 SFf T M: 1 4 il LU NET LEASABLE AREA: 7027 SF ! ' 0 0 BALCONYAREA: 741 SF 1 TOTAL NET LEASABLE: 7768 SF /~ 19 25 COMMON AREA: 100 SF L_ / / . /4/ 4 11 1 9 1 -=~~~~~~~~~~--- 2-_~COMMON_-_1?_E--_-~ il 11-1 1 M 4- J | PIDPEINY AULE: CIN57L F/!ja PUILVIN~ m.< I I I 61 I 12.E PINgms 300 EET HYWN AVENE 502 I/4" Â· I' : 5 Iiâ€¢ 1 m m ImÂ» I,1~ I A*NREPIAEAEIGN$Â£0M AEN, CO 30 .ILY 2(4 EC . mu, 5/In-vi - 89Ed :Â°'.1,/41. ns 71 1Â¥1SAHO SNOISIA3. , 9Â·94 \ Â»414 922[ I t.. u........Â·U"Â©Â·. ...,\ .....NNY'Ly\\& 1 - COMMON - 685 SF ~ f-r / 1- f, /li-- 2 1 d f if 1 ~1269 SF**' .*... ii. llJl //"Ill , 4 j 1 1 i I 1 7 3 1 i 4 -2 MI SE m ' 11 13/61 ===4 1\J .1-\ . IFFER LEVEL 1 ~ 11 9,461 0, Ffi -~_~~~~~) \4-3*Elillil& 4*LI - 5 UNETTAUi~~~ IN NET LEASABLE AREA: 3799 SF PATIO AREA: 540SF COMMON AREA: 685 SF 5 TOTAL NET LEASABLE: 4339 SF LillY- : g 0 4 a E L__ - 1 e 1 Il & 0 X -, -- 1 FIUEEY MEASIEP: (MUL FRKE 01,1.PING il 15 ~ 1%/ I mEPIAt~85 300EASTHYMANAVENE 5018 1/4" Â· 1' 1 IN 15 W O 14 10 10 ARN, CO 81611 1LY 2041 1 EC-2 1 NÂ¥ld WOO19 NOLUGNOO DNEL *oor,Â£' ON.Lo.o~d 3Ovlvd -1Â¥19*80 Og,AE,/,3/ A----- ----- ---- --29-- - ------- --- - --- - -1 f 14 COMMON-678 SF Iff f -1 .1 1 1--3 1 /,2 Â·,j, 421 1- 9/ ijii 1 9// li 1%/ill ill 4, ... 1, iil ditilit k i 11-i; 4 Â¥3/1 1 _.-1 \ \ LOMR LEVEL 62055 AEA 1 /2>NET LEASABLE AREA T 11:11 L 7777 2,742 50, Ff, , NET LEASABLE AREA: 1794 SF TOTAL COMMON AREA: 678 SF 64 + f*/ p....9 j lilli e lili 'lf, j =i g 12-1 KI -- gÂ§ El : 9 E 5 i 11.11 f S Ii; 21 F=ff MEASEP: (Â£'6% FAIWE VULFING 5018 I/4" - I mE PINEN50145 300 Ef HYWN AVENLE 1 1 1/Â» flY 204 21Â®EDIMONONEM AYFEN,CO 81611 EC " -J - 09Zd I Ic/.--Emiai3-~-7 SNOISIA 3/ 4 30VIVc! 1Â¥19*HO 00*N3dSV r---- -- - - - -7 ALLEYDRAINA. E..ES ONE-WAY ALLEY Â· | Wl/BEADDRESSED IN ENGINEERING PLANS l 17-2" 53.0 20 -0Â» . Â·[r DETECTABLE OPENTOSKY WARN!NG SURFACE TÂ·,9. 1,11-1~ Al' 1 - 11 lilli 111.1 - 1- 6 . COVEREDIRASH I'J lili ' ~ 11 3 AREA "1111 11 1,=1! L 11 -1 1 1 11 ' K PIMIER. M. *-1 1 1 1 1-- - 111*.111 1 44 1[+ i' 111 11 133 7-7- iji, 4f* 9 111 F 1-litri lili -:17111 1 11 111 1- 6 00-312 E. HYMAN AVE./ ,) ils THREE STORY/ 4 -1 2 ODGE/ @latlili 1 11 1 ;lili 1 p-77.11?162]21. l.- 41% u 0 1, LERY.-1 . 1 ~- 1 1 NEWIREE.TYP~OFO , Â· =0 ---/ Inâ‚¬= 111 1 11 1 11 F:-1 L. 4 1119111'i 1 1 11,2 4 1 4 6 30.3- L 0 5 2 8 Ib -1 Z EXISL STREET PARiONG g 11 12 L 1 HYMAN AVENUE F BENCHWILLBE I IPROVIDEDATHUNTER 1- =E/ L CREEKBuss.op 11 0 A PROPOSED SITE PLAN . 0 la = -9-714 -9 Mitwi - 1 A-01L L9Ed MONARCH STREET M.I. .53<n.5-5.agal~Dr NO,ldleDSal SNOISIABy 2ON NO].LVOO-1 ,00Â»Â£' S .lill .....0 7 1 IL- WILLHE ADDRESSED INENGINEERINGPLANS -n ONE-WAYALLEY - 17-7 .-7 2/I ... DEECTABLE opENTosin' WAANINGSURFACE. TYP. 1 41, PROPOSED PUBLIC 111...11-iw-! AMENITY au/t 1 '1 03 3 ~ 1,376.34 S.F. F,~1?Â·r-...Â·111/ . COVERED TRASH AR CRIGHTOF WAY , r.1.-U i . 1.-11 11.- IMPROVEMENTS) A -1.,# : -.41 1 i 12-W' 2 let' 44/ :' -7 ~R.rYP.-,~.#~=~TS~ Â·ae," Illi,r. /31. lilli 4 - I -1 'llb,11 4191 *%514 Ple' 44 lilil M At#YPIF-: ? 18Â¥ill ' b 300-312 E. Hâ„¢AN AVE. = THREE STOR LODG REFÂ» 1 !.- -- 14 0 1-1. 41. L--7*VI NOI, TREE. TYP, OF 3 51,1-1,11,1*i kt ?hk-â‚¬V f.1111 02386. ' M'I 'Pt '' r* !~~1~:~22.112+ 1 1.111 ,/*ti ' i ~ . l!' IL'4â€¢W t , 1 , AM-th 1â€¢1. 6 30.3 = 4,4~1-& M . ' -- T 9---- -i*RE-In <I -*-942=--52.621-9yi/12% M A ==*a=*-~=-e==9~E~~~ -11 â‚¬19.--32:42 5â‚¬12' .119=== -----EiL- 1 -11' =3=1122-"*-'1-1IiÂ«:' -k-sr'--7-ON t. 'Cy/'24=/4.-49'.4 1 1,1-g â€¢11 -1/ *~1-,-2,1 6.-42 4-.3=â€ž, I- ;-IL L" r..0 :,2.:.1 E-422-'13~ 53-,Jly ~ ri.Â»= .9~~tu- I.Z-/ =P.- La . - SQSL TREE i - EX]ST. STREET PARI@10 GRATE. m 1 1_1 HYMAN AVENUE 1---aziEr-1 , a~ |PANDEDATHUNTER 1- | CREEK.U.STOP 1 1-PRNED-PUBUCAMENLILPLAN~ 1.-6. Ly 1/8*=1'-0' AMS 01 N.dO MONARCH STREET EXIST. S~RKIN(3 VMV *~SAMO NOI. IUJS3/ I 19 -Â·- 'ON 00'N3dSV 'comâ€žÂ£, ON NOUÂ»001 NOt,ML '04/0/'ll A.LINBINV 31-lend 0390d0bld A. NAVy R 300 S.F.TRASH 0~~AD Ii-I AREA 7-4 SECTION'L DOORS \\ C~taN* U-e , 38 -7 29 -W 28 -3 0 r FIN. FLOORâ€¢(91% OPENTOSKY I . I ...... ./. /-1 [LiÂ» lic*; [~] i Z RE.C.0 I CONTAINER, lE] O KITCHEN CORRIDOR TYP. I Â· E-irl Emr-1. , KITCHEN LOUNGE 2 r b '-6 h â€¢ 1-Ga-1 rail.' . . . i. 1/4' / 1'.0- 0 - , UTIUTY INTERLOCKING INTERLOCKING INTERLOCKING 4 -= L J AUAP ON -- STAIR 2 r + , STAIR 2 m 44 u ~TG -. - 11 .*El G~ 1 t. 6 106 I ./ CHECK4N /1% 1 -9 -F=d.1 ..1.-1#+1111144Â· up W c- rirl : Ilil 0 1 4% 0.1 1 m % *-%4/ 6 MECHANICAL z :LU .2 ; IF[Blll H+4/1 Â£ 12 7 01-1 ROOM k_ 1 / M 131 ] 33[- CORieDOR - .- 10..E 1-Girl 6 ~ ~ 1111 5 1 CORE*DOR 2 27-5Â· 8 - 3 .-11Â· 6..0- ' 1 3=7 :E X ~31 C=J : - b ELEV. ELEV. b , / ~ :ME_IN~[ Muggl g 5.0" 1 \ 20Â·. I %%21 Z o b MEN'S 4-.a \ 1-air-11-ar , 1 : B '1 2 0 1 0 r=-1 - L.:.-1 ..1 r I -- L.=3 L - r . - U b _ CORRIDOR 4 31'.4 0N WOMENS ' . RESTAURANT 6 , h u [Ti"-1 pri N Z LOUNGE HOTELLOBBY 3Â§ -5-0.. 003 MEN'S LOCKERS 93 5X r.air' 28 62: h = .1 1,7 W i FITNESS ' N ma WOMEN'S k LOCKERS 12 E-FiErl ./ CURTAIN Fli'L FLOOR = 0-0~ BY.NANT & F:iN. FLOOR= 0-7 ju VV : , riAM e 1 1/<1 h. . ' 4--I- ' . I :- -- -C,3 ..5- 6.7. ... ti 26'.8 31'.2 25-T 12-4 7-5 .2 7/ 11Â·-[r 7-9 1 V .T '- K . 4 X 4 '. r 1 ' ..0- 90 dr , n LOWER LEVEL PLAN A MAIN FLOOR PLAN ~ U 1 /8" 5 1 '-0' ~ f 1/8" = 1 4 iRm A-111, AMS 01 Ng,0 69Ed 16'-7Â·' 11â€¢ =1 *2,1 r 3OVIVd IVISABO ~00-e' ~-ON NOUV001 | Â®00-6 Â·'0Nloaroad 00'Nadll 03AA31A3/ SNWd BOO-ld 31111 .....0 alvos AS NAAÂ¥85/ 27-9 37-0 ./ 27. i -i~t---q----63 9---IE*--1*1--2---7 J .4 r-6*--,==r--=r--8---8-18---8-1=ri --- I| SUITE 3 4 -4- GREENROOF r i SUITE 2 2 (556 S.F.) i t [=-1 in 413 00 .>e ;-7 SUITE 300 SUITE 310 SUITE 4 Surrul j '' - ..1 1-Ei-1 7-1 1 - IRIFF .g L In _,:eT:Â·~ Â·.Â·El.'CA - g ,?14% '. ~TERLOCKiNG INTERLOCKING IHIb : 1======a INTERLOCKING INTERLOCKING i, STAIR 2 STAIR 1 STAIR 1 STAIR 2 1~ -1 29 [333 4.Inn- -9=me.=- 37 4 ~4 1, iiI#t uP iA 111Illir 11111111,1 1 SUITE 5 ADA) ,=E -E--1 ... 1 41'll jillilil Ad , /, 7= 2[24 El '~81|11 2 ~-311- CORR~oR A riirl ~-iir-1 . T \ ,: UM ~ CORIÂ¢DOR ~. 7'-D ~, 141. .-0 ;. SUITE 14 SUITE 13 - ~ ~ ~ .D L -~>*ss -.: W 1_ 1 E~~~11. 11.-A 71._-_--ti-9-L_-_-tl=#a { 11==L1 ENE'll SUITEG 6 11 -. -- 1 O*3 ~1].ME, ~ELEG.' i t I \ i ELEV il ELEV SERVICE BAR ' 1 I.'. Â·1 , 306 ~; 305 DE - T | RA.LINGSE.08!18 1 --IJ L... L ' 0.3 , , 13%31 i 0 797. - CORRIDOR , 1 STORAGE 1 26 SUITE 7 , liu, I +2407 Vi 9 Â· FOLDING - / ~ 17-2- ~ , '- P 1.4 9 7 :--it EI .EZZI - -FT -}r ----- -1- - DOORS -REEZ~=F , 439 1 .r 9 UNG I ... I I - 1... , 6.6 , 9.I 63' - 5Â· ... | Ly.Â£.m. EQQL -/ -. - ---/ -....'.I-/). -_|i - RAILING SUITE 8 SUITE 9 SUITE 10 SUITE 11 SUITE 12 19 -I y.e EN--1 M Dig P . 4./SEÂ·Tall F PLANTER,TYP. : r PLANING.REA.... 1 LOUNG.seâ€¢TING N 11 2,11 '~ 41 Al li 11 IN 4 1 I - 1 H t. Al,JUNG ir~ltpr: :-71* T - , .1 1.1 1 M . H H. -4 13.I 14 -1 t PLAN ~ 3RD FLOOR U 2 = H 8 tit 99Zd 'Al 1 ED 11 -n 11-~~~1~~-F ubpt{-5.; '..M*.fii; *2; i m'*C ...1 A,-41.'r.1 I 11 I i I ti.. I I! f....1 . Â£, 118: 1_-L_J-1-_2 4 1.32â‚¬.. ' 8 . ..Ff.16%1. 1 - r lit..l. MP 4 I 4%.i'- :Â·1 [ 4 â‚¬ R - 2-11 Ill.-' .'44-4, 9 4 ' 1 f -- Â©43 4- itY e .*in r T E N 44';-fl~ 1 47-5 3.*. hea. l *71, 1 j-;d'.IM,7. ,~24(933'Ag" 1. Â· .t..,. 1:4-<wil :01,..ilit f.:ff Rl:*-1 5711,41. FY...5**'At'*Mi'.4 =U .th r:. 1 1///M'*I :9~'trÂ·-,1 @ 9 4 geg DPAnING TITLE PROPOSED ROOF PLAN i i CAM.W.AS.â„¢1000-1.70. PROJECTNO. 1344004 ~ LOCATIONNO.r ' J--- : 11 - =,84/N.. RA 1,~16r15 1 I 2-24-1. I la I Tol,ANDP1ANNER W.W...,1......111.,0,1-0,11. ~ "V"Al IL DATE CRYSTAL PALACE ' ' ' NO. 1 OATE 1 BY I DESCRPTION - CU REVIEWED ASPEN. CO Tr . REVISIONS ~0011(]He NVId 3001 H3ddn FLOOR AREA SUMMARY~ MAIN LEVELÂ· 8.578.30 SF COMMERCIAL AREA: 4,804.40 SF NON-UNIT COMMON AREA 1.739.39 SF NON-UNIT LODGE AREA 2,034.51 SF DEDUCTIONSÂ·OSF El H 101 E *1_0_4* *1 4 2 1 1 1%1 / ~fl AREA TOWARDS FARÂ· 8,578.30 SF 7-472*mel.2==I.ZEy--i ~ V.. -C- ---;-Â·UnÂ»~nz.r*~*0-1@6=;.a.*312ak75 2NDLEVELÂ· 8,814.06 SF 2ND FLOOR F LODGE AREAÂ· 6,556.21 SF 14'-8" L. NON-UNIT COMMON AREAÂ· 567.87 SF ..4.U =KINi &11 LINEâ‚¬,U} 1.2;~. ] NON-UNIT LODGE AREA: 1,065.58 SF .riul.â‚¬1:iRRi.(01:1:14:IMIM'/4 DEDUCTIONS: 624.40 SF (TERRACE-DECK) 1 -0 AREA TOWARDS FARÂ· 8189.66 SF 3RD LEVELÂ· 7.703.52 SF LODGE AREA. 2,168.86 SF NON-UNIT COMMON AREA: 567.87 SF 029 NON-UNIT LODGEAREA: 1,602.85 SF -=' --- OUTDOOR TERRACE AREA OSF(WITHIN 15% ALLOWANCE) - \ NORTH GRADE an ~72.85SFOF EXPOSED WALL. -2 - W '& DEDUCTIONS: 3,363.94 SF (UNDER TERRACE-DECK 15% ALLOWANCE) BELOWGRADE AREA TOWARDS FAR. 4.339.58 SF LOWER LEVELÂ· 8,976.75 SF ZE COMMERCIAL AREA 0 SF NON-UNIT COMMON AREAÂ· 2,511.42 SF LOWER LEVEL E ~ WEST ELEVATION - FAR WALL AREA -14'. 8"' L.V NON-UNIT LODGE AREA: 6,465.33 SF DEDUCTIONSÂ· 8,976.75 SF (SUBGRADE EXEMPD U 1/8Â»=1'-1 AREA TOWARDS FAR 170.56 SF (EXPOSED WALL CALCULATION- TOTAL FAR 21,278.10 SF{2361 FAR) ZONING INFORMAnON & CALCULATIONS: ONE.WAY ALLEY ' ZONING (CC) COMMERCIAL CORE NET LOT AREA: 9,033 SF (90.47,99.85) 1!111111!1!111!111}1111'11/1111}!'!11/111:'!11!!11!!Ift!!1{!11; \ ,/4,11 7/t k+V /'i ,1t kI'l''Ittt. 4/~ / 1'1 ~ 4,AM+ 4 ZONING ALLOWANCE (2.5Â·1) 22,582.50 SF (2.5,9,O33SF) 1 32 //,/4/1199212/./9/,r//,/ //I ./~7/ / >//j CALCULATIONS: -:44Â«03 GROSS FLOOR AREAÂ· LODGE SPACE: 19,893.34 SF \Lill//lilll"ll'/111/11, 1 liB * NONÂ·UNIT SPACE: 5,349.86 SF QÂ£ m S | f 'NI...#....lIiLLL I i i ' rm.w. ' i / 1 /: 1~ Al,1%2M[3131.t' - COMMERCIAL SPACE. 4,804.40 SF r 1/14 ,< ~ST~,7~O~ SF~UR~E) f#O~*PSF~BiuE) :IHI: />q-Â«/al , 2ND. 567.87 SF(PURPLE) 2NDÂ· 7,621.79 SF(BLUE & RED) 4*:5 0 ' AÂ».AF 3RD. 567.87 SF (PURPLE) 3RD: 3,771.71 SF (BLUE & RED) 1 111 1 1111**,4 U.: 2511.42 SF (PURPLE1 LL 6.465 33 SE (BLUQ -i h :X y' . TOTAL: 5,386.55 SF TOTAL 19,893.34 SF EXPOSED WALL BELOW GRADE NORTH 0 SF EXPCGED /AREA Li1211'Illl' SOUTHÂ· OSF EXPOSED EAST: 0 SF EXPOSED WEST: 72.85 SF EXPOSED BELOW GRADE WALL AREAÂ· ~ MECHANICAL SOUTH: 90-0. I i . 4. NORTH. 904Â· 1 E Mal.~~~~~~~:11 ~~14[ i/131%3 1/ / EAST: 82'-0' -99 WESTÂ· 82'4' u H ]RmOc~,~ g C~~ --~ TOTAL: 344'4 LENGTH X 11Â·-Or HEIGHT 2 0 . iL . U 9 1-9. j ... n , :Itt~iÂ°~~ 3 r-7-~ 2*VIÂ· 3,784 SF TOTAL WALL AREA Ul 72.85 SF TOTAL EXPOSED WALL AREA 0 Â£ ~ } FIELEV 1 1 TELEvl A /// - 7285 /3,784 SF=1.9% APPUED MEN'S , - ~~~~" ~ _ BELOYGRADEURAREA______ 00.-3.Â· , ,1 . u ELE*br~. -- -- 8,976.75 SFLOWER LEVELGROSSAREA 4 5 X 1.9% APPLIED 170.56 SF TOWARDS LOWER LEVEL FAR l . tÂ®44Â·.1 1 \\ DECK,TERRACE FLOOR AREA 9%13, WRIM 221582.50 SF x O.15 (15%) = 3,387.38 SF (ALLOWANCE) TOTAL DECK SF - ALLOWANCE = APPLIED FAR WOMENÂ·3 1- a>0Â®Â¢<Â»Â»** 3,363.94 SF - 3,387.38 SF = .23.44 (0) SF TOWARDS FAR z Gil \ TOTAL GROSS UNIT FLOOR AREA IMINUS NON-UNITÂ· --1 ~-394/// ft} Li ms'wczER< ~ , / LODGE FLOOR AREA + COMMERCIAL FLOOR AREA = AREALOOG ,~ 19,893.34 + 5386.55 = 25,279.89 SF TOTAL NON-UNIT Fl COR AREA (MINUS Ll.) 1ST + 2ND + 3RD= 1,739.39 + 567.87 + 567.87=2,875.13 SF It. 2 Â»Â« :11 It 11 11 1111111111111 HOTELLOBBY PERCENTAGE OF USE CATEGORY PER BUILDING FLOOR AREA: Fir,IESS COMMERCIAL: (5,386.55/25,279.89),100 = 21.31% ''9 /7/74/7/%07////7//////// u tÂ«~. - LODGE: (19,893.34/25,279.89)* 100 = 78.69% 993(%~ -- E7 WOMEN'S LOCKERS i , Â· 1 APPLICATION OF USE PERCENTAGES TO NON-UNIT Fl.OOR AREA, LODGE 2,875.13 x 78.69% =2,262.44 SF U, COMMERCIAL 2,875.13.21.31% =61269 SF ~ ~ , : 1*UU-Will I illill' 1 : ':lllll i -'~â‚¬1 ~OTA~L~~F(~~GE: (19,893.34-6,465.33)+2,262.44+170.56=15.861.01 SF s ~ 2 j///////////////l/l~llr~ilillil~Illl//~Zi- ~4 1 TOTAL FAR FOR COMMERCIAL: 5,386.55 + 612.69= 5,999.24 SE ~ CUMULATIVE, 21,860.25 SF (242:1) 0 1////////////// , :,1/il'IiI !1 '11}11, - fill, 541 A I '4 E HYMANAVENUE ~ LOWER LEVEL- FAR CALCULATIONS 8 w 1/r = 1'-0" O 18~ =1'-0' 0 MAIN FLOOR - FAR CALCULATIONS o FA " 11\111\lilltillillill â€ž 14' - 8" SNOISIA3/ Wt*t' :Â·ONNOUV001 1 tootÂ·Mi 'ON 31" INIMVell AENI ' gov-14 Ivlwo = 1V. FLOOR AREA SUMMARY MAIN LEVELÂ· 8,578.30 SF COMMERCIAL AREAÂ· 4,804.40 SF NON-UNIT COMMON AREA. 1 739.39 SF NON.UNIT LODGE AREA. 2,034.51 SF DEDUCTIONSÂ· OSF AREA TOWARDS FAR: 8,578.30 SF 2ND LEVEL: 8,814.06 SF LOOGEAREA. 6,556.21 SF NON-UNIT COMMON AREAÂ· 567.87 SF NON UNrT LODGE AREAÂ· 1,065.58 SF DEDUCTIONSÂ· 624.40 SF (TERRACE.DECIO AREA TOWARDS FAR: 8189.66 SF 3RD LEVEL: 7.703.52 SF LODGE AREA, 2168.86 SF NON-UNIT COMMON AREA 567.87 SF NON-UNIT LODGE AREAÂ· 1.602.85 SF OUTDOOR TERRACE AREA 0 SF(WrTHIN 15% ALLOWANCE) DEDUCTIONS: 3,363.94 SF (UNDER TERRACE-DECK 15% ALLOWANCE) AREA TOWARDS FARÂ· 4,339.58 SF LOWER LEVEL 8,976.75 SF COMMERCIALAREAOSF NON-UNIT COMMON AREA: 2,511.42 SF NON-UNIT LODGE AREA: 6465.33 SF DEDUCTIONS: 8,976.75 SF (SUBGRADE EXEMPT) AREA TOWARDS FAR. 170.56 SF (EXPOSED WALL CALCULATION) TOTAL FAR 21 278.10 84361 FAR) ~ FA,t, 7=f 4 ZONING INFORMATION & CALCULATIONS: ZONING (CC) COMMERCIAL CORE NET LOT AREA 9,033 SF (90.47'x99.85') ZONING ALLOWANCE (2.5Â·1): 22,582.50 SF (2.5.9,033SD CALCULATIONS: iiI GROSS FLOOR AREAÂ· .R COMMERCIAL SPACE. 4,804.40 SF 1XÂ©OÂ¢Â«Rool.REf>00000(>2 LODGESPACE 19,893.34 SF NON-UNIT SPACE: 6,349.86 S F b N Â£ GROSS NON-UNIT AREA GROSS LODGE AREA 2/71-Yt//~~' r-% u,Cce~Dt 1ST. 1,739.39 SF (PURPLE) 1ST: 2,034.51 SF (BLUE) /tÂ·,',h*Â·,4/, /9 / AREâ‚¬67.07/ 2ND: 567.87 SF (PURPLE) 2ND 7,621.79 SF(BLUE& RED) 3RD: 567.87 SF(PURPLE) 3RD 3,771.71 SF (BLUE & RED) =*212 -0 .pikill/illiNm//llil. PFU Taf 144 I - LL' 6.465.33 SF (BLUa TOTAL, 19,893.34 SF \I EXPOSEDWALLBELOWGRADE -4 ./i /l // N-REPt 11 31'1111 09-~Â«/Rep dE+3*]Eal NORTH. OSF EXPOSED IiI- 1 SOUTHÂ· OSF EXPOSED EASTÂ· OSF EXPOSED . WEST. 72.85 SF EXPOSED ~ BELOW GRADE WALL AREAÂ· 1 NORTH. 90-0* \ p SOUTH. 904 \ ' EAST: 82'-Cr 19 ....L .0.1-1 6 . m -21\ Â»Â»NOOX\Â»Â»Â»Â» 6>Nx ===Rt=\ ~~ WEST: 82'-0" TOTAL: 344Â·4- LENGTH 1\\\ . I 3,784 SFTOTAL WALLAREA BELOWGRADE FLOOR AREA *22%**&RRRZ,*ea~2$$~BÂ§&*M*Â§8*Â§$*-2 RN~J:hrRLEVELGROSSAREA 170Â·56 SFTOWARDS LOWERLEVELFAR DECK,TERRACE FLOORAREA Ullillii: '' ' 22,582.50 SF x 0.15 ( 15%) = 3,387.38 SF (ALLOWANCE) 2 TOTAL DECKSF .ALLOWANCE =APPLIED FAR ijirlillillj- " I '' TOTALGROSS UNIT FLOOR AREA (MINUS NON-UNE I' LODGEFLOORAREA+COMMERCIALFLOORAREA= 19,893.34 + 5,386.55 - 25,279.89 SF lili 11 1 1 11 11 111 1 I i imtull: â€ž1 11 15 lilliâ€ž , 1ST+2ND+3RD= 1 1,739.39 + 567.87 + 567.87 = 2,876.13 SF ' 1111111Â¥sm=1111,11' 1..1. lilli lillillillifililil - LODGE (19,893.34/25,279.89),100= 78.69% 3,363.94 SF -3,387.38 SF = 43.44 (0) SFTOWARDS FAR 1 1 1 11 ..11~ 11 lili IL â€ž11111 : 1 11~ ~111111.: 11 lili:. Ili~ 111 111.11: 1 - 12 1 1 TOTAL NON-UNI FLOOR AREA (MINUS LL) PERCENTAGE OF USE CATEGORY PER BUILDING FLOOR AREA' vii///iimijililillip WN/,- 11 11 COMMERCIAL: (5,386.5925,279.89)x 100 = 21.31% ' Â·DOr ~illii/jillj//lilill//*Ul/li///ilii/l//t/it/ii/ii/ji-144////-ilui _ 9% 2%74%, 6 -,22,Vil<P, APP[ICATION OFUSE PERCENTAGES TO NON-UNIT FLOOR AREA rl._=XX x X X x x x ~ A u x xxx XX Xxxx x x'x X x x * u x u x x 1, xx * M'M'x *'4~2* x x x'* LkZ. â€¢ LODGE.2.875.13,~78.69:4=2.262.44 ;1 ,.r.AA â€¢~AAA,AAAIRAA/%/AIAA/AILAAIA//VAA/AdAAA#.4//,/.4/AA/.,AM ALAk#AA, COMMERCIAL: 2875.13.21.31%=612.69 SF - 6=4 1.-1 1.1 'IL__11. 11-" 111 111 TOTAL FAR FOR LODGE: (19,893.34-6,465.33)+2,262.44+170.56=15,861.01 SF FINALFLOORAREA: TOTAL FAR FOR COMMERCIAL: 5,386,55 + 612.69=5.999.24 SF CUMULATNE: 21,860.25 SF (2.42:1) & k rn SECOND FLOOR. FAR CALCULATIONS A THIRD FLOOR - FAR CALCULATIONS ~ v 1/8Â·=1Â·-0" 9 1/5' = 1'4- R- IV.A. ~il .Sm#61//2 - 7 30nx.=40 !Â»-n,09%314t%611'.V'~1 31"S LL -aoD~ly,â„¢00-U-JW*00~W SNOISIAg' tooprâ‚¬' 'ONNOUVOO1 â€¢00...1 ON 103EOyd SNO]17-11 0193 kild 311.0/JI'A~/:3 Al N.Â¥WKI < "aw" .MI GEMEIA38 C.4 MAIN LEVEL ROOM SCHEDULE FOJ-~-ETELE-OBBY~F--COMMONAREA ri-86--RNTERLKKINGIEBEF--COMMON AREA STAIR 1 STAIR 2 16773#Â®7-@Emr-COMMONAREA 38.33 SF COMMON AREA U 118---3STORAGE167.1*SF--COMMONAREA 1131(0#*R-73158Â¥r-COMMONAREA Rii----wirfiASH-1379.26Sir-COMMON AREA AREA TOTAL AREA 7911.73 SF TOTAL NET LEASABLEÂ· 4576.16 SF IWNERLEVELROONSCHEDULE--~ 1 ~ Number Name Area ~ rir--TIOUEr---3274025Â§r-COMMON-**tr--1 Lia----166*bR64.58 SF COMMON AREA J 'Ki647EEHENB.BOSFNETLEASABLE__~ IL105 IMEN'S 1336.05 SF COMMON AREA _1 1 En COl 0 licibi--19OIIBISW-CaijaNAREA ' 1 bby--1#HNESSIEirir-COMMON-*REr--3 1 1 | POS.F.TRASH Er-[UiiÂ®LOCKER*-liiag-gr-CRUMONAREA---1 AREA El IL LitiE---19BMETCS-NREE-Fi-EWir-COMMONAREA~ 1 LOUNGE EffEIF***Â©22***23****EZE--I ~ [Tia-~ I *111 IFRT. ELEV. 147.92 SF COMMON AREA 1 .7 3 00 00 8 ..Â£ 8 CORRIDOR 1 E 1Iri-ir-liNTERLOCKINGSTAiRlia.&83r-COMMONAREA NET LEASABLE SPAC -1,6-1 I 2 - -1 Iii z L114 IELEV. ~38.33SF COMMON AREA - INTERLOCIONG INTERLOCKING ST/UR 1 STAIR 2 Lfir-TEE----panf-COMMON-AREAL] L112 ES[*CHANIALROOM[*i@Â¥22**NAREA] L113 CHECK-IN 1 TOTAL AREAÂ· 8050.98 SF u, ~Â· 839 80 SF | UP 11,1111 &9 UP 00 8 0 15 0â€ž ~SUMN4RY ... UP ON uP 2 '- ti MECHANICAL Â· --- up .Â· 0 ~AINIEVEL731-1.73Â§F-----~ ROOM u, > A TOTALINETLEASABLE?4,576.16*F--3 Z Z 0 I--Gii-I .~ ~-1 @ I~ CORRIDOR -TOTALNETLWABLE:-B-SF d U COR 60 TOTALCOM&ON AREAÂ»5,57*r---------------01 L10 3 j OU I LI 1 PUBLICAMENITY: OSF I I . Â£21 tz- ELEV ELEV. MI; b ELEV. ELEV. -75Â¥XEMETTEASABLEOSF m - "___TRIANELIMABLE.Â§222.92Â§F L114 L115 0 â€¢ 107 108 1 1---- - 8 0/Â» TOTAL COMMON AREA 1,084.39 MEN'S .--6 6/Â«'PUBUCAMENITYOSF 1--- ph Â§: 0 9~/TOTALNETLEASABLEBER NET LEASABLE SPAC *7~ITOTALNETUVABLEEIEZ*3r=inniri-In~-I F~] 1...... TOTAL COMMON AREAÂ· 1.783.55 SF E--130EEXUENITY OSF- WOMEN'S -TOTALNETLEASABLEEBiiaF [-Gil TOTALNET-ENABLE-ESF HOTEL LOBBY TOTALCOMMONAREA7215.26*F -PUBLICAMENITCFOSF MEN'S LOCKERS 0Â¥6Â¥AE-COMMONAREAf5313.713EfFEFIEFUEAMENITY-EF 1-767*ENET-LEASABLE415*y-UOTALNET LIVABLEF*,268.Bos F J [Tii-1 LOUNGE -GE-1 0 TOTAL BUILDING AREAÂ· 27.038.47 SF i IND LEVELÂ· 7.375.31 SF -t FITNESS WOMEN'S LOCKERS -Gil 90 -7 Er< 1-LOWERLEMEk.-NET!=EASABLE T.08!NIZOOR-NET-LENBLE---------- 9 u 1/8"= 1'-0 V 1/8" = 1'Â·0' Nl ' = U./Â¥14% A '201,1 v"",vi 89Ed 9/019,/al Â·0. 03 'N?dISV 100/.0 ON N. Il//01 /0,9.' 0,.Il"Old 3OV-!Vd 1Â¥19*GO __2 SNV-1/ 318VGV31 laN 19 NIA SECOND LEVEL ROOM SCHEDULE ~ Â¥5-1507Â¥E53179SFNFLIVABLE W---Â»fi-----12217*niFFEiNABLE 216--[FEEV,MPSFCOMMONSPACE 121-i--[CORRILUR16*3*ir-COMMONSPACE 120[iNTERLOCKINGSTAiinwiFEr-COMMON-SPACE 1 TOTAL AREAÂ· 7375.31 SF TOTAL NET LIVABLEÂ· 6290.92 SF 121*jiTE286--1126&SFNETWABLE=~ ' 365----1*UNE-316-~1 1 304 ISERVICE BAR 1825.84 SF COMMON SPACE I ~ *~-TELEV.LU.33SFCOMMONSPACE ~ LODGEAREA/ / 0,1.4 [*%--[ELE.38.33SFCOMMONSPACE iii I Â®r-[FRY. ELEV,47.92SFCOMMONSPACE 308 INTERLOCKINGSTAIR 1 66.39 SF COMMON SPACE d i .1 + E.1/00/ 309 INTERLOCKING STAIR 2 73.72 SF COMMON SPACE I . N F ~ir--lifE------p@m*r--CONa-SPACE 3!il i 141 < TOTALAREA 3701*312 52*21 0 11 / TOTAL NET LIVABLE, 1917.88 SF - 11 .. 1 1 1 DI N'S WO 310 311 TOTALBUILDINGAREA:27A38.47SF 5 .EL CORPI R MAINLEVEL73-fiTESF U! & Col OR 307 218 ./ TOTACCOMMONAREA3.85.57-EF @ ELEV. ELEV. Â· 1 ELEV. ELEV. SERVICE BAR EUNDIEVELZ,3753ISEZZZ~ 216 215 . 61 303 305 DE -TOTACNET-LEASABLEOSF .,1 E--TOTACNETLWABLE?-6293.62SF â€¢ 1 E-TOTACCOMMON-*REA-1384.39 9 CORRIDOR y.~ ~1 STORAGE CORRIDOR [IZIPUBICAMEN1Ty-6'SF 3 Off--1 03 5RDLEVEL~.761-33SF TOTALNETLWABLE1,9-1-ikiSF ~ p TOTAL COMMON AREA iYEESF - - 1--PUBUCAMENTTYOFF -- - - - r-TOTALNETLEASABLE:*iniOSF 14 - Ci~r-NiUiai-*fGri33imr*KITEÂ®EEiFIERialiEF-=1 CÂ¥67*LNEFLEASABLES,4-igii-SFJOTAL NET LIVABLE-8,208.862=1 EAREA 00.. A[- ~111 I ----- --: ----- --=-- --- -- -- -- Ill EJEFFIEFETEESF E--Â¥6Â¥*CRiariVABLEDSF TOTALCOMMONAREA7216.2OSP '1 ./.-- E- __=7 - -- . . t.j '1 Z O 1 t rp SECONDFLOOR-NETLEASABLE 2IHED[12:NET_LEASABLE U 1/8"= 14 v 1/8" = 1'-Cr NL-2 I laNN * 9,Â·.-2 L 30Â¥1Â¥d -1Â¥1SABO -_'w~'__229 69Ed Nel dle~Sal .8 31// IN SNOJSIA3/ Dcoâ€¢râ‚¬' ..ONNOUVDO~ k<~~11 31/35 00'N3dSV BE,Age 931 13 N allâ€ž SNIM4,80 AS NAAÂ¥80 ~Â·-METAL PANEL TMECHANICAL ~ FACADE, TYP. ~ SCREENING ELEVATOR OVERRUN 8 ELEVATOR--- OVERRUN PA8APET F 1 11 1 1 373 I E J El REI . : Â· L./ FACADE, TYP. 28!UNG-Â£ GLASS RAILING, TYP. :~ , _ , ; ~ - -METAL PANEL T/0 GLASS lili 1 . 1 / 32'-1Cr \Â·â€¢ 170 EXIST. PARAPET /1 , Â· 29'-5" uâ€¢' 3RD FLOOR L \ EXISTING CORNICE ~ 1 i# 29' -4" 1 & h . 1, - 84POOL *A - - T=71- 1--+-71 12-7 i - 24'Uy-V EXISTING BRICK DETAILING )Â· ~i-- * I.0 1 ---- 1 1- 42-I F I t--0-f ~__/.-& Izzz - 1 - : L__ i -â€¢---~NSULATED STOREFRONT SYSTEM 3 h - - I EXISTING HISTORIC MASONRY FACADE-Â· ~ i ~1.11 ..1 tl' r-- .--- 2-- Â· Â· 1 1 1 - ~REEN WALLSYSTEM, TYP. INSULATEDSTOREFRONTSYSTEM IN - r- 1 - EXISTING MASONRY OPENING---~ . 2ND FLOOR L . 14'.8" 1 ~ DECORATIVE ACCENT BAND . 1--1 WEE 4 EXPOSED STEEL DETAIUNG, PP. . - '0 0 0 0 0 0.-*Â· 0 0 Or 0 0 0. _ EXISTING BRICK DETAILING . -1 ..-.- 1 u .-FLAT PLATE AWNING, TYP 1 1 / =--1 r=irp=::a ri 7 - - - -- STEEL LINTEL DETAIL - -Bl,117 GLAZED STOREFRONT SYSTEM. TYP. 1 1 1 - I r--Â·- : i _..-~_-ACCENT LIGHTING, TYP. INSULATEDSTOREFRONTSYSTEMIN ~,p i , 19, EXISTING MASONRYOPENING , - HIGHEST GRADE c --![3 -Pt]~ -c=tj 131--~Â·Inlruff -MI -ct:Cltjltfi J i.. E, Â·I' --- ELEVATION-*-. 4 MAIN FLOOR P . X U - Cr ) rn SOUTH ELEVATION ~ v 3/16"=1'-0" 1 -0 k) ID MECHANICALSCREENING-- METAL PANEL FACADE, TYP.-~L ELEVATOR -MERRUN 41'.9 -ELEVATOR PARAPET *A OVERRUN ~-TE)ROOF I Z - -- - - - - sninâ€¢ E - *69,-â€¢21=21â€ž: r--m .*,h.#4-Wi ""'=:r - --i .1**~-~a.W,~-,â€¢S~,~rl.:A 3'ki r-GLASS RAIUNG,TYP TOGLASS ./ EXPOSED STEEL DETAIUNG, TYP.- - RAILING /3 ~ - 32-18Â«0 1 _ 1 1 Tio EXIST. METAL PANEL FACADE,TYP. - - Â· 1 3RD FLOOR - Ill ' 'L GREEN WALLSYSTEM, TYP. z54152=52-~2--*--42=-7>-2 'Akz:FR==24=2*z~zilÂ»ExlsTING CoRNicE - - F -4 -1 -. + 1 ALL 41 -4- 6 j - L- 1 t- 1 1:9.:1 19:*k' 10-~:.7:N} r-"1 1~~~t. El . 9.7:>- 7 1 1 1 11.1 1 1 U LI I ' INSULATED WINDOWSYSTEM, TYP. Â·22 6 1-J <Â·1 1 U 3 1 L_l â€¢ EXISTING HISTORIC FACADE L-- - 1' ' ' 4--DECORATIVE ACCENT BAND . FLAT PLATE AWNING, TYP.--n - 14-8Â· 0 --â‚¬=- -- ..d ' . g : r . i ' ASPEN COMMISSION COMPANY L BRICK ACCENT ~ 7 ~ GENERAL COMMISSION MERCHANT .. Oil..rn t~f O , I !'./ = Â· R.Eni 1-:11 .IR[FMF -f- ~. 7~[Er--:1 3. 1.- -7-: . ..r ~~~~~.-HISTORICSIGNTOREMAIN f -8.Ir,11'1 -% ' 3~ HIGHEST GRADE Eeal.24 ELEVATIONÂ» ~-LOWEST GRADE ELEVATION - - . r.or 1 Â· 1 NORTH GRADE INSULATED STOREFRONT SYSTEM 4 - MAIN Fl.OOR /1 -- /)-2'-9 ACCENT LIGHTING, TYP.--~ HISTORIC LOOK DOORS 1~!1-j' TRANSOM GLAZING, TYP. A WEST ELEVATION --- 9 716"=1'4 A-; ' 31Vld blOO1=I Ell7/ 230018 e ENN- ON esl 1 9-n--,Â·3 1 ~AIX,14"J-,~. - 11}Fl~Â·,- "11#- &-*I Il-..-M.......1â€¢4: 38' HEIGHT UMIT. INCREASED TO 40' THROUGH COMMERCIAL. DESIGN REVIEW SNOISIAad BLVÂ·Id 2500-16 21Vld 6300-18 1 It M/-,1 ON NOIrÂ¢001 ~ Mort--1 i ON LO/rold i 30Â¥1Â¥d 1Â¥-LSAED - ~ 00'N 3dSV '011'300003,11 9 51-V) SNOILVA313 ,10!83.LXS 311â€ž MECHANICAL SCREENING--,~ ELEVATOR BERRUN-G . EXTRUDED WINDOW 41'.9 FRAME TO MATCH METAL METAL. PANEL CLEAR INSULATED GLAZING, TYP.-~ FACADE,TYP.-\ PANEL, TYr _ , PARAPET /1 - Â·Â·Â·1 fui Â·D y-:.1 K 1 1 4 b . Â· , -EXPOSED STEEL DETAIUNG, TYP. INSULATED WINDOUV SYSTEM, TYP. 1 < 4?Â·Â·WAA:. 4 r t - 19 ~ i i TOEXIST, 11 - ' L: 3Â©FLOOR A , 0.-* --4-- - -- - ~.~ - 29'-4" 1 , = .- i-ji lia L 2 Â«1 77 F. --117--11 ks-40Â·1 ..tz13 1- 1--41 1 .. -I| -4 1-7 1 k, 1 0 I )111*21#l 4/111 5 \ 9 1 1 ~ 1.1 r 11 i 4 rl , 1 04 4- d t. - lot 21Â© FLOOR All . - 14'-B' M ' PAINTED UN[T MASONRY-- ./52Â§. Â· -HISTORIC FACADE BEYOND -1 1 (Aer, 4. 41Â·.> 1 1 & L - 2& e i 1 k. ' e 1 1; Â· HIGHEST GRADE ELEVATION~ 4, , T LJB TRANSFORMER ~i_ : _ _ MALI FLOOR /1 . 1 EAST QBARL_ 9- 4 -/ 44*i LOWEST GRADE ELEVATION 19 -_ ~-SECDONAL OVERHEA~INSULATED METAL DOOR DOORS FOR TRASH ACCESS 0' - 0" ) i rÂ© NORTH ELEVATION U 3/16"=1'-0- ..i- MECHANICAL SCREENING-p. _PARBPET Â£ 1, . - (PAIL~ UNIT MASONRY, TYP. GLASS RAILINC 11 770 GL4SS RAILINGÂ£ EXPOSED STEEL DETAILING,TYP.- 1 32' - 10' ~1 HISTORIC FACADE BEYOND- L... i -\4/I J ---- .EDFLOOR 29-4, '1 . FLAT PLATEAWNING BEYOND-~ 2 I 2 9 4 METAL PANEL FACADE, TYP. FLAT PLATE AWNING BEYOND---~ ~ .e "ji' f'~49 ~ .' 0 Â· _ -_ 2!Qft-pOR F . 14-8* 1 ~ 1 1 ADJACII BUIING (N.I.~,) .. A,'*3%' - - 4 ~ ~~ ~ ~ C.fil MAINFLOOR F + 0'. 0" L~ ------c- EAST GRADE E ... 6 -1'.6- 1 ra EAST ELEVAT[ON 0 3/16"=14 A-210 31Â¥-1/ 7001/ m.-I-xvi la,-Cul,1/1 keNM-0 9Â»-1-9 1 I M'JI~ *1 KkUM 19~-1Â¥.1 - U., *#- 9 009/'$Â»M-1,53.%~d@.6~'I.1,5. Â·ai 'm,000-ulsvh,n-,v, ......INVI 3OV-IVd 1V1SAUO GU91,11 N(UdjUOS~ ' ~ j I 27z i ON 00.N3dSV - 0...143/ 31'gld 810018 21Vld 10018 I | 1 .....L 'Â·0/Noll/001| ./Â»C~ ~~0/103'0/d 31/09 SNOUVAE13 killyllxa 311!18NIMVW' i t.*F 125 Si i gg - C. - i i d . r/.5 ~_PMTpr PROPOSED DEVELOPMENT 4*8*Mt 318 3 4{--'43 it=~ I g=j [Up]77}I= I ~ i= r .4~-i 9: 92:- U S..314.=ILE:2' 6-1 ' FrES&AW, 11' 4 '' ...â€ž91 -920-1 ...46 -+.LJ=-3=.El. --4 &6 6>>--13*1:.:117fb81~'..2 33.31Â·?' -- C ., --I--..' 1 1 M 2-40:re,Â»*45**7===Rf-,I- -il...rt-4./- .-----, 64*;mt:*- 4/imwjilf ' / ,=......... a MP.Emil[Se/ftÂ«LimmawARi-: i 11. 1 -8 ~as, .- - c--r.I oilÂ·;, ;o cicrtf zi-c oicrjoi - ' r - ...r;3 . .Al Ya -- HYMAN.STREET ELEVATION - 1-1 1. â€¢10-0* F -2 5 i â‚¬ - _1* v .... I --9 I . 952- .... 1 - 61 - - -9:imilic--2- 9 13_1~ I A-5 ' .1/.'Uil#, m'... -v'In./0 0...,013". 33Â¥1Â¥dly19100 ELEd SNOISM' NOIJ.V/.312 1X 31-NOO "ON NOIDOON 00'N3dSV R DIAGRAMMATIC LEGEND ---- EXT'G STRUCTURE TOREMAIN ~~~~~~~ ~~ 'L- EXT'G CORNICE ./1 TO REMAIN ---- EXT'G STRUCTURE EXT'G CORNICE ---.--- // TO BE DEMOLISHED TO REMAIN - / 2- EXTG MASONRY ~ OPENING TO REMAIN ---- NEW BUILDING 3 / / b 0 9 STRUCTURE . -. 1 / ./ / 11[L .7 Â· Â· i --9.42-- EXT'G MASONRY EXT'G HISTORIC --- ---,-1.alifymeaf, OPENINGS TO REMAIN SIGN TO REMAIN 1~2~: - ~~ - ~|~'0~ ~,~~** - '*~4~1 ~~ FRAMING WITH NEW STOREFRONT STRUCTURES DEMOLISH PORTION --~ter.*..Â·.t:,.I :. OF EXT'G WAL-L 94$925#4 i W.L~20 ..6 4-' :-,1, T 1- ... . 1'. , 1; 4 - 0,6 9% 361 18121 --r f...1 ..:433*> ..2 till i i _Cm-- - .* ... I 14 1/9-2-- 6%:Wi . 1 61 -Ed"Ffi 7 Â· ~9~252"ffÂ·,24'~. 7jrk~ vi//////////li7 ]HOTOGRAPH OF THE EXISTING BUILDING f- EXTG FACADE TO REMAIN f. RE-SPACE & ADD WINDOW OPENINGS TO -- , z R \ AUGN Wi NEW DOOR OPENINGS BELOW i----+) .'#p.- Lift/,%FAE,twe~,//~/10/-- <$-/- <- '%7- # ' 1 1-vial~'~.~lkefEK-- -, _.0,-'3,-/-- /-*,x - NEW BUILDING STRUCTURE ' i EXTG CORNICE TO REMAIN --- ---NESOEFEâ‚¬*Er-EF--15*--'~1; :Â·14 , i t. 1.-'"Co--:6 9%1-*Nv4* -,~~~~ BEYOND EXT'GWALL ~ | 1 1 4 1'' 15 F--1* M -1.-1 I >54 1Â»2Â»Â»*-Â«--7Â»------11 y 1* 1< -, L El k 4,.-1 :Â·, illu Emn ~-:,-77-*, 4 L ~ 1 #4211 1 1111)]ER :12- NEW STEEL LINTEL NEW BUILDING STRUCTURE ------ ~~7-7-----~~---~ =- 1 1. 1 r - - Eiil=,i~~liti~IM 117> *12- 7=*:Â¥* ...0-- EXTG MASONRY BEYOND EXISTING MASONRY WALL --- -~- OPENINGS TO REMAIN WITH NEW STOREFRONT FRAMING EXT'G FACADE TO REMAIN -Â·- 3 IlluE/J - - 1!,Lujt-Eut .Llit 1 -I'â€¢ Ell fE-liJL-Liul-Â«-- azop. NEW HISTORIC LOOK DOORS - 1 / -4.-Bl.*HI.~#.:..'I'.................'....'.:2-=.0- L 9=em - ,' PROPOSED BUILDING ADDITION 1-9 NEW ACHITECTURAL ACCENT LIGHTING - -' EXT'G HISTORIC : *O SIGN TO REMAIN A-230 ELEd ,00-la ZON NOLLÂ¥301 .00'I-Â£1 ' ON i33rO~Id 30Â¥1Â¥d 1Â¥1SAUD SlIV.1.30 NOIIVAGESabld Ol 11 GIMIIAII 311U ONIM'AJ' DIAGRAMMATIC LEGEND ,wn DEMOLISH EXT'G ~\ STRUCTURES ---- EXT'G STRUCTURE TO REMAIN EXT'GCORNICETO - ..~ ~ 1 ---- EXT'G STRUCTURE REMAIN \ â€¢ur Â·r TO BE DEMOLISHED *r.4 '441 / EXT'G MASONRY - ---- NEW BUILDING OPENINGSTO \ 1 = 1-EN REMAIN STRUCTURE w' 41,â„¢27Â¥''I ,!Ette,04. - -/3 EX~~DMR~SF~~~~ OPENINGS TO REMAIN -- t..4 WITH NEW FRAMING ./ *#-I i - 1*31 e 1,- i~'Oil.A -'~IYIF1I Wag .r.-- - 2 4%41 i - %..V. 2 i i 12. 6.. 4 PHOTOGRAPH OF THE EXISTING BUILDING NEW BUILDING STRUCTURE -7 BEYOND EXT'G WALL /6-,0 1 15. 0 EXT'G FACADE TO REMAIN II LU EXT'G CORNiCE TO REMAIN EXT'G MASONRY OPENINGSTOREMAIN ~t~ i~*'~~-- - ~ 4-*94#4" 1 74.*4 r 1 ' ti- 1 f M NEW ARCHITECTURAL TRIM - Â«33?Â¥01 1 E- 51 11 -*- i 7 F 0 NEW STEEL LINTEL - EXTG MASONRY - ~---*---1-r--L~~] |~+Tif-* 13'10 - 1 - 1-?lihi , 1 OPENINGS TO REMAIN ~ -.- ---=..-~r "~1$~ WITH NEW STOREFRONT 8 .- -1 , -4..._. I -4 1 - ADJACENT 11 {-IN BUILDING (N.1.C,) FRAMING t: ,-- ./ 11 ?.m NEW ACHITECTURAL -r *,6,.1~1 0 1=LUEN]LI 55*~L_: Ml e -, Â·Â·: - 41 E 1Â§ - ACCENT LIGHTING ------- - -.-L[U=-,czELL _-- . 0 PROPOSED BUILDING ADDITION i A-240 0 R 0 '91,0003H1, SVIner,Â¥3 SllÂ¥130 NOU'Â¢AtaSSWd 0/80.LSIH .31 I.En-.C~nur<-00'Ql~~~N,UMma,4.INLELL. '3~,1,~+Uwl-uty-tK)Clnill/VIMJ-i<~A~,IMU-1.--L.-1.-$*T~-j-kfUE5~~,A.*-1~MOUS'.I- ........".~S~US,-0'3.. 0-Ct ON /001'rE/ Â·ON 103r0tid NAAOHS â‚¬V :31/09 17ZEd NVVy.04 3 00Â£ 13 19 NIAA .'ZO T L 31VO .LL '03MBIAQU SHED ROOF FORM ~ (ROOF COLLAPSE) UNEVEN WINDOWSPACING FLAT ROOF FORM ADJACENT BUILDING . I SHED ROOF FORM BRICK r DETAILING ORIGINAL - BUILDING Â« IIll END 3 e -3 141,- A , 1 4 1 . - Im , i *. '.4 ' ARCHED .Â·-f < ,..* r DOORWAY ; t. 3- 414 - # i A W P fil' + 1893 BIRD'S EYE MAP ILLUSTRATION SLIDING BARN DOOR 1950 PHOTOGRAPH IF - 3% R iii le i 5 4Â¥ ..t* - 4,4 1 1,0 ..12' 1 t. 1 ' 3 " --2 6 *, Â· / .rl 1 0 /3 / A&'ll'.MT-3 iÂ· 29. i Tt .5.- , ....$ I. ...} : .62 3 X ./l#- Ely.0. I 6 4 .7,99=, -9 . 46. 6 1 b .* ' ; I .r - kle E f Â¥ 1 k . â€¢ Â·Â· %r'6. I n . * 21 . .. .1 /2., & 1 91 ; %. 1 ..9 Â·Â£%'â€¢4~~t~~tj 'Â·2~â€¢'2. :'+ 1*fi# , g. 1 41 1 7 44 rt .. lillip i A '*41,ip. 1 16'i[Fr Ut JI,1 I . 4 i ' '1 imul rir ' A ' K .. 1 I + 1 0 - ./.1,/ //.4,9 e/11:.,t, KII ./ .1 OWL CIGAR--4* Â· 4 .P i ': 51.~ .i . . ch<--,â€žf, 8,4U1,mill,1 + ' 1 *9; . SIGN :IiÂ© f~'Fuit 'I- 11 4 1 : .1. -*. . . :EC UNDATED PHOTOGRAPH GARAGE DOOR GARAGE DOOR --- 1957 PHOTOGRAPH Â£ A-250 Â¥1013 30V-1Vd 1Â¥1SAUS 31% a. Uâ€¢linÂ¥~ W;,~WU-'~1 GLEd 2 - 4414421.-*19- -691 --i - vooprt' ONNOilv001 I tgeâ‚¬. ON.LOBCO/d alvDS 00'N3dSV 03Mal/,3/ 6O1OHc 01UOiSIH AGNAA,BJ STAINED GLASS -. WINDOWS REVISEDWINDOW, - 1 44//1/ Imf SPACING -, -- -r . -2,5900Â£8 iÂ·"Gri F 1. I I. VA .I =. 12;1.414&~1- Â·Â·23 65'' - MlÂ· Â·279* 4.44 . i - .....MAN.---- : 4 422=2 7 1 ' 11 '.4 ME".11'i/1 . $ .t ~I'll'llimmiglill// 9:*:1/Mee:8 "lillimmirjamall'll' &.2. 4 4 , - . P. . 12,7: .44*4*.i, 1.4. 1 ... 2 4,15-9:S Â· Â· i 1962 PHOTOGRAPH REMODELED ...../...2...WIHEEE- '2*- - t STOREFRONT 1966 PHOTOGRAPH 1966 PHOTOGRAPH 1:8. 1/ j i 23 : .f 5 . li H REVISED WINDOW SPACING REMODELED BUILDING FRONT FACADE ADDITION 6- - - . 1/I# rvt' ,~ Â· Z S 7Â·95 t' NA.. Â£ 2 Â· 'e ./ , REVISED % Iii REVISED 1 Â¥n BRICK BRICK ---RER DETAILING N 4 , 9.... . DETAILING , p ' 1 r , BUILDING NEW . EXTENDED t CORNICE 1 . 1. DOORWAYS -U: INFILLED L - 'Â¥9, '-'-2 Â· - . 1, hAD:4 . . .....1/ill/Â£44 Â·. ' '.1 :7: 1,% â€¢-2 1 # 1991 PHOTOGRAPH (1973 REMODEL) 1980 PHOTOGRAPH (1973 REMODEL) W-Al# 101.W 1.. 30V-1Vd 14191230 - IV.A. 9LZd NOridIWOS30 1.1 ON 00 NadSV SNO!9143/ ~ 1 1 .05>Â£' 'ON.01201 1 Â»Ott-CL /Nl/3'O/d 31Â©' < S010Hc OIMO.LSIH 311!' SNIN'Â¥el - AS .... / 1 R 1 ALLEY DRAINAGE ISSUES WILL eE ADDRESSED IN ENGINEERING PLANS n ONE-WAY ALLEY- 17-7 .'.0Â· .-0- DETECTABLE OPENTO- WARNING 5URFACE. TYP. 11 1 11 11 1 4/ 11 1 1 1 - ':,1 1 bl f 1 1 TI 1'1 7 Â¥ 1 1 L PU!,NTER.TYP. W 1 -1.9-1 1 2 11 * *& +1111 61 8 45:. TTENA 4151 1 1 11 illil f it.'I ' 300-312 E Hâ„¢AN AVE. .*:i, E r k=UÂ»*V 3 REE STOR ODGE ~ 0' 1 0.12 f Tft' f lili .1 " bâ€¢rU_,/,i l. It, ",1 1,7 J r 11,%pl 11-41-11 111 " 11-7 1111 NEWPEDESrRIW NTRYOCOR DISTANCE./ - l f wa 1 NEWIEDESTRIA / ENTRY[MCOR Ill' ,rTRY DOOR' ISTANCE 73'-5- 11 1 1 DISTANCE 15'-e 93-// 1 1 6 30.-31 1 Â§ j 11 1 - 3 0.8 A , i = ;--1.-~ 2aa,km~'. . , LIP FU 'S~= = - EXIST TREE 3- GRATETYP. EXIST. 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' r i. -AIT Â¢ /j. P r B'.:-- .r. A# . -Â·- 1 11 - I #/: I d - r- k 444.l ," I ZIE."I.J..5.......iv/li.4 . r- "......~ 4-1- :U;-- -544,5/:-,/ 91-4 Â«Con ~@ - 44% Or-JZZ, .._ 7~~~37-- ./.-- . f. 3 -# I .... 'i ~ 2-re *:.-'27- . *ar... f + - T *- , e 222327 ' . .-1 --1.- $*I - 41<=itt- 727 - 4- , 4 -0 11,8 1 Â£41 . i .5 1\) rg,-213~- ~ lilli. .- - - 4-27-LiT5rib#E~--~54~f//Earges:679**~~ 4 f .- - .-Â·*-r.-I.U.J-....7-- - r ' 14 , 6 k.. -4 -- I # . ." .' 4 1, ' I 1â‚¬1, 1.11, ~. r v: :th -,isf# Z ~:--'e,EJ~ 9 f 3232 .. , 44 -,0 ---4 ./ ly 22*--002 . .. -NE.. 0 4 . HLI. f 1 1--2~ ,k k ~S. -41'e.~ ~ Â· - *-â€¢- 3- 7;-u.151 I -- -Â·'47(:iN (11!1~1**V.(g : '.: 3 . "12 Â· , .7=I=e . 9 *--irm*m 9 1, 11.â€žVil: 7 7, t -- .. Il, : - 4.209 11 .922= 92 +4*t '. - . 6*24, 1 , 4 . 'NIN. 1.. 1 ,&-0-:.-4 , , 12 341Â¥,4. Rfa-'5 .- ,21Â¥ Ii,iw*. ~ 90 f'61 ....,4 â‚¬=c 1 Â·Â· *. I .16 A - , 1 r . ' â€¢49 4 - I 51. e 24 2> 41Â».... L. -r--1- r . -..1-1/1 **fic-:-- 4,25;-323= ........... ... 1 3%27111 1. . 9 .i.'-2-: .- F . : , . pr' 2 - milimill,11& - A 6 u eny tUJU U{218/ MI Wct:6/ 21 16" '"'- .~..0., ATTACHMENT 6 0-213-1 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE (2~~ ADDRESS OFPROPERTY: 300 4, 3rk {20'54 kkgRon AvenÂ«e. , Aspen, CO SCHEDULED PUBLIC HEARING DATE: fAO,rull 9 , 20,1 STATE OF COLORADO ) ) SS. County of Pitkin ) 1, c)0 di Jo-co642.,7 of #AA) LOU Plan n int (name, please print) being or representing an Applicant to the City of Aspen, Colorado, herkby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code iii the following manner: Publication of notice. By the publication in the legal notice section of an official: paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to tile public hearing. A copy of the publication is attached hereto. 1 , 3 ./ I.& ' I 1./. â€¢ ')t Posting ofnotice: By posting of notice, which form was obtained~fr6AY thJ Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was osted at least fifteen (15) days prior to the public hearing and was continuously visible from the (7~day of 'IP, 61<6Â»~* , 200/Z' , to and including the date and time of the public hearing. A photograph of the pdiied notice (sign) is attached hereto. >4 Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Lanel Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of properly within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. (Conti}med on next page) Aspen Historic Preservation Land l Jse Application Requirements, Updated: May 29,2007 Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or aniended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning nial) shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Â®#ature(_j The foregoing "Affidavit ofNotice" was acknowledged before me this â‚¬ day of 0/14+6-'fl , 1004_,by 4)44 J*06 91 WITNESS MY HAND AND OFFICIAL SEAI. JOHN A.-FORiÂ¥Rii~~~~~1My ymmlition expires: 099 5/10//0 . i . ' 1 NOTARY PUBLIC ' STATE OF COLORADO NOTARY ID 19994005341 ..NplmÂ·yrubtic o MY COMMISEELEXPIRESMARCHM,2019~* ATTACHMENTS: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICE (SIGN) LIST OF TnE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL Aspen Historic Preservation Land Use Application Requirements, Updated: May 29,2007 1. 1.. 41 & 4-41;1111 71/ THE CITY OF ASPEN City of Aspen 1305. Galena Street, Aspen, CO 81611 p: (970) 920.5000 f: (970) 920.5197 w: www.aspenpitkin.com NOTICE OF PUBLIC HEARING RE: 300-312 E. Hyman Avenue Public Hearing: March 9, 2016 at 5pm Meeting Location: City Hall - 130 S. Galena St., City Council Chambers Project Location: 300-312 E. Hyman Ave; Lots K, L, and M, Block 81, City and Townsite of Aspen, PID #2737-073-38-005 and -006. Description: The applicant proposes to renovate the existing building commonly known as The Crystal Palace and an adjacent commercial space for use as a lodge and restaurant. Land Use Reviews Reg: Conceptual Major Development, Conceptual Commercial Design Review, Demolition Decision Making Body: Historic Preservation Commission Applicant: 312 E. Hyman LLC, 2001 N. Halstead St., Suite 304, Chicago, IL 60614 More Information: For further information related to the project, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2758, amy.simon@cityofaspen.coin. R*?t.%~54'Er 4 1 -, 0. r .. ,W//~37 Â£*:' 4 ..ter:+ I-2/ U,Cly St///Il . . 9-- Iki Â· . . rb .S . t.':9 ++ I ./ . . 4 L--2/149--CLA= 1 ..4 4â€¢6*:6 -- 46 8 4 . e J I 1 - 111 - - 4 4-- 1 1 1. E 1-i-4*-4 --Â» 2 2 i , 1 1 - 7 - .i -" -V' I 2-/ 31=11 ct - - 1 ~#alti.Â»<3~ - k. 6. - " 312 E. Hyman LLC, is proposing to develop a 16-room boutique hotel with ground-floor commercial (restaurant) space on a 9,000 square foot lot located at 300-312 East Hyman Avenue. The main level will contain the hotel lobby, front desk and storage spaces, as well as an approximately 4,950 square-feet restaurant (including kitchen). The lower level will feature a fitness center, restrooms and locker areas, and a guest lounge. Most of the guest rooms (14 out of 16) are proposed on the 2nd floor of the building. Two additional suites are proposed on the third floor, along with an outdoor pool, cabana and service bar. The average lodge room size is less than 500 square feet and there are no free-market residential or timeshare units. The applicant is represented by Haas Land Planning, LLC (Mitch Haas, (970) 925-7819, mitch@hlpaspen.com). EWOON&+SWMfla*!POTZE@ 1-1 -> /- l. Â· . 1 1 1 , + + . 1 141 . L $ v - i ill + -.2.'-'~~5..019** . 4 .....t I. i + I. - I . - 1 , :. I . 1 * .. 4, I . ; 4 r g: 8....fhÂ·Â· + I . .t t â€¢ Al/4797 r ... 1 + A . ./ .+ 18* . , 44 + , 47:#:14 -1 . ... .1... ... . I. I. - ... ..... + /1.1- ... *2~ e 4 2234 P %1 , ; 07 1 1 0 1,4.11 , 041 Er-: 111 1 4 ,1 I Â·f: ~ ' . : 'i t~ 6 * 1.1 t % 11 11 4 + '11 ,1â€¢ 1â€¢ ~ "B f 3.4 ~' ' ' 1 1 lili â‚¬ 1 4... ..F 4... '31Â¥%.'. 71 Â·Â· Â¥ 39 :..W + . 4.' Â· i, 4 .... â‚¬ I I UXg >2>. 1: 2Â»6* ; C~Â»0 .Â» ... , .8.-f '4Â» . I - 1 : . + i.11 41 I .4 Pitkin County Mailing List of 300 Feet Radius From Parcel: 273707338005 on 02/09/2016 (Al 51 d ida02 j 0Â«1' ercel 2937 07*33900(p 44",IN ' CouNT< Â©0.04) Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. hÂ®Wwww.pitkinmapsandmore.com 305-7 MILL STREET LLC CITY OF ASPEN HILLSTONE RESTAURANT GROUP INC 2001 NORTH HALSTED #304 130 S GALENA ST 2710 E CAMELBACK RD STE 200 CHICAGO, IL 60614 ASPEN, CO 81611 PHOENIX, AZ 85016 WILLIAMS DEXTER M HALL CHARLES L SHENNAN MELISSA A 82 W LUPINE DR PO BOX 1819 1242 N LAKE SHORE DR #4S ASPEN, CO 81611 ASPEN, CO 81612 CHICAGO, IL 60610 SCULL JAMES E 312 EAST HYMAN AVENUE LLC LINDNER PROPERTIES LLC PO BOX 2051 2001 NORTH HALSTED # 304 17017 SE 26TH ST ASPEN, CO 81612 CHICAGO, IL 60614 BELLEVUE, WA 98008 STETSON WILLIS J JR & SALLY W XAMASS ASPEN REAL ESTATE LLC RIVOLI INVESTMENTS LLC 23 SLEEPY HOLLOW DR . PO BOX 3394 533 E HOPKINS AVE 3RD FLR NEWTOWN SQUARE, PA 19073 ASPEN: CO 81612 ASPEN, CO 81611 LEE FRANCIS A GUNION JOHN F FREDRICK LARRY D 706 NORMANDY 1004 MARINA CIR 215 S MONARCH ST #G101 MOORESVILLE: NC 28117 DAVIS, CA 95616 ASPEN, CO 81611 ROBERTS JANET A MOJO ASPEN LLC CLARKS ASPEN LLC 1 215 S MONARCH ST #G101 215 SMONARCH#G102 818 SOUTH MAIN ST | ASPEN, CO 81611 ASPEN, CO 81611 BLANDING, UT 84511 GRAND SLAM HOLDINGS LLC ORR ROBERT L CLARK FAMILY TRUST 215 S MONARCH ST #101 2700 G ROAD #12A PO BOX 362 ASPEN, CO 81611 GRAND JUNCTION, CO 81506 ASPEN,CO 81612 BRINING ROBERT D PCU-5 LLC HART GEORGE DAVID & SARAH C 215 S MONARCH #203 418 E COOPER AVE #201 PO BOX 5491 ASPEN, CO 81611 ASPEN, CO 81611 SNOWMASS VILLAGE, CO 81615 BERNSTEIN JEREMY M PROFIT SHARING PL KELLY GARY DAVIDSON DONALD W 610 NORTH ST PO BOX 12356 864 CEMETERY LN ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 1000 EAST HOPKINS LLC BRINING ROBERT DAVIS HORN INCORPORATED 215 S MONARCH #104 215 S MONARCH ST #203 215 S MONARCH #104 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 GOODING NANCY A TRUE JAMES R JOHNSON PETER C & SANDRA K 4800 S HOLLY ST PO BOX 2864 51 OVERLOOK DR ENGLEWOOD, CO 80111 ASPEN: CO 81612 ASPEN, CO 81611-1008 PARK CENTRAL CONDO ASSOC LARRABEE DONALD C JR SHAW ROBERT 215 S MONARCH ST STE 203 1417 POTTER DR STE 105 5408 BIRCHMAN AVE ASPEN, CO 81611 COLORADO SPRINGS, CO 80909 FORT WORTH, TX 76107 MONARCH & HOPKINS LLC 50% MONARCH ASPEN LLC 50% WELLS FARGO BANK PO BOX 1247 PO BOX 1247 PO BOX 2609 ASPEN, CO 81612 ASPEN, CO 81612 CARLSBAD, CA 92018 MILL STREET PLAZA ASSOC LLC PROSPECTOR FRACTIONAL OWNERS ASSO ELLIOTT ELYSE A TRUST 602 E COOPER #202 301 E HYMAN AVE #108 610 NORTH ST ASPEN,CO 81611 ASPEN, CO 81611 ASPEN, CO 81611 GUTNER KENNETH H REV TRUST 201 EH INVESTMENTS LLC CLAUSEN FAMILY TRUST #1 260 N DEERE PARK DRIVE 10880 WILSHIRE BLVD #2222 900 W US ROUTE 6 HIGHLAND PARK, IL 60035 LOS ANGELES, CA 90024 MORRIS, IL 60450 JACOBSON FAMILY TRUST AJAX JMG INVESTMENTS LLC LORING PETER & ELIZABETH S 2168 SANTA MARGARITA DR 9401 WILSHIRE BLVD 9TH FL 230 CONGRESS ST FALLBROOK, CA 92028 BEVERLY HILLS, CA 902122974 BOSTON, MA 02110 FYRWALD JON ERIK & GUDRUN L JAFFE JONATHAN & KAREN DCBD2 LLC 126 EAST HICKORY ST 88 EMERALD BAY 1601 ELM ST 8TH FL HINSDALE, IL 60521 LAGUNA BEACH, CA 92651 DALLAS,TX 75201 NEWMAN KERRY J & RICKI R BOGIN ROBERT M PRODINGER IRMA 617 PRINCE DR 4280 S MEADOW BROOK LN PO BOX 1245 NEWBURGH, IN 47630 EVERGREEN, CO 80439 ASPEN, CO 81612 WHEELER SQUARE - CASPER FAMILY LLC CHARLIES COW COMPANY LLC KAUF&*N GIDEON I 315 E HYMAN 315 E HYMAN AVE 315 E H'~AN AVE STE 305 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN, C3\81611 KAUFMAN GIDEON I KEBER VINCENT M 111 HOSKIN REEDE 315 E HYMAN AVE #305 1301 WAZEE #2E PO BOX 2478 ASPEN, CO 81611 DENVER, CO 80204 BASALT, CO 81621-2478 CARRIGAN RICHARD A JR LEATHERMAN ROBERT D PITNER N KATHRYN 2S526 WILLIAMS RD PO BOX 11930 PO BOX 11930 WARRENVILLE, IL 60555 ASPEN, CO 81612 ASPEN, CO 81612 DE SOTO LINDA JANE LIV TRUST GORDON BRIAN S MORRONGIELLO LYDIA LIVING TRUST PO BOX 3677 26985 CRESTWOOD 8109 WILLOW BEND CT ASPEN, CO 81612 FRANKLIN, MI 48025 BOULDER.CO 80301 FEDER HAROLD L & ZETTA F DAVIDSON ARIAIL SCOTT BOND ANN 985 CASCADE AVE PO BOX 5141 210 E HYMAN #6 BOULDER, CO 80302-7550 ASPEN, CO 81612 ASPEN, CO 81611 PLACE PENNY L REV TRUST PLACE BRADLEY E JR REV TRUST BROWN SHANE & KRISTINE 5701 S COLORADO BLVD 5701 S COLORADO BLVD 222 N DIANTHUS DT LITTLETON, CO 80121 LITTLETON, CO 80121 MANHATTAN BEACH, CA 90266 YOUNG BARBARA A WHITMAN WENDALIN WHITMAN WENDALIN 210 E HYMAN #9 PO BOX 472 210 E HYMAN AVE #101 ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 IFTNFS LLC BUSH ALAN DAVID JMS LLC 0115 GLEN EAGLES DR 0046 HEATHER LN 0115 GLEN EAGLES DR ASPEN, CO 81611 ASPEN, CO 81611-3342 ASPEN, CO 81611 WENDEUN ASSOC FOOTLOOSE MOCCASIN MAKERS INC 400 EAST HYMAN LLC 1173 PITTSFORD VICTOR RD #250 44 SILVERADO CT 400 E HYMAN AVE # A202 PITTSFORD, NY 14534 CANON CITY, CO 812129484 ASPEN, CO 81611 MTN ENTERPRISES 80B DOLE MARGARET M KANTZER TAYLOR M FAM TRST #1 PO BOX 5739 400 E HYMAN AVE #302 216 SEVENTEENTH ST EAGLE, CO 816315739 ASPEN, CO 816111989 MANHATTAN BEACH, CA 90266 400 HYMAN LLC 400 HYMAN LLC 304 EAST HOPKINS HOLDINGS LLC 6829 QUEENFERRY CIR PO BOX 351 2001 N HOLSTED #304 BOCA RATON, FL 33496 RIFLE, CO 816500351 CHICAGO, IL 60614 COLLINS BLOCK LLC KATIE REED BUILDING LLC RACZAK JOSEPH S & JANET L 205 S GALENA ST 418 E COOPERAVE #207 0234 LIGHT HILL RD ASPEN, CO 81611 ASPEN, CO 81611 SNOWMASS: CO 81654 HOFFMAN JOHN & SHARON 210 COOPER CONDO ASSOC WHEELER SQUARE CONDO ASSOC 210 W 5TH ST APT 211 210 E COOPER AVE 315 E HYMAN AVE KANSAS CITY, MO 64105-1166 ASPEN, CO 81611 ASPEN, CO 81611 ASPEN COMMERCIAL CONDO ASSOC ASPEN SKIING COMPANY LLC LIMELIGHT SUB/PUD 307 S MILL ST PO BOX 1248 E HYMAN AVE . ASPEN, CO 81611 ASPEN,CO 81612 ASPEN, CO 81611 TOM THUMB BUILDING CONDO ASSOC COLLINS BLOCK CONDO ASSOC KATIE REED PLAZA CONDO ASSOC 400 E HYMAN AVE COMMON AREA COMMON AREA ASPEN, CO 81611 204 S MILL ST 301 E HOPKINS AVE ASPEN, CO 81611 ASPEN, CO 81611 SEGUIN BUILDING CONDO ASSOC PARK CENTRAL WEST CONDO ASSOC JW VENTURES LLC COMMON AREA 210 E HYMAN AVE PO BOX 8769 304 E HYMAN AVE ASPEN, CO 81611 ASPEN, CO 81612 ASPEN, CO 81611 SHVACHKO NATALIA SEDOY MICHAEL 308 EAST HOPKINS CONDO ASSOC 35 SUTTON PL #19B 35 SUTTON PL #19B COMMON AREA NEW YORK, NY 10022 NEW YORK, NY 10022 308 E HOPKINS AVE ASPEN, CO 81611 FIERCELY LOCAL 314 HEXAGON LLC COLORADO MOUNTAIN NEWS MEDIA CO 328 E HYMAN AVE 25880 W 104 TERR 580 MALLORY WY ASPEN, CO 81611 OLATHE, KS 66061 CARSON CITY, NV 89701 314-200 HEXAGON LLC MOTHER LODE CONDO ASSOC INC 314-PH HEXAGON LLC 25880 W 104 TERR 25880 W 104 TER 25880 W 104 TERR OLATHE, KS 66061 OLATHE, KS 66061 OLATHE, KS 66061 MOTHER LODE CONDO ASSOC 3 COMMON AREA 407 HYMAN LLC G & K LAND CO LLC 314 E HYMAN AVE 416 MOORE DR 0167 WILLOW LN ASPEN, CO 81611 ASPEN, CO 81611 CARBONDALE, CO 81623 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: 300 - 312 E 4-Wynon A-04- , Aspen, CO SCHEDULED PUBLIC HEARING DATE: Hwck a ,@ Se rn , 2016 STATE OF COLORADO ) ) SS. County of Pitkin ) I, 4-76 SccÂ»Â©401 (name, please print) being or ref)resenting an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: V'0' Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the day of , 20 , to and including the date and time of the publichearing. Aphotograph oftheposted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice %ras hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of ., property owners shall be those on the current tax records o f Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conductedÂ·prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) NOTICE OF PUBLIC HEARING RE: 300-312 E. Hyman Avenue Public Hearing: March 9, 2016, 5 PM Meeting Location: City Hall, City Council Chambers 130 S. Galena St., Aspen, CO 81611 Project Location: 300-312 E. Hyman Avenue Legal Description: Lots K, L, and M, Block 81, City and Townsite of Aspen, PID #2737-073-38-005 and -006. Description:The applicant proposes to renovate the existing building commonly known as The Crystal Palace, and an adjacent commercial space, for use as a lodge and restaurant. Land Use Reviews Reg: Conceptual Major Devel- opment, Conceptual Commercial Design Review, Demolition Decision Making Body: Historic Preservation Commission Applicant: 312 E. Hyman LLC, 2001 N. Halstead St., Suite 304, Chicago, IL 60614 More Information: For further information related to the project, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970) 429.2758, amy.simon@cityofaspen.com. s/ City of Aspen Published in the Aspen Times on February 18. 2016 (11920411) r--Emmm-1 12121 FMETAL- PANEL ELEVATOR / FACADE.le' ~ - --JOVERRUN /1 r-MECHANICAL .Cl ELEVATOR---0 ; SCREENING OVERRUN __PABAPET ., 3?EÂ¥' â€¢ ~./6 -IUUM --91.I --- T/OGLASS 22,]P- j -,â€ž.1.'Al' ~ri L...:12.--v '- Â·3' 'It Â· T,'' 'Â·'Â·.Â·-"-" 7 M ..7..1. '11-z_:1~~YN"zyÂ«, PAWN G j _4-4 NT- - - - -j -METAL PANEL RAILING FACADE. TYP~._raÂ·Â·4'4?44~v-~ 1/ EXIST. 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IJ HISTORIC LOOK DOORS b~ TR,UISOM GLAZING, TYP. 41/1 ,a WEST ELEVATION . I . Uj 3/16=1'/ "" A-200 W'mil/Oall./5~nal~VO '11~033~~0J *~~~0~C]-1JNI ~Â»N~lJlm~11]i,Hk, â€¢Aair[/ UNNOI~VJ01~ i='I ONJO]rOWd 002+11 ~ ~Ung,NVJ 11â€¢EMbiA~00 1~31JhjbÂ¥ 3~4 ~01Na=h= wA a,â€¢i ,Â»11*CESO-Jgc k~c3sr caiD-,c 38 ich ~v~ E~v,Kg~ic~ D -WhrONÂ¥1-EMB03~131=9H-~81~NUL,-chÂ¥SON~Â¥~0 - Â¥ 38' HEIGHT LIMIT, INCREASED TO 400 THROUGH COMMERCIAL DESIGN REVIEW WD--Â¥101/* lil .Â·Ll 1 1111111 triliu ]11 SN0UVA313 80!haill 01]11 DNIMVBC] EXHIB 1.9-*F 420 E. Main Street, Suite 10-B Aspen, CO 81611 (970) 925-7819 mitch@hlpaspen.com Transmittal TO: Amy Simon & the HPC From: Mitch Haas Fax: Pages: Phone: Date: 3/8/16 Re: Crystal Palace Plans Update CC: m Urgent 1 For Review Il Please Comment El Please Reply Il Please Recycle â€¢ Comments: Please find attached updates for the proposed Crystal Palace plans. The designs now comply with all applicable height limits. The existing two-story elements of the historic structure will remain at their current heights while all new two- story elements have been revised to comply with the 28-foot height limit applicable to such elements. The three-story elements are proposed at a maximum height of 40- feet, which occurs along the alley where existing grade is a full 2'-9" below the grade elevation at the front of the property. In addition, a taller beam width than used between other levels has been used to provide a visual break-line between the second and third floors on the Monarch Street side addition, and the glass guardrail at the roof deck is set the Code-required 3'-6" back from the edge of the historic resource/face of the wall below. Where the historic resource's cornice line is maintained, the glass railing will barely project above and be nearly indiscernible. Haas Land Planning, LLu ~---METAL PANEL ELEVATOR ~ IN:ADE,TYP. - _ OVERRUN~Â·~ -MECHANICAL 414 ELEVATOR--- . 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INCREASED TO 40 THROUGH COMMERCIAL DESIGN REVIEW 1~Ill DNI~,AVH' 03,A31/,3. MECHANICAL SCREENING-n 1 ELEVATOR OVERRUN,h FRAME TO MATCH METAL -.T=-r- EXTRUDED WINDOW -- - CLEAR INSULATED GLAZING, TYP.7 METAL PANEL FACADE, TYP.1 PANEL. nÂ·r. PARAPET ./. Af-Il - - 37-5 1 INSULATED WINDOW SYSTEM, TYP. T/O EXIST h r]'0 8 dll 0 8 0 0 - , -----EXPOSED STEEL DETAILING. TIP. PARAPET IRD FLOOR *P , 26'-T ) . =,r- =.2-T - - J- - P'AINTED UNIT MASONRY--- '9 .:11 97 -- r' Elf n -lurn- -- i.,1 - - - -- - 1- 1= 1 - IND FLOOR I. I PANTED UNIT MASONRY---- ~~ 33Â·.4 1/2 1 I - - - r - -~aÂ·--HISTORIC FACADE BEYOND I el i=.-- 3lf I â€¢â€¢t -*AÂ·*E â‚¬ | ~, lÂ· h TRANSFORMER-*~- --- ..1 Â§ I HIGHEST GRADE ELEVATI)/ - 1 MAEi FLOOR t . - 8% m 1 1 EAST GRADE #4; 6321- 4 .r- 4 LOWEST GRADE ELEVATIONK* 0'.OM ./ r .1.6Â·' - ~ 1 -- - i - NORTH GRADE , /5/kf H SECTIONAL OVERHEAD L-INSULATED METAL DOOR Mi:i i rn NORTH ELEVATION DOORS FOR TRASH ACCESS L' 3/16 = 1'-/ i MECHANICAL SCREENING-- r-PAINTED UNIT MASONRY TYP, 3 - 37'-3 1 GLASS RAILING EXPOSED STEEL DETAILING. TYP.- 1 HISTORIC FACADE BEYON[)~ ~ ~ 000 __-_ __~lkING I t. TiOGLASS Tio PROPOSED ~ '~ 1 PARAPET 28'-0 1 - - - - lE.2.929.-G-51 .-i FLAT PLATE All/G BEYOND- C METAL PANEL FACADE TY'. Â· N ADJACENTSUILDÂ¢NG~41.C, P --- : FIAT PlATE AIMING BEYON D--1 . 1 . 2ND FLpefl_02 Â« 13'-41/2 1 ___-_-_ MAIN ELQQL,D Â« . N EAST GRADE al /a EAST ELEVATION -1Â·-I ./ U 3/16Â· = 1 '-0~ A-210 31Vld .0013 31Â¥1/ '0010 03111, SÂ¥.2./. .../.3 1.}113,3/Â¥34,1 901N3SNOOI.311,~M 3H1 PO,â€¢11,!AC3SO90SIC ~OC3'P C3~Â¥3,-c~, 4'3,t~cAAÂ¥~2â€¢,1 2â€¢ickÂ¥ loali >kAM CahS,-M# ChÂ¥ 1~~,IEI~% 3,â€¢L 31fuliGNOO NI~ ~I 1,~E.~ k31.Lit,M C~Â¥ St}NIM,%14] 11/ H INNÂ¥ld ON Ol lASSI Â¥U I 96 t'J ' 30Â¥7Yd 1 5'jaw,k SNOISIA1. 0NllIVI 31V-ld HOOld 31./.001= NO&. O J /8 I 31- I ON NO Â¥/01 I /0,/EL ON '31rl/d SNOLLVA31Â£k#01Â¥31Xa â€žIll 1~,HE] Al NMVIC] 11VOS METAL PANEL ELEVATOR FACADE, TYP. OVERRUN an - --- MECHANICAL 41'-4" 1 ELEVATOR -- - -- SCREENING OVERRUN ---------Â·--Â·- PARAPET 37Ey-, 1- T/O GLASS METALPANEL RAILING_Â£ GLASS RAILING, TYP. [ ~ Â· - FACADE, TYP-56'.--1,1 L. 1 ~ Â· T/O EXIST. PARAPET /) 1 EXISTING CORNICE - T/O PROPOSED PARAPET ,\ 28' - 6"-1 EXISTING BRICK DETAILING \ 3RD FLOOR in 26' Â·Â·7" L' . i:fit ilka. 11 11-4â‚¬E-ll il,YE.- I I ?21 1.- *Et-L ---51Â£=.Ulp--~AL==Â·d'r--~~1I=4~54-pripity ' N 11====- 1 , _ _. - _ .-- INSULATED STOREFRONT SYSTEM 4 EXISTING HISTORIC MASONRY FACADE ...LZE.- 2-ikfil |~~3| C.-:7.1| FIEZ-] |5-3 '- I -'--47.1 1~ 1 111-11 144- 141 -11â€¢11 â€ž 29 i ~ GREEN WALL SYSTEM, TYP. DOUBLE HUNG WINDOW SYSTEM TO MATCH EXISTING J 2ND FLOO.El_Â£ 13' -41/2" C- DECORATIVE ACCENT BAN 0 oH[.o o o'-'. o o 0112 o o --3-71 ... 1...ILÂ· . EXPOSED STEEL DETAILING TYP. EXISTING BRICK DETAILING 302 . 4 u FLAT PLATE AWNING, TYP. .=4=431 Â· 0 -LT. i -- r 1 9.Al -- Â· . ACCENT LIGHTING, TYP. , STEEL LINTEL DETAIL L ]1~--1% 4% rjr... - -~i=- ~ ~'_ "~ ~ BUTT GLAZED STOREFRONT SYSTEM, TYP. " INSULATED STOREFRONT SYSTEM IN ...._ i ill- 1 .--I-i gu --2 4 lk' EXISTING MASONRY OPEN[NG HIGHEST GRADE Â· Â· ELEVATION -*MAIN Fl-(225 -\ i Z @ Li 3/16"=1'-0 MECHANICAL SCREENING METAL PANEL FACADE, TYP. ELEVATOR OVERRUN /) ELEVATOR OVERRUN z --------- PARAPET Â£ m - E ---- 37' - 3" C./ E m 9 1 -1 r t.. S T/O GLASS . 2: EXPOSED STEEL DETAILING, TYP. RAILING *r) 3 ./ ~ 6.i GLASS RAILING. TYP 30' - 1" - Â£1 6-4.-92 1/ 1 4 7, 1 TO EXIST. METAL PANEL FACADE, TYP. R , i I . /11 PA13&22-Â£ ~ 29'- 5" Li/ biz i - â€¢IJ 25 : - T/O PROPOSED h PARAPET X 2M4----1 GREEN WALL SYSTEM, TYP. k '72 --L--- I- - . ---, --- 3RDFLOOR 26' -7" LJ/ 6 1-:2*252/KEEm:=.4 INSULATED WINDOW SYSTEM, TYP.- *- I WINDOWHEAD /A 114.It 1 -- 1 -1/9. : Â·rn=: FERE,it;â€ž..-i~~ --- --I ./.1. I .....:---=11 01 r Et dEN-1- 3.5 .*23 L; -:4*Ft-I Â· 25Â® 1-# iF- I : af=% DOUBLE HUNG WINDOW SYSTEM A 1 f .4 g.--=-- === 1.-131%71 -- -1 .....,=:EEL=Â»==74Â»4â‚¬?. 1 =-1 1 31.-7. -742-7.- 8-2.:-EE = =.--2~~~~~~ Â·Yt--IZZIT T~--4-5.-- .-FEN*~'~ :n. 1 -1- 1 -...:I-- TO MATCH EXISTING EXISTING HISTORIC FACADE DECORATIVE ACCENT BAND FLAT PLATE AWNING, TYP. 2ND Fl.OOR an k 13' -4~ & 7 - BRICK ACCENT 1~ Â¢ --Â·Â·Â·Â· NEEL= 4 BE=t N - .-*- . --*- f HISTORIC SIGN TO REMAIN 1 10 k === I 4-1 29 1 1 -r-- I Z I #-.tj i :i:Ii@M-%=3 JE KH 4-4211!~- .:r-=~ 1#+ LL LI_1 - --.eÂ·-4 -3-2.-- IO El.3 fâ‚¬Â« | HIGHEST GRADE 1 ' ' 2â‚¬2913*- 0 I)-42- . C.=- 'In 22 Â· - ~ ELEVATION--~1 31+Fie- ..1 -*-?Eth:in 1 I i , i ...2.... 0 . -'-39' I _....J 1,~-1-2...T= L--0 - -==,I-i:.ti/&:*=. 1. , -Ii.i- i~ 1.-L-] 3?444- ~--LOWESTGRADE i -..... MAIN FLOOR ELEVATION - -1 1-1 0' - 0" LO NORTH GRADE _ ACCENT LIGHTING, TYP. HISTORIC LOOK DOORS WITH TRANSOM GLAZiNG, TYP. 1 2 2 Z v 3/16"=1'-0" A-200 31V-Id h!0013 31Vld BOO-M DNI&13Ntl~NM~:21,11 1 11 003Ht, 5Â¥HnUWVJ 91009 11 '53NIVId 530 ~15 WilidW3O 3 M 1,10)0,~p~,1,101,Meinqi,ir)impÂ·. â€¢,0,0,i{Â£,8,1,vi g5,Â·86ruâ€¢9)131 HaNNV1daNÂ¥1 , 3nSS 9 LE L 30VlVd 1VlSAk:10 38' HEIGHT LIMIT, INCREASED TO 40' THROUGH COMMERCIAL DESIGN REVIEW SNOISIA38 all'3U0003IL Â¥ SVBnerlÂ¥0 1Hligd00Â·1031!HOWV 3H130 [N3 SNOO N311!WM 3HlinoHUM 0390109,0 Uo oasn *031V0I1dna 3610N AVI 3,0,VS 3Hi ONV '1031IHOEÂ¢ 3HI 60 MWOM 03HSINndIC INV -IVN,9,80 3,{1 3lnl LLINOO NI383H 1Vll,31Â¥W NalliUM INV SINIMVMO llÂ¥ ] 4 f 419 I IVO 31Â¥1 d H0013 31Â¥-Id MOOl=I 31% M 00'NadSV 03/A303B 39' - 11 1/2" POOÂ»-El rON NOLLV0O1 POott-Â£ C Â·"ON 133rCEId SNOIIVA313 HOIb!31.8 311:1 E)NIMVEK] :AG NAAÂ¥80 MECHANICAL SCREENING-n ELEVATOR OVERRUN /Fl EXTRUDED WINDOW ~ - - ~ - FRAME TO MATCH METAL -41---4" METAL PANEL CLEAR INSULATED GLAZING, TYP.-, ------- - --- PANEL, TYr. FACADE,TYP.3 PARAPET L .~ --- - -Sny--7 '=.i - .1.= EN:. gmt- == - - -EXPOSED STEEL DETAILING, TYP. INSULATED WINDOW SYSTEM, TYP. T/O EXIST. PARAPET L ",al- .li//+ 3Â¥7-7 3RD FLOOR L . ki-.l 26' -7" 1 ' I.- ini ki = = PAINTED UNIT MASONRY=-- =In= li = Al h ==4 2Np FLOOR F * 13'- 41/2" U/ # PAINTED UNIT MASONRY--162 2.--~~~EL.12 -2 - lilli Will ---HISTORIC FACADE BEYOND -- - - I . 0 5: p .76 i HIGHESTGRADEELEVATION*~ m . 1 0. TRANSFORMER ZIE~ 1 -= il- li -- MALFLOOR A .: 01 -0,1 0 . 4: LOWEST GRADE ELEVATION-~~ .4/ rh EAST GRADE NORTH GRADE *Ii ai 0 - ~-SECTIONAL OVERHEAD INSULATED METAL DOOR -21 - 9. C. 2 rn NORTH ELEVATION DOORS FOR TRASH ACCESS 6% 3 v 3/16" = 1'-0" : MECHANICAL SCREENING- . - r-PAINTED UNIT MASONRY, TYP. w PARAPET- all GLASS RA]UNG 37' - 3,-ic. 1:1 EXPOSED STEEL DETAILING, TYP. ' 0 - HISTORIC FACADE BEYOND- ---Â·---- 70 GLASS --- -- RAILING -1 e LU -- ---- --. 30'- Fiw -A T/0 PROPOSED 2013. M PARAPET -- lili VU 28' - 0"- -- - - - -- -- - -- 3RD FLPOR_~ h 26' - TO-L~ ~ 1/ -- L FLAT PLATE AWNING BEYOND----' 1 Fi F --- METAL PANEL FACADE, TYP. 1 1 N C\4 CO ADJACENT BUILDING (NICM ' | " O 0 FLAT PLATE AWNING BEYON[)~ ---- 0 U.1 2ND FLQOR /fi - 13'-41/y~J ' e (9 - =-= - --- - MAIN FLOOR L 1~ - 0,--0.-7 I. 8 ~ EASTGRADE /) A EAST ELEVATION 2 el '000[r 9 3/16- = 1'-0' -1' - 6" /1 A-210 31Vld B00-Id 31Â¥ld BOO-13 9N1~13]NIE>Nl 0[009 1!'534!Vld S30~15931SdIN30-3~5tZ 0 -a~01)00,~ipi,pirillqi,ie,-7 30VlVd 1Â¥19*80 ofleÂ·06[IÂ£~0Ixvj 5t5Iâ‚¬fltlÂ£DÂ«)1]1 E NMVW 21* 1 ./- HINNVId ONV-101 3nSSI St/9Wkt VO ON ON:lIV~ 31Â¥-Id H0013 31Vld Â¥0013 Dootte I :Â·ON Nollvool ~ toop,Â·â‚¬I :'ON logrOUd SNOUVAB-13 MOIblal)(3 Â·31111 DNIMVHO .9 1 . 300 EAST HYMAN AVENUE RFCE.tvto MAR 0 2 2016 ASPEN, CO CITY OF ASPEN COR* *NTY nct/F! OPMENT LOCAL JURISDICTION: OWNER'S REPRESENTATIVE & GENERAL CONTRACTOR ARCHITECT: LAND PL-ANNER: DRAWING LIST: THE CITY OF ASPEN M DEVELOPMENT CAMBURAS & THEODORE, LTD HAAS LAND PLANNING, LLC SHEETNUMBER SHEETNAME 130 S GALENA STREET 2001 N HALSTED ST . SUITE 304 2454 E DEMPSTER STREET, SUITE 202 420 EAST MAIN STREET, STE 10-B CS-1 COVER SHEET ASPEN, CO 81611 CHICAGO, IL 60614 DES PLAINES, IL 60016 ASPEN, CO 81611 ALTA EXISTING LAND SURVEY TEL (970) 429-2761 CONTACT. MARK HUNT TEL (847) 298-1525 TEL (970) 925-7819 CONTACT BY DEPARTMENT CONTACTS. TED J THEODORE JR., ARCHITECT, LEED AP CONTACT MITCH HAAS PA-1 EXISTING PUBLIC AMENITY ROB AVILA, LEED AP EC-1 EXISTING CONDITION FLOOR PLAN EC-2 EXISTING CONDITION FLOOR PLAN EC-3 EXISTING CONDITION FLOOR PLAN A-010 PROPOSED SITE PLAN PA-2 PROPOSED PUBLIC AMENITY - A-111 PROPOSED FLOOR PLAN A-112 PROPOSED FLOOR PLAN A-113 PROPOSED ROOF PLAN " FAR-1 FLOOR PLAN - FAR CALCULATIONS FAR-2 FLOOR PLAN - FAR CALCULATIONS NL-1 FLOOR PLAN - NET LEASABLE/NET LIVABLE NL-2 FLOOR PLAN - NET LEASABLE/NET LIVABLE A Â® , A-200 EXTERIOR ELEVATIONS 61.=Â£ WATJ"d",gl,IPOF ...L...~ A-210 EXTERIOR ELEVATIONS A-220 CONTEXT ELEVATION A-230 HISTORIC PRESERVATION DETAILS A-240 HISTORIC PRESERVATION DETAILS il i & A-250 HISTORIC PHOTOS A-260 HISTORIC PHOTOS J ..1. ..7-Airil . ..7.9 TIA-1 TIA SITE PLAN 6. f 2, W j 3* i 1, ... *t - - - .-7 r i . -'461 + .,Ll'rk ..//./ ' 9, , e. :,4 -1 4 1-~-'-1~- -- . , " . , 100*1#44P79'll'llimifiltkpfbafmpurily':374).PI" p,3 , -t65:~47'uu,~-~ . "IN il, 1 4 1 ..,14 2,".1 Viâ„¢' =7,24*Eje-=-, -- --I 4 . 4 1 21*p; 2 - --- I --' * Â¥ 94 - 1''d 8* 2~=- =22-: 722 i-44 -*-2 -40 -12 - .tz . ~414 * . 16-1 - 6,6 -P'=5#.a~,~Trr,f~f - 1. Â°232 -tti , , 77- y 4; 2.4*61*,MtÂ·]4~ 7-~ 1. - -'4165Â·92-33.'26'.u ' - m,FOR,7~ .--L. -2% gl'll'*11'Ar. a#Fahwert<21.1 :g - .2 - 1 11 - - . ..31. WÂ¢tbtif _ , 2~,/%3PI./.9.-:if 1.Smxmala z O 41 r'â€¢tr - - 7.74 1 k 11*./7//9/n 7.""28:~2-.J.,44# il 7,2 I =r/ 0~ - 4 -:,9 f ac . 7/ "lf,4 .9-riz- 1 4 1. .4 / 16 -2 ' = 4, ~112 34Â£//////lic>i,g,-1-Ull ic ~ - s...4 4, 0 4.--LL / /,6.1 > , ... 2 1 - I- .1 4, - . (im P -749~JiL'kiT&: e.. < 0 --TAI# -4. : 3 w 5 5 VICINITY MAP CS-1 /0091:3 Mld 30 IM w 30 MW **wi ui lEi 00'N3dSV 03M3IA3H 83NN d ON 3nSSI 30V1Â¥d 1Â¥1SABO St/9 ULL N~Ildllzli SNOISIA38 011 '380003Hi 2 Sllnfrill IHDIMA/00 1031!HOIV 3Hi 30 INBSNOD N31.LIUM 3 HI IAOHill 03S010% 80 03SA (]31V0,ldll 38 lON Alky 30,VS 3HI ONÂ¥ 1031IHOE 1 3Hi 30 )Â¢MOM 03HS,INnd,In ONV JINIDIJO 3Hi 3111, LSNOD N!3I3H 1,83004 .311,/AA INISINIA ./011/ , -~EL ON NO11Â¥DO'l POOPPEL ON 1O3rOtjd 133HS HBA00 31111 UNIAANK] 11 31VDS - 1 a LEGEND AND NOTES O SET SURVEY MONUIENT PK NAIL WITH ALUM TAG 25947 ADDRESS: -300 K 312 EAST HYMAN AVENUe 4 SURVEY CONTROL DECIDUOUS TREE WIâ„¢ CALIPER. DIA~TER IN INC}ES. DRIPLINE IN FEET Â® WATER VALVE ~ STREET LIGHT ~ FIRE HYDRMT 1Â·-10' 1~DISK O UTILITY BOX 0 10 20 25947 ALLEY ~ 7912.3' SILL 7912.5 METAL TREE GRATE U.:60?ug:Â¥otnT STREET LIGHT W/ PAY To PARK SIGN (20 g~VE~| L OCK 8 1 e R 0...j 7912.6 MANHOLE 4.3 SLANTED TEXT DENOTES BUILDING TlE TO PROPERTY UNE PARKING - --4 - I .... (8 73.09 %' 00.47.) KIOSKÂ· PROPERTY LINE 7-1 ...1 - E e / A&%54/ 1. . . 411 - - - EASEMENT LINE BOOK 190 PAGE 487 Â· Â· &1 ~ EXCEPTION REFERENCE TO TITLE COIHITMENT 9 L 7913 UTILITY EASEMENT THIS PROPERTY IS SITUATED IN ZONE Â·*Â· [AREAS DETERMINED TO BE BOOK 313 PAGE 277 OUTSIDE 500-YEAR FLOOD PLAIN) AS SHOWN ON FLOOD INSURANCE RATE 7-5 0 D PARKING MIP PREPARED BY F.E.M.A.. FOR PITKIN COUNTY COLORADO. NO DELINEATED PARKING) ~ DISK Â© 5'm~EW3:Ea:rNE,A,Idu:%71'MIP' 25947 l ', THIS PROPERTY LIES ENTIRELY INSIDE OF THE CITY OF ASPEN MUDFLOW HAZARD ~ PRIED 'ARKIWS 2 7913.5 AREA AS DEFINED BY THE CI TY OF ASPEN MASTER DRAI NAGE PLAN. PROJECT NUMBER 1963, INO DELINEATED 1 - FIGUIE ES-15. /-. PARKING] O ZONING: CC (COIMERCIAL CORE) NO SETBACK REOUI REMENTS FRONT, SIDE, AND REAR 27.5 I 1.3 / o na m m mi: zw-mniew,H-'UE CITY OF ASPEN GPS O 7893.. 2 - ALL OTHER UT ILITIES ARE IN THE ALLEY 4 1 1 18.2 ELEVATIONS BASED ON CITY OF ASPEN GPS MONUMENT NO. 8 (7893 elÂ·I 1968 NAVD .â‚¬ / i WILL JOINT ?E~*?MOPÂ·â‚¬iO~hE~i;t,ii,EFHE~i;~I~?EF6~E~) 0 0 ~ O 2 ~ ~ ~ CALLS IN (1 RECORD FROM I959 OFFICIAL CITY OF ASPEN PLAT F NUILDINGS EXTEND INTO SOUTH MONARCH STREET AND EAST HrMAN AVENUE R I GHT OF wAYS AS SHOWN FAE l A TRIM AND L IGHT INS EXTEND ADDITIONALLY. % 9 3 . i \ 5 O j. i 1 ill 2 VICINITY MAP ox Â£ 52 1"- 400' 4% i UWY+2&<34. PAY TO TWO STORY : P E PARK SIGN BUILDING U .,it* 2 b -Ims=C 1 2 8 55 Immult-lyik a. / 3 9.I / BUILDING FOOTPRINT AREA: 5,414 SO FT â€¢ ONE STORY k N 1 2 / BUILDING IEIGHT-29.4 ~ BUILDING - .ILDII 'CROA... INTO ~ ABOVE -ADE .......0.â€¢â€¢ . , BUILDING FOOTPRINT TWO STORY 2 1 BUILDING CERTIFICATION: ~ fÂ£:7 r- --- ---*-3 I Zt#R,~4&&6,TY ~~L~N~5:,A?nDON?&~S THAT THE PROPERTY XERI~ H~RMQ~~~ ~ BUILDING HEIGHT-12.0 ABOVE GRADE BASED ON THE F I ELD EV I DENCE AS SHOWN, AND THAT THERE ARE hiO 54 % / DISCREPANCIES OF RECORD BOUNDARY LINE CONFLICTS, ENCROAC+ENTS, BILL 7915.1 6 EASEMENTS OR RI GHTS OF *AY IN Fl ELD EV I DENCE OR KNO-4 TO ME 918 Â· , EXCEPT AS HEREON SHOWN. UNDERGROUND UT I LITIES WI TH NO ABOVE6ROUND ~ APPURTENANCES AND DOCANTS OF RECORD NOT SUPPLIED TO THE ./9 F ~~STOP i CONC 141-K WI TH THE SEAL OF TIE SURVEYOR BELOW. ERROR OF CLOSURE I S LESS THAN SURVEYOR ARE 6*CEPTED. THIS SURVEY IS VOID UNLESS IET STAMPED IN 75-09'11-W 90 69 DATED: 1/15,000 JOII M I-ORTH P.L S. 25947 9 /6 STREET LIGHT W/ Ail . MIl!.11'It- 5 PAY TO PARK SIGN CO,Â®. I'Â£-~r ~ --Â»- -- /5 *ACK OF Cl~~~Â¥., C~~ awlk L BRASS DISK 19596 418,#.8 506 2' W C. {T.B.M. 7915.0') =&; No DEL i NEATED PARKING V /,4 ME 7914.6 9 0 IMPROVEMENT/TOPOGRAPHIC SURVEY EAST CITY OF ASPEN GPS 3 7917.36Â· PARKING ".11,4,4., KIOSK OF ROD, 4 KeNUE LOTS K L AND M BLOCK 81, TZ CITY A~ TOWNS I tE OF ASPEN. CITY OF ASPEN :?wro:Fc:!16 TIE PROPERTY DESCR IBED HEREON IS THE SAIE AS THE PROPERTY DESCRIBED 1.1.1 IN COMâ€¢lITMENT NO. NCS-6576*7-CH,2 WIâ„¢ AN EFFECTIVE DATE OF MARCH 4 2014 ANÂ° C.) THAT ALL EASEMENTS COVENIANTS AND RESTRICTIONS REFERENCED IN SAID TITLE CO-117'ENT OR APPA*ENT FROM A PHYSICAL I NSPECT I ON OF THE S I TE OR OTHERWISE KNOWN TO 1*E HAVE BEEN PLOTTED HEREON OR OTHERWISE NOTED AS TO THEIR EFFECT ON THE SUBJECT PROPERTY. CONTAINING: (9,047) SO FT â€¢, 0.208 ACRES â€¢ 28 * 53:2 9 5 : E PREPARED BY D ASPEN SURVEY ENGINEERS, INC. < 4 210 SOUTH GALENIA STREET r ASPEN. COLORADO 81611 l 1 l l PHONE/FAX 19701 925-3816 =F?:- i:'g,r,pw.w ._. W:1-2 0% ~~~I 4 /01 113 3715 1 2 3: ALTA 4 NARCH STREET *AL< 4Â·30Â·49Â·E 100.00 '011'3HO]O3H1, SVHMWV) UE[9061:IL,Il}XVJ 525 lÂ·962(Â£â€¢Â¥1111 91009 1 53NIÂ¥ ld 53(] ' 15 H315.~I'~30 1 ,5,2 NOI1dIHOS30 011 380003HL y SVHAIWV) 1HDIHAd00) LI)lill[*1Â¥ 3ll 30 IN;ENOO N]illaM lil inoil,M 036010SIO 80 03Sn Cal'OlldnE] 38 loN AVIN BINVS 30 1 ONV 1031,HON , 3,41 30 blyOAA (laHS]lindwn C NV 1VN,9,80 3H i jinillsâ€¢00 N,3&,3H 1Â¥le,3 LVI N311 IUM INV SON IA Val 11'd FOOPPÂ·El Â· ON NOLLÂ¥901 ~ 311,] ONIAAVIO /N98*1 HO/Hl[NI 1 [;NINNV Id I MUJ ]1IWJWV 18 NMVE:ja (I' O SET SURVEY MONUMENT PR NAIL WITH ALUM. TAG 25947 LEGEND AND NOTES (2} ADDRESS - 300 AND 312 WT HYMAN AVENUE- (3) a SURVEY CONTROL N BEARINGS BASED ON THE NORTHWEST CORNER OF BLOCK 89 [NAIL IN CONC.1 156.73 S.F. AND THE NORTHWEST CORNER OF BLOCK 95 f BRASS TAG 286431 (N 75Â·09Â·ll ~W) {HOR I ZONTIL CONTROL) RECORD BLOCK 271.40 Â· AND HYMAN IVE R.O.W. USED LANDSCAPING [5) CALLS IN U RECORD FROM 1959 OFFICIAL CITY OF ASPEN PLAT (6] Â® WATER VALVE --_ ..0...' 8 1 110' METAL TREE MITE 17] Q STREET LIGHT 1 -10 DISK (81 27 Fl RE HYMAN, 25947 ALLEY 0 10 20 U.S. SURVEY FOOT ~ O UTILITY BOX '20 00...ED BLOCK '11) BUILDINGS EXTENDS INTO SOUTH MONARCH STREET IND EAST HYMAN AVENUE RIGHT OF WAYS AS PARKING -%. J ve. I SHOWN. FACIA TRIM AND LIGHTING EXTEND ADDITIONALLY KIOSK [12) MANHOLE WELl AND WATER 1-7 ,- 0 183.48 S.F. SYSTEM EASEMENT ; 'Â· 31 E . 3 SLANTED TEXT DENOTES ault-DING TO PROPERTY INE TIE (S 75'09 (!31 1 BOOK \90 PAGE 4&7 Â· ~~ 90,47 ; (14} PROPERTY LINE LANDSCAPING 1 12 UTILITY EASEMENT BOOK M j PAGE 277 (I 5) - - - EMEMENT LINE 4 0 PAVED PARKING DISK O H) O EXCEPTION REFERENCE TO TITLE COMMITMENT (NO DE/ NEITED PARK[NG} ~ 25947 (17) THI S PROPERTY ISS ITUATED IN ZONE Â·XÂ· (AREAS DETERMENED TO BE r < ~ 7 PNED P hWA \WS 2(90 I OUTSIDE 500-YEAR FLOOD PLAIN) AS SHOWN ON FLOOD INSURANCE RATE .Â¥LKS 12 (NO DELINEATED THE REFERENCED FLOOD MAP IS THE CURRENT FLOOD INSURANCE RATE MAP MAP PREPARED BY F.E.M.A.. FOR PITKIN COUNTY COLORADO. COMMUNITY-PANEL NUMBER 08097(0204 C. EFFECTIVE DATE: JUNE 4. 1987 / PARKING) O -- FOR THE COMMON 1 T Y i N E CH THE PROPERTY IS LOCATED i- 27 . 5 E. / / / 3 :18) THIS PROPERTY LIES ENTIRELY INSIDE OF THE CITY OF ASPEN MUDFLOW HAZARD e AREA AS DEFINED BY THE Cl TY OF ASPEN MASTER DRAINAGE PLAN. PROJECT NUMBER 1963. FIGURE ES-15 19) ZONING CC ICOMMERCIAL CORE] NO SETBACK REOUIREMENTS FRONT, SIDE, AND REIR SEE PZR SITE NO : 73786-1 FLOOR SPACE AREA RESTRICTIONS OUTSIDE THE SCOPE OF THIS SURVEY, ~xff~ SEWER IS iN SOUTH MONARCH AND THE ALLEY OF BLOCK 81 ~ WALL JOINT THIS SURVEY OF EXTERIOR ONLY (201 WATER IS IN SOUTH MONIRCH STREET AND EIST HYMAN AVENUE ALL OTHER UTILITIES IRE IN THE ALLEY . 4 j 1 nu NO DEL INEATED OR STR I PED PARKING SPACES (221 THE PROPERTY HAS DIRECT ACCESS TO SOUTH MONARCH STREET, EAST HYMAN AVENUE, AND THE ALLEY OF BLOCK 81 A DEDICATED PUBLIC STREET 1 i NO OBSERVED EVIDENCE OF CURRENT EARTH MOVING WORIL BUILDING CONSTRUCTION OR BUILDING (24) NO OBSERVED EVIDENCE OF SITE USE AS A SOLID WASTE D~P. SUMP OR SANITARY LANDFILL < ADDITIONS CONSTRUCTION COMPLETED IN OUTSIDE OF BUILDIE, (25) PROFESS IONAL L I ABILITY I NSURANCE POLICY OBTAINED BY THE SURVEYOR IN THE MINIMUM AMOUNT ~ 1 oF $500,000 To BE i N EFFECT THROUGHOUT THE CONTRACT TERM CERTI FICATE oF INSURANCE TO BE FURNISHED UPON REQUEST. (26) ENCROACHMENTS ON ALL SIDES OF PROPERTY AS NOTED 257.62 S.F. e Â·r,Â·ri.~As~O= RNFÂ¥?,LE':StaNCE COMPANY-NCS R U 2 E LANDSCAPING B " r COMMITMENT No ICS-657687-CHI 2 8 8 0 - EFFECTIVE DATE. MARCH 4. 2014 TWO STORY - PAY TO e af MOTHER LODE SCHEDULE B. SECTION TWO. EXCEPT IONS . ~ ~Â·~ Â¥ 7. EXCEPT i DNS IND RESERVAT I ONS AS CONTAI NED IN PATENT TO ASPEN TOWNSITE RECORDED PARK SIGN 1: BUILDING INVESTORS. LLC 4 8 TERMS CONDITIONS, PROVISIONS. OBLLGATIONS IND AGREEMENTS AS SET FORTH IN THE f 6 MARCH I. !897 IN BOOK 139 AT PAGE 216 (BLANKET. NOT-PUTTABLE) . un . NOTIC# OF HISTORIC DESIGNATION RECORDED JANUARY 13, 1975 IN BOOK 295 AT PAGE 515 [BLANKET, NOT-PLOTTABLE, BUILDING FOOTPRINT IREA: 5,434 50 FT , ~ ONE STORY * , w %mi 9. CITY OF ASPEN HISTORIC DESIGNATION RECORDED IN GOOK 307 AT PAGE 909. BUILDING BLANKET, NOT-PLOTTABLE) BUILDING HEIGHT-29 4 EXISTING PUBLIC f / ABOVE GRADE 10. TERMS. CONDIT IONS. PROVISIONS, OBL IGAT I ONS, EASEMENTS AND AGREEMENTS AS SET FORâ„¢ IN THE DEED WITH RESERVATION OF EISEMENT RECORDED MAY 12, 1%0 IN BOOK AMENITY SPACE = 0 SF BU,JiNG e,CROACIES INTO 190 AT PAGE 487 {PLOTTED AS SHOWN, AFFECTS LOT Kj f i ............ 1 BUILDING FOOTPRINT TWO STORY 11. TERMS, CONDITIONS, PROVISIONS OBLIGATIONS, EISEMENTS AND AGREEMENTS AS SET ~ IREA: 2.421 so FT â€¢ BUILDING FORTH IN THE MULTIPURPOSE EAStMENT AGREEMENT ELECTRIC AND TELECOMMUNICATION (PLOTTED AS SHOWN. AFFECTS LOT Ml DISK /r - ~ UTI L I TI ES RECORDED JUNE IS, 1976 IN BOOK 313 AT PAGE 277, 25947- 12 RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECORDED JUNE 3, ROOF FACil M~-~T-- N-- 1 BUILDING 1999 AT RECEPTION NO. 431812. (BLINKET NOT.PLOTTABLE} 603 .CK .. 0 2 HEIGHT-12.0 13 TERMS. CONDITIONS PROVI S IONS OBL IGAT IONS, EASEMENTS AND AGREEMENTS AS SET SOUâ„¢ OF ~ROFERTY ABOVE GRADE FORTH I N THE AGREtMENT FOR EAAEMENT AND ACCESS RECORDED JULY 25, 2001 IT RECEPTION 5 NO. 456846. (BLANKET-NOT PLOTTABLE) G <E / m, S ION - 1 4 CONC WALK iN 73. Og.11.. @ 8 / 8ACK OF 1/ 16.33 S.F. ~ STREET LIG~ N/ / L aRAâ€ž DISK 28643 #J PAY TO PARK SIGN CON'C 10 :,Ab?IM-:#"rÂ¥7 INTO TREE GRATE 0 /77 2' /.C TO: JEFFERIES LOANCORE LLC. 1 CERTIFICATION THE PLANNING & ZON I NG RESOURCE CORPORATION. NO DELiNEATED PARKING IRST NÂ·ERICAN TITLE INSURANCE COMPANY, 16.33 S.F. 1 b AND THEIR RESPECTIVE SUCCESSORS IND ASSIGNS :m THIS ] S TO CERTIFY THAT THIS MAP OR PLIT AND THE SURVEY ON WHICH 1 T WIS BASED WERE MADE 1 N ACCORDANCE W I TH THE - M 1 N i M UM S TANDARD DETAIL REOUI REMENTS FOR ALTA/ACSM LAND TI TLE SURVEYS, JOIN~LY L91&lll.*81Â£D ATE) ADOPTED BY ALTA IND NSPS IN 20! 1. AND CONTAINS ITEMS I. 2. 3. 4, 61*l. 6,0 3, ew - TREE GRATE EAST ~1 PARKIN& C,IMPhÂ¢IEp:gl MANCM :1. 2014. 7(AL, Ah,il'I,=710. 8. 9, 11(/. 16. 18. AND 21 oF TABLE A THEREOF THE FIELD WORK WAS '7'th..7 ' KIOSK ~ DAT*'L~Ed' 4 *P:.&~1*Â· 16.33 S.F. (31* 0612- ' / -9 AVENUE ~ ~ 16.33 S.F. 9*. 2/. L.5 25947 TREE GRATE 1 TREE GRATE Nâ‚¬%7Fh.. 16.33 S.F. 0 TREE GRATE 16.33 S.F. 5 TREE GRATE 28 16.33 S.F. ALTA/ACSM LAND TITLE SURVEY 4 f 1- CO TREE GRATE U) < OF LOTS K . AND M BLOCK 81. M CITY AND TOWNSItE OF ASPEN, C (TY OF ASPEN C) 19.95 S.F. COUNTY OF PITKIN STATE OF COLORADO TREE GRATE THE PROPERTY DESCRI BED HEREIN 1 S THE SAME AS THE PROPERTY DESCRIBED PREPARED BY IN COMMITMENT NO NCS-657687-CHI 2 WITH AN EFFECTI VE DATE OF MARCH 4, 2014 AND THAT ALL EASEMENTS COVENANTS AND RESTRICTIONS REFERENCED IN SAID TITLE COMMITMENT OR APPAAENT FROM A PHYSICAL INSPECTION OF THE SITE OR ASPEN SURVEY ENGINEERS. INC. ?~'4~~1 ~EE~2~ ~ 4~EH~~~J~~NP~~~~~ HEREIN OR OTHERWI SE NOTED AS 210 SOUTH GALENA STREET CONTA~NING: 1.047) SO FT *. 0.208 ACRES i ASPEN. COLORADO 81611 PHONE/FIX (970) 925-3816 U.> DATE JOB g f C 2!MelA~10;Â°Nig'~r:*~Zy~.g~,,1 4/02/14 37 I 36D 4/22/14 REVISED " 4/23/14 REVISED :EMF':'r:ID17.F:â€žÂ¥= =Tlrin -1. 0 0 9 Â¥ 1 61 g RIAWN-U~LIC AMENITY 3/32" = 1'-0' PA-1 ;OUTH MONARCH STREET CONC VAL 40 DELINEATED PARKING 9NmUNIS>Ni F NDISKI 008311 I DNINN" 1 38ft,031JH/Â¥ 011 '3BOOO3H1, SVIIMWV ./Ill S]NI'll.......30 3 83NNVfld ONÂ¥101 3nSSI NOI1dIBOS30 SNOISIA3H oil L380003il I SVININVI LH91'.00 iall,HOUV )1 30 iN3SN0D N311186, 3H1 lnOHIIMÂ£3S010910 80 03Sn '03/011/fla 39 iON AVIN 301VS Fl ONÂ¥ 1031.3â€ž31 30 >IHOM OBISIN,din ONV liN,9180 3.1 311-1111SN00 I383+4 1VIMBLVIN N311IMM(]NV SE)NI, Ialll pootyâ‚¬ I ON NOUV001 ~ POOVk-El ON 103fOHd kLIN3KV Ollend DNIiSIX3 311 ll ONIMIWO AG NMVHO gil '380003HI 7 SvanerIVO 1HDEHAd00 1031IH0BV 3Hi JO iNGSNOO NRL.LIMAA 2Ht lfIONiIAA 0390109IC WO 03â‚¬A 'GllÂ¥]Ild[10 29 10N .050I 30IVS 261 ONV 10@1IH0t 1 RHI 30 )!dOM 03Â¢13!1NfldN[1 UNV 1Â¥NIDIUG 3M1 31nlllSN00 NILIUIH 1Â¥IU11Â¥01 Nlillm ONV SONIMVIO 11v SNOISIA38 11 6~61 TS@ ...7 00'N3dSV :03M31/~38 NOild#10330 4 31V0 'ON â€ž 83NNÂ¥ld ONÂ¥101 3nSSI " Â¥8 9PE-6 1 91/91/11 ~'9 ~ WO)#DPNvipUflfjAQWUMMM 30Â¥1Â¥d 1Â¥1SAB0 .31Â¥0 taillÂ¥~141 UNIW YU 1 1 1 1 ;INMO W 1 91009 1! INVI 530 m30 M. mop,-it ~'ON NOJN5O1 *00*ttl ON LOBTONd ~ DN191#11'DN] I *916~0 BOINABI I ONINNVAd I NEU) JURNY 31VJS 11111 011 '3~!0003HI 1 5Â¥tlngWV) SNV-ld H00-18 NOI1IONOO DNUSI)(3 31111 UNIMVEK] ~1 I \= -25 iL 2*9 k. ,>. Al ./ 5 - 1 4 .6 7- - Z. f LL N 0 = 1 1.U e[ZI â€¢L) 2 < 1, Ul -1 tr- 3 0 Ill -1 8 Z 1 4 .1 / ' VV~ .1 W .4 VAN U. 0 FAM 32~ 3 07 5 2 1 141-% 1 4 ..1 A /1 Â¥ i I , \A h 3.. .It ,Â· 66\ U 13//<1/ I / I /1 lx~. < :& .f:'. . :7 v,/ 1.~ ' '11\1'2' * 127>21\ #9*31 // - Ant....AA..'**1 , 4XX> * \Ah A/1 4Â« 4.29>44.'.34~.:' . Iiff Â«444Â»204 ./66Â«. 39<AL7 . Â· Â» h; A . 1 1 g +4, 3% 2 --1 3 1 @ 7.1>49/0001 X Â· Â·21 11 0 I. A li Z@% 4. m LL LL U) 0 0 A (0 N A 0 A r- IL Â·Â· IL dU)~U) LU;: m 0 HERE U)Â»LU, <ZZB liu 6 08 OO Z ~-O 1 . 1 1.11# /13-436 My NAH 1693 004 #loz AllE 11919 03 'Nld* WOJ'611016N3Wld :IS 6t - NOININOO -~ FAI<1146 AREA IN'Md 191*13 E*rEÂ¥]W AJ211303,1 '1'HV ' 1 t. f 4> ANOD'1*1 COMMON - 51 SF -- hi 03198 6= 1 COMMON - 685 SF 1..\\ \\ 1\1 Itt 3 1 1 \ [3 .04 C 1 [10 NET LEASABLE - 3 1269 SF \/1 C - Â£ i " --' 1 1 5 E Og i 8% Z2 . ./ 0 - 44 4 *- i t UPPER LEVEL r -/ 62055 AIEA Y I '-~ 9,#bl 50. Ff. IN r 5 M NET LEASABLE - 2530~" ~ 1~ ~ SF t NET LEASABLE AREA: 3799 SF 1 PATIO AREA: 540SF TOTAL NET LEASABLE: 4339 SF FAll COMMON AREA: 685 S \ Mrl j . C. 11 09 4 . .4 ./ Â¤ PROPEBY ME#REP; 613*fAL PALACE @UIWING E SCALE I/4"-1' 8*t lu 1 ~1 [U PIMENSON5 300 EAM HYMAN AVENLE U) . 0 EFEN, CO 81611 1LY 20I4 EC-2 9~000 1'.*I ll' 15 Ill/*. .. 0[18 QU Ule) M O VIUM)131 wa, .Opoallpue$einqui 011'38 3 1, MWV) bl3NNVId ONÂ¥101 3nSSI % 221 31 30Â¥1'~d ~1~~L~AHO Â·03M3IA3tj SNOISIA38 Gil'lk!00035 9 SVI/wvo it,BAdoo 10311108Â¥ 3Hi 30 iN3SN00 N311:UM 3H1 lnotliN A 03â‚¬010910 30 Gagn '031Vjl-IdAO 39 10 N KVIN 361VS 3W1 GNV '10311H0BV 3~4,1 30)180AA 03WS11NndNr[ ONÂ¥ 1Â¥N]980 381 31[1111SN03 6 383H 1Â¥1831901 N3111MAA UNV SONIA 9210 11'1 400**11 ON NOIiÂ¥001 *00Ft-E[ ON 133FOUd SNV-ld BOO18 NOI1IONOO 9NllSIX3 311llONINVal 91/9111/ . ..# 1-4/ -- 4 - . I. I. I I .../ ./. / 1 46'.'\4x 44x 41.3 /1.11 .Â«\ 1 51 - I miwilimmwme#imm#limmimmmilififiejEEffige.ZIMmme#misima#Grk l.... ....il/LgLT. tril**Eggimlit \\ 1 l . a- COMMON - 678 SF ~ Gill ~ Â· W Â¥ E r LOWER LEVEL 61955 Alâ‚¬A NET LEASABLE AREA 1794 SF 2,742 50. Ff, E O 1% NET LEASABLE AREA: 1794 SF .0 0 TOTAL COMMON AREA: 678 SF i Â«3 - 51 : f: -11 511 IEL 2 0 .Â¥ Ll .4. 4 PEANN65 PY PROPERTY MEASEP~ 2591, PALACE BULPING 5CALE I/4" - P 6 5 N ~ RUE PIMENVION$ 300 EÂ« HYMAN AVENLE @RE f 1 \ \ ~\\ MPENEEPIMEN5100.COM A*EN, CO 81611 JLLY 20ll EC-3 1#Â£*Ola~iNI | DNINNV ld 1 3HfUJ 0[I806~(2~91*V3 5(511@6~ Vbl 11 '3110003,41 9, SVIIng,IV] .009 1..........30 3 I. Ul/}/,Op004/pues,unqul/N,A,/ 41Â¥d 1Â¥1SAHO * I.3 11 1.1. B3NN'rid 13nSSI 91/9Ud SNOISIA38 011 380003ll 9 SVIABINVI iHDIUAdlE} 1031,H 08Â¥ 3 HI 30 iN)SNOD N3 LLIMM 3H1 inlll,M 0360109]0 80 0290 03173,1/Al 38 ION AVI 31'yVS 3,4 i INV 133 IHOt" 1 3Hi 30 WHOM 03HS,lindin ONÂ¥ liNIDÂ¢80 3Hi 31(1-lilSNOO N,383H 1Vla3LVI, NlillaM (]NV SONIA V8011' SNV-ld BOO-3 NOI1IONOO 9NllSIX3 P-EL Â· NOILVOC)1 ~ toopti [ 'ON 103FOHd 00 'NBdSV dail,13<A3tt 311ll DNWAVID ON _Â«Ull//liltill/litill/lil/llilll//illilll//lillill//lll//ll///lij I 1- ALLEY DRAINAGE ISSUES ONE-WAY ALLEY - WILL BE ADDRESSED IN ENGINEERING PLANS --~ 12Â· - 2" 60' - 0" 20' - 0 10Â· - 0" , I I DETECTABLE OPEN TO SKY WARNING SURFACE, TYP -- \ L- M.4 ] fiel /~~/~I~....~~~~~~~~~~~~ .... e. /4 lii t i Jil I id FofFLE lit 1 J 41 S,illill COVEREDTRASH AREA /// 1 1// i l 1 j/1 j~i j' lf T"A 1lÂ«\-A 'ji/// i/// li i ~// i- ll/i/ I /1/, 314 ...... LA PLANTER, TYP -- 1 'g // / 0 E %6 1.1. P h. . 2 3 6 i 2 4----,~f~ 2. 2 - 300-312 E. HYMAN AVE.OÂ» , 23 1 ///THREE STORYÂ»Â« LODGE/1/44/ 141- ffÂ«/////-Â« 1 NEW TREE TYP OF 3 ~ (SILVACELL NOT ~ j 5 1 j= REQ'DJ g -4 -11 - \1 -0 - - Al-8 -~ - 4,~~~4/44'~<5233,46&54"S~"37~~3~1<SitifffÂ«04>34t,,,<, /-12 j /ll//ll,/i il,/ . &, --TI - --. -,E - ' - Ir f8 A- - . 4Â«-01*21_1-2-,L34*. p.11 ,,@rt,11 E- 1 5'dtos. 2=0_ U) < --41 - -1 - M 26-ty *-A i= 1---Ly*~~ .~ ~~:; 3 EXIST TREE - EXIST STREET PARKING 0 GRATE, TYP. HYMAN AVENUE BENCH WILL BEE PROVIDED AT HUNTER -- CREEK BUS STOP 0 UJ ~PROPOSED SITE PLAN gmc]- 9 4 " = 1'-0" A-010 A>19 01 N3dO MONARCH STREET EXIST STREET PARKING 'O11 '3MOOO3HL 8 w=.,opoa m.q Wle>M.4. N lin*03% INNY I #1133.LIHDUY 83NNÂ¥-Id GNV101 3ASSI GL/9t/LL 011 380003,41 9 SV~ n80IVD 1H9 IUAd 00 1331,808Â¥ 3Hi 8 33SNOD N31] IdM 3H 1 WOIN 039010$10 BO 03Sn 031Â¥011/no 38 loN Alli 3INVS 3Hi ONV 1031IH0MÂ¥ 3H1 30 MU(MA 03/Silld// ONV ..Ill.0 3.3.1,19'00 /3t.H 1VI831Â¥I N 31.LIUM ONV SONIMMUG 111', Per-El Â· ON NO11Â¥301 ~ DOON-E I ON 133[OHd NV-ld 3119 va 11 11111 ONIAAVUC] 19 NMVE; La,i,//iilill/illillfll I Il I Illlill/lill/lllll ALLEY DRAINAGE ISSUES WILL BE ADDRESSED IN ENGINEERING PLANS -~ ONE-WAY ALLEY - 12-2 60'-0 20' - 0" 10' .0 OPEN TO SIÂ¢f DETECTABLE WARNING SURFACE, TYP PROPOSED PUBLIC n 'f///// 1 3~4 AMENITY . f ~ 1,376.34 S.F. COVERED TRASH AREA (RIGHT OF WAY IMPROVEMENTS) PLANTER. TYP 11 1 4 1%'.... Â·4174'' 1 0,1' L 1 /. 25 .. . B i 12 R & 2 -- 9:6 :i d & i AÂ·2-44~ X ifili E * -Â·.' U -/'54 81*:Â¥ 1 6 300-312 E. HYMAN AVE./~ - THREE STORY~ ~ LODGE~~~ 4 %.91 72 4 f ..de> X. x-/3.1 m : 0 NEW TREE, TYP OF 3 I 0 Z 0 94 1 Q ' am 9** 4 ' 0 I LU 1 r. 5 4 Al ./ 3... 9- -Z 90'- O' :22. riarta:-4.- r -1.-Â·_ - -- ~ UPI f EXIST TREE GRATE, TYP. EXIST STREET PARKING *= 1 : C . I .1 .1 V~~~. I - HYMAN AVENUE PROVIDED AT HUNTER 1- : 2 | CREEK BUS STOP | ileROPOSED_PUBLIC_AM-EN-LIX_PLAN U 1/8" = 1'-0' mg*m PA-2 91009 Il 33NI.8- MONARCH STREET ARKING d ONVI 01 BASSI 30V1Â¥d 1Â¥1SAHO 5 //9//1 1 011'380003)41 9 SWIMVI IDIMAdOD 1031IHOUV 3HI 30 1N3SNOD N3 Ll,8M 3 Hl inOHL IM OBS 01390 80 02Sn 031Â¥3,1/Al 39 1ON AVIN 31'WS 3Hi INV 1031!HONV 3Hi 30 >lk}OM 03HS!1NndNI ON'# 1Â¥NIE)~0 3Hi 31AlliSNOO NI383H 1Â¥!83.LVIN NaLLIHM ONV SON~M'nK] 1. Holt-E k ON NOILÂ¥001 *00*rEt ON 103rOWd 00'N3dSV '1-1 ' 2 ALINBAV Ollend 0360dObld 31111 DNIMVID 0 300 S.F.TRASH OVERHEAD -7 AREA 2.4 SECTIONAL DOORS \~ |---1-14 <SETBACK 5 -0 ~ ~20- 0" L__v--' , 101.0 30' - 7" 25' - 8" 28' - 3" : # f /- / rt'N FLOOR = 8 2'.9 FIN FLOOR=(-)1'6 / OPEN TO SKY ~ /1 flo. u n 11:Llary 4233=7 1 +-1 1 ; 9 1. RECYCLING CONTAINER, NE-. KITCHEN CORRIDOR ~ : KITCHEN - LOUNGE - pii-3 1-llc --4 6, r : 00164 r Plibi--1 L ~ 2\7 -11 1/4"/1-0 ~' - 6" 6 ' UTILITY C.1 1 87 / METERS . Lf - -% 0 7 a> INTERLOCKING ' INTERLOCKING , 7 01 INTERLOCKING INTERLOCKING gbi 1 RAMP DN - STAIR 1 11 STAIR 2 F -A STAIR 2 STAIR 1 / - 1 /2 I-1111-I 1 Dii-1-31 1 1 5 106 01-1 2-4 7 : - 4 Il â€¢ i R 4 I CHECK-Ily # r , -- 0 ' 1 / up ,_ ---'~i, 7 C. DNESE-ille uP B 1 11\11, --1 6 23@3 7. L 11~1\,s;%:,il 4 12 ] U.:111 fr:--fm Â«112 O -1 6 MECHANICAL _21 i E E E -~. '1Â·Â·1 Â»-9 uP //3 =-1 k : U 5M * ROOM UP --1 O i %0] 121111 L - - N \ / -93=31 Â§ A 8 1, \ / 21 ' 0, 'ILI CORRIDOR - ..==== 4 ~ / U.1 5| CORRIDOR . 27 -5 1 : 75 1 6 - 11Â·' 6 0 I. 4 9 1294 f . 5 f h \/ & 9161 - EN 2 @ 1--11 E-Cibtr - 0 95 0 1 4 4 0 - 4 -1-= 1 7-4 =E E ~ -2 7 2 ~ 1 ELEV. ELEV. Â»L - ~ ~ 3~Ev. I-1.-'ELEV.r ~ ,@*31 -' 28'-9" ~ b MEN'S ,,__,Â£~ ~~ L114 |-Litld ; ~ F. k - 2 1 / 1 3 - MEL105 i L.....11 r...... g 12217-11[1-2- L.*-1 L-= L ill-* CORRIDOR 4 b FIED L110 U ,k 22 1,-----1 ~---___ =7 11 1 31'- 4 DN 1- 0 WOMEN'S n RESTAURANT 60 29 U.106 - 101 1 LOUNGE HOTEL LOBBY * 5 9 - 0" Â° L101 i 21~-1 3 45- . , k MEN'S LOCKERS -' 1 0 plida g E ~21 0 r . 0, 58 - 9 .> .m , FITNESS ~ LE@U WOMEN'S . LU A LOCKERS b [-1169 I FIN FLOOR = O'-0 I AIRCURTAIN BY TENANT 1_Â«ff 7 4 ~ FIN FLOOR = O'-0" M A P-'r 4 I I L/_11 In i, I --0- -.4, . 4,-,LR --- +6~- - -- -\ 31'-2' ~~ 28'-3' 7-6" 12 4" 2 5 12-2 2'-11" 11-0" 2Â· - 5'Â· 11' - 2" 2'- 11'2'- 6" 10' - 5" 4-4" I 10'-6" 2 '' 1 / // .1 0 ' I I I 90'.0 90 0" 4 ' I / 07. LOWER LEVEL PLAN f MAIN FLOOR PLAN UL 1/8"= 1'.0,I ~ 1/ 1/~=1'Jo" 9 : C CD A-111 IMS 01 N3dO 0[~806ilz~01 ... .11 *ON-0 ON NOILÂ¥301 1 Moppt~ ON 133Â£OWd &3NNV'ld ONÂ¥101 3nssl 30Â¥1Â¥d 141SABO 91/9 ULL 100' - 0" 061 67 1 . 00'NBdSV 03*31438 SNOISIA3B 011 380003* 9 SvUngINVO LHDIMAd00 1031IHOMV 3 H1 30 INISNOO N 31-LIUM 3 HI LIOHLIM 039010SJO IO 03 SA 03143,1/f,a 39 lON AVI 31'yVS 3Hi ONV 1331IH0E ~3H 130>laOMOBHS,1NfldNfl ONV TVN,9,80 IHI 3181,1SN OO , 3aaH 1Vlt3 LVW N31/LIBMONV 69NIA Â¥80 11Â¥ SNVId H0011 311ll ONINVHC] 31V0S AG NAAVIC] L 2/-5 32' - 0" 29Â·-11 29' - 5 'm-- r--lp=r---1=gr--1=a IA---IEr--12 1. / - GREEN ROOF ED 1 SUITE 3 SUITE 2 91 : (556 S.F ) AREA ~)1 ~ Ulio 0202 â„¢ ~ SUITE 300 SUITE 310 / -7 4/1 SUITE 4 SUITE 1 11 I 0- 204 fil 3 Ir-E-1 ROOF ,$lilli AREA ~ 26' - 2 2 W 29'-1- 1: . IATERLOCKING INTERLOCKING '~ r 1 . h ~ INTERLOCKING INTERLOCKING 1 - STAIR 1 STAIR 2 STAIR 2 STAIR 1 lt- 2193 riia $ 2- 1 92 LEE ./il.k - . A 77, -1-T- 1 --- -1+44up Â·11 Mi b SUITE 5 (ADA) 7. A--1 -4 n ' 14' - 2" 14' - 1" .7Â·3 I 9 F-205--1 I ~ ~~ | 1 DN. 111'111 1- 8/ 1 2 L 311 . ZE - ROOF =21 -;l 17U--131 22] 9 ~ ~CORRIDOR ~ SUITE 14 SUITE 13 - , Ir- J LACCEss ~ 1.- :4 74 Flii-~ t-T ~ IR 1 CORRIDOR r~ 7.-0 '' 14' - 9" 1 1 N M 11 ? 1-ii\T 3-1__ ~ _M. _____ M==+-1 te--4 Â¢ E,>21[1 rjEr-T - b SUITE 6 4 /\ i.-2=un - b re I 206 ~~ ELEV. L Â· i A ELEV. SERVICE BAR - / \ 1 216 I -[I--*75~-~ i ~ f~--*-t -t--*3 304 3.6 - - t f ' RA:LING SETBACK CABANA - 'L\-'IL . u/Unt 91 0-2_~Â£ '4 LI CORRIDOR , , i - 4 CORRIDOR . I~266-1 STORAGE I 26Â· - 7 Â»67 4 ~ r SUITE 7 6.0 / 2 b #__, 7 ",1 ' 007 .. .. f==61 0* ____ f.Ico_Â« 1 3 % P FOLDING - 4 L 12'-2" DOORS ,~---t-1 M--r- h F 6 9 I , Â£7 /4117 ~/F RA.LING 20 m b â€¢ 2 13 -6" 9 ' w '. 0 8, I 1-0 5-0 63' - 5" F LANTING AREA E -6 5'-0 , I , I . I. '' 74. CO - - POOL SUITE 8 SUITE 9 SUITE 10 - SUITE 11 SUITE 12 4 3 6 RAILING b i ~ba 209 210 1 P+y--] 5 4: 2 FUILING SETH,CK , '9 0-17Â£ I .W / PLANTER, TYP. 9 , BUILT IN a x PLANTING AREA. TYP 11 LOUNGE SEATING b : . U) I. *4-- -=4 ' w -' t---11 ' $1 11 111 1-+ .. 1 Fw 4 .1 H . H . I H H 36 -7 14.2 13' - 8" 13 6 14'-1- 1 RAILING 'r 1 2ND FLOOR PLAN 1 /8" = 1'-0" ~ 1/8= 1-0 /7 3RD FLOOR ~; % A-112 ...IN 31VOS ./.'33//V530'1$0 B3NNVId ONV101 3nSSI 33VlVd 1V1SA83 91/9Wt L ~00*Kl Â·Â·ON NOILVOO-1 *00**â‚¬ L ON 13arOUd 00'N3dSV Â·03MBIA38 311ll ONIMVBC] SNVId HOO13 V. DRAWN BY: iD' ~~ ~GREEN ROO - ~22â‚¬7~~~' MECHANICAL - - Â·GREEN ROOF .ARE8."- ./. ./. I L W EQUIPMENT ~ , AREA 2 Z NE 2 s â€¢Ct / TOP OF ELEVATOR - 9 24 1 SCUPPER.TYP, -7 OÂ£ Z Â¥ '= Ze 82* -I -/ 00 5 52 ROOF < L ~ [F'~- ACCESS El E F 1 1 6 --Â·--liiAEIia@F- ~ GREEN ROOF AREA I.A.W.F .. 2Ld (125SF) 1~ 7'.1" ~- 8' -3" ~ ~S F.)- L 31%:1 1 SHAFTS ~ 11 1 ~ I~ 2 i -3 . -1 - L_-1 . " MECHANICA -'22-*~~-Â£-:2~=B@2'-,29~ ~ -1 - h- 310 FLOOR ~ ~ SCREENING JIBANA BELOW 1 - 1 1 1 \ 1 :1 A UPPER ROOF PLAN 2-1/8â€ž2 11-Oil 1~1 1~ 1 1 Wl ]- 6 1 3RD FLOOR - POOL AND DECK BELOW 2 T- I 11 r----- -------101-4----- -------+ L EXIST CORNICE Th ROOF PLAN 51/8'+ = 1'-0 9 5 1 % A-113 /0[Ill WIll ldS t00Â¥tâ‚¬t ' ON NOIiÂ¥001 ~ 400*4-Â£1 ON 103f0Id 83NNÂ¥ld V-101 3nSSI Z NAT SL/91/lt 140Ud~~0SED DO'N3dSV 03/0~31/82 47' - 5~ 30VlVd 1Â¥1SAHO NV-ld:100H 0390dOMI 311ll DNIMVUO 31VDS 19 NMVGO MAINLEVEL. 8,57850SF - -COMMERCIALAREA-aBIESF --DEDUCTIONS OSF =rrl=r~77Â»771~ - 1 2NDLEMEL-8.8149Â§-SF 2ND fLOOR-.2 14 8" 1 LODGEAREA6,556.21SF -NON-UNIT COMMONARE*7867.87*F 'fic==m~-111111â‚¬!1~-LEMIL'/2112,Ell -NORCONIELPDEE-AREA:-1.85.ES-SF [~~1DEDUCTIONS-a-Ey-*RRACE-DEER) -AREATOWARDSPAR:8,18966-*LLILIZZLILL____g LaRD LEVEL- L.192-2-@f~ 11=4*16]I ZIERBI[LII NONJUNIÂ¥-COMMONAREA: 567.87 SF I -60-TDOOR-TERRACE AREA: o SF (WITHIN 15% ALLOWANCE) 1 - f--Â«NORTHQfrO~~ 1,; DEDUC-TIONS-5-36394-SF-(UNDERTERRACE-DER-18% ALLOWANCE) 72.85 SF OF EXPOSED WALL 91 . .. 1,~ BELOWGRADE [LÂ»EATOWARDEAR.4,339.58 SF 4 .1 - 1 LOWER LEVEL: 8.976.75 SF COMMERCIKE-AREA-6-SF-- -NON-UNI-+COMMONAREA:2,511.42 SF _ LOWER_LEMEL_.12 - [--n<iONUNITLODGE-*REâ‚¬,465-33â‚¬F- -14' - 8" 1 riâ„¢EST ELEVATION - FAR WALL AREA -DEDUCTIONSF97675*R-(SUBGRADE-EXEMPT) L/ 1/8"= libz -AREA-TOWARDSFAR-170.56 SF (EXPOSED WAED-ExaoLA=fibKiLL-~ 1 TOTAL FAR: 21,278.10 SF (2.36.1 FAR) ZONING INFORMATION & CALCULATIONS: ONE-WAY ALLEY -- ZONING (CC) COMMERCIAL CORE NET LOT AREA 9,033 SF (90.47'x99 85') * '~Il#J E-/ /// 'r ......~ ZONING ALLOWANCE (2.5Â·1)Â· 22,582.50 SF (2.54033SF) 00 L CALCULATIONS: 5 E%5 300 S.F.TRASH,=m GROSS FLOOR AREA i#/ LOUNGE \ / /9.// AREA [ COMMERCIAL SPACE 4,804.40 SF 1 =1 FC-132 ING NON-UNIT SPACE 5,349.86 SF 12a r=~---~g-4 GROSS NON-UNITAREA GROSS LODGE AREA 1 KITCHEN - CORRIDOR - 1 ST 1,739.39 SF (PURPLE) 1ST 2,034.51 SF (BLUE) ~104 2ND 567,87 SF (PURPLE) 2ND 7.621 79 SF (BLUE & RED) 11# 11,1 '#1/'111.11 113 3RD. 567 87 SF (PURPLE) 3RD 3,771 71 SF (BLUEE & RED) W.*/* 0 1 1 11 11'll /j'/ 1 1 /1 1 -- LL 2 511 42 SF (PURPLE) LL 6 465.33 SF (BLUE) - TERLOCKING INTERLOCKIN INTERLOCKING INTERLOCKING TOTAL: 5,386.55 SF TOTAL 19,893 34 SF STAIR 1 STAIR 2 | ~ STAIR 2 /5/ STAIR 1 NON-UNIT COMMON AREA EXPOSED WALL BELOW GRADE 2511 42 SF -Lifi-1 L,13 '/ //, , ' //~ / X .1 106 ,~/ ' ~23*2, , - (EXEMPT) NON-UNIT COMMON 1/li,1- NORTH 0 SF EXPOSED 1 SOUTH 0 SF EXPOSED AREA LODGE lilli'' 1 6 465 33 SF 1 . up . 4- CHECK-IN WEST 72.85 SF EXPOSED 11 111 1 1 DN I ~~- t NIZI EAST 0 SF EXPOSED UP (EXEMPT] //// // i 9 [--m ~, BELOW GRADE WALL AREA lillil DN UP UP 9 9411-ft f~ I g 00 NORTH: 90'-0 MECHANICAL SOUTH 90'-0 ROOM EAST 82'-0 m , 1 -- --- WESTÂ· 82'-0 [*i CORRIDOR - 1 9. mm RRID - ttll /f, // //// , f// //79 TOTAL 344'-0" LENGTH 1 55 X 11'-0" HEIGHT 05 -2 V If RE 1â‚¬3 3.784SFTOTAL-WALLAREA 11 E: 0 E----1 72.85 SF TOTAL EXPOSED WALL AREA ~ELEV. b ~: ELE~' 1.-----11 : 1/// 7//// 1/1 , ELEV. ELEV. 72.85 / 3,784 SF = 1.9% APPLIED ~ . 11Â·14 1 ' - ' 8 .... ..... ./ ' ' 107 108 ~|| ~~| MEN'S L115 1 111 1111,11 . BELOW GRADE FLOOR AREA - " I 8,976.75 SF LOWER LEVELGROSSAREA $----a Â§ 1 21/8 110!U /0/0 6 X 1 9% APPLIED 170.56 SF TOWARDS LOWER LEVEL FAR /RESTAURANT /235 4 1 1% DECK,TERRACE FLOOR AREA - 22,582.50 SF x 0.15 (15%) = 3,387.38 SF (ALLOWANCE) I-----1 i 11 11 1 '1 TOTAL DECK SF - ALLOWANCE = APPLIED FAR WOMEN'S NO UNIT COMMON.' .y' / / /' ~~ 3,363.94 SF - 3,387.38 SF = -23.44 (0) SF TOWARDS FAR 2 AREA 1 739.39 SF , 1 1-Ca-1 - LOUNGE 1///1 1 1//1 TOTAL GROSS UNIT FLOOR AREA (MINUS NON-UNIT NO-UNIT COMMON LODGE FLOOR AREA + COMMERCIAL FLOOR AREA = FL161 AREA LODGE 2 034 51 SF 19,893 34 + 5,386 55 = 25,279.89 SF MEN'S LOCKERS , 11/,jjilit TOTAL NON-UNIT FLOOR AREA (MINUS LL) L108 - 1ST + 2ND + 3RD = 1,739.39 + 567.87 + 567.87 = 2,875.13 SF HOTEL LOBBY 1-i86--1 PERCENTAGE OF USE CATEGORY PER BUILDING FLOOR AREA: LODGE (19,893.34/25279.89)x 100 = 78.69% FITNESS h /O COMMERCIAL (5,386 55/25,279 89)x 100 = 21.31% Fl L/' WOMEN'S /4,240,04/./9/ 1 ///Â»6/ Â«4/ >f // / //: / LOCKERS APPLICATION OF USE PERCENTAGES TO NON-UNIT FLOOR AREA. /111111 11 lilli LODGE 2.875,13 x 78.69% = 2,262.44 SF -Ca--1 - //lill 11 111117==Â«Ill/1/jill COMMERCIAL 2,875.13 x 21 31% = 612.69 SF lljll11ljl FINAL FLOOR AREA: ~ TOTAL FAR FOR LODGE: (19,893.34-6,465.33)+2,262.44+170 56=15,861.01 SF TOTAL FAR FOR COMMERCIAL 5386 55 + 612 69 = 5,999 24 SF -f , li'lll ill f.d=-1-f L CUMULATIVE 21,860.25 SF (2.42:1) HYMAN AVENUE LU riÂ«OWER LEVEL - FAR CALCULATIONS A MAIN FLOOR - FAR CALCULATIONS - 21r8.1.0 :1 .: U 1/8-1-0 FAR-1 BURAS & THEODORE, LTD. WO) a,Opo.41,pueseing 30VlVd 1Â¥1SABO vwois /1 h NOÂ¢SIA3I (]11 '380003HL 9 SVUAGINVO LHE),UAdOD 1)311,408, 3H1 30 iN3/NOD N 311!BAA 3H1 in OHI,M 039010910 80 03Sn 031Vll/AO 38 lON AVIN 3,4VS 3HI ONV 1331Â«*N 3Hi 30 >180/0 03HSI1NndNA ONÂ¥ 1VNIE)180 3HI 31nlllSNOO N13U3H â„¢1831Â¥IN N 311]WA (]NÂ¥ SONIMÂ¥80 1. poot,-8 : ON NOIIVE)01 toot#-E[ ON 1O3rOkld 00 'N3dSV SNOI11Vn01Â¥3 8Â¥:I 31141 DNIMVIE nssi FLOORAREASU MAIN LEVEL: 8,578.30 SF COMMERCIAL AREA 4.804 40 SF NON-UNIT COMMON AREA. 1,739.39 SF NON-UNIT LODGE AREA: 2,034.51 SF DEDUCTIONS 0 SF AREA TOWARDS FAR- 8,578.30 SF 2ND LEVEL 8.814.06 SF LODGE AREA 6,556.21 SF NON-UNIT COMMON AREA 567 87 SF NON-UNIT LODGE AREA: 1,065 58 SF DEDUCTIONS, 624.40 SF (TERRACE-DECK) AREA TOWARDS FARÂ· 8,189.66 SF 3RD LEVEL. 7,703.52 SF LODGE AREA. 2,168.86 SF NON-UNIT COMMON AREA: 567.87 SF NON-UNIT LODGE AREA 1,602.85 SF OUTDOOR TERRACE AREA OSF (WITHIN 15% ALLOWANCE) DEDUCTIONS 3,363.94 SF (UNDER TERRACE-DECK 15% ALLOWANCE) AREA TOWARDS FAR. 4,339.58 SF LOWER LEVEL 8,976.75 SF COMMERCIAL AREA 0 SF NON-UNIT COMMON AREA 2,511,42 SF NON-UNIT LODGE AREA 6,465.33 SF DEDUCTIONSÂ· 8.976.75 SF (SUBGRADE EXEMPT) AREA TOWARDS FAR: 170 56 SF (EXPOSED WALL CALCULATION) TOTAL FAR 21,27810 SF (2 36-1 FAR) 1-1- 6-1 941 - Gi % R - 621 52440 SF ZONING INFORMATION & CALCULATIONS: - ROOF AREA *79)94#F/f j-ff//i///9 -- . ~:.~.~~,~~~.ITE 2 ~~~~ - ZONING ALLOWANCE (2.5:1): 22.582.50 SF (2.5x9.033SF) (EXEMPT) ZONING: (CC) COMMERCIAL CORE NET LOT AREA: 9,033 SF (90,47'x99 85') I / 8% e CALCULATIONS: / 1 202 1 1/ SUITE 300 ~~ GROSS FLOOR ARE .:181 . >~ff/m SUITÂ£310 ~ , / /22 L=4/505,52 / A 82 @21 ' 34>14 ROOFAREA ilifill.Illj I' LODGE SPACE 19,893.34 SF COMMERCIAL SPACE 4,804.40 SF i~~~ 4 LV L -0/ .//SUITE 1 5Â« ,}~il 1â€¢ITERLOCKING''~1*tio IN-r~~ '1 11'1111'111 111 NON-UNIT SPACE 5,349.86 SF MS: r 0 STAIR 1 STAIR 2 NON-UNIT COMMON 1ST. 1,739.39 SF (PURPLE) 1ST 2,034.51 SF(BLUE) GROSS NON-UNIT AREA GROSS LODGE AREA N'J n 12 1 m â‚¬ i f ~ 220 j 3RD. 567 87 SF (PURPLE) 3RD. 3,771.71 SF (BLUE & RED) ./.Â«/21 AREA 567.87 SF 2ND: 567,87 SF (PURPLE) 2ND: 7.621.79 SF (BLUE & RED) 31*31 i // 4=4 6 -6--,1. 1111 KI It I t ' 1. 1 TOTAL: 5,386.55 SF TOTAL 19,893.34 SF i /4 45 (ADA) f ;IJ ~~- ~~,/~-2 Nul'~NÂ« / LL 2,511.42 SF (PURPLE) LLÂ· 6,465.33 SF (BLUE) - ~ up ~--;~ *ttt-4-* DN 12 i jit vii EXPOSED WALL BELOW GRADE ~ / LODGE AREâ‚¬/ , / i fx 0* / 41 Â·7 Â°1414\131- __ up 71-Â«~29 1 ~ psi ~.Ws~9,1 1,tq. NORTH OSF EXPOSED ' 1 SOUTH 0 SF EXPOSED Â£ I~EN'S ~ EAST 0 SF EXPOSED 1/ . I ~ 1 '1 8 w j p CORRIDO; ~ SUITE 14 , |1 SUITE 13 /'t \~ ~' 1, ~ ~~ I , - -1 ~-~ ~ -~19-1.- 1 311 WEST. 72.85 SF EXPOSED jj ~UÂ»' 213 I â€ž â€ž--.i â€ž-1 216 ~ SER~ACE BAR WESTÂ·. 82'-0 11, 11 1// .// 1 BELOW GRADE WALL AREA. NORTHÂ· 90'-0 SOUTH: 90'-0 SUITE 6 / . / 1 ||ELEV W ' ELEV.1 714/ EAST 87-0' , \ 1- - ; f t-216 L#(31 M 12112] L=u X 11'-0"HEIGHT TOTALÂ· 344'-0" LENGTH , 4 4 1 , 3,784 SF TOTAL WALL AREA . e Â¥ U UL POOL CABANA NON UNIT COMMON AREA LODGE 1 602.85 SF 72.85 SF TOTAL EXPOSED WALL AREA 1 4/1 CORRIDOR CORRIDOR 72.85 / 3,784 SF = 1.9% APPLIED SUITE 7 //'/,9 STORAGE ~ 200 11 11 1 ~ 223~| BELOW GRADE FLOOR AREA , i-2077/ ,~// 11 8,976 75 SF LOWER LEVEL GROSS AREA M& H H ./--1/ /+--1/ DECK/TERRACE FLOOR AREA ~Â§ 23 <N /~il/j;fli i 170 22,582.50 SF x 0.15 (15%) = 3,387 38 SF (ALLOWANCE) TOTAL DECK SF - ALLOWANCE = APPLIED FAR uÂ· Â·T COMMON AREA LODGE ,Â· / , 3,363.94 SF - 3,387.38 SF = -23.44 (0) SF TOWARDS FAR - 1)6558 SF/. /// LODGE FLOOR AREA + COMMERCIAL FLOOR AREA = 19,893 34 + 5.386 55 = 25,279.89 SF 1, 1; POOL / / SUITE 10 SUITE 11 SUITE 1//7/, . TOTAL NON-UNIT FLOOR AREA (MINUS LL) Â· 1ST+2ND+3RD= < 1 1 1 3 1 1 1 1 1 i 1 1 -TlT jill TOTAL GROSS UNIT FLOOR AREA (MINUS NON-UNIT 1 Ill 1 1 1\ 1,739.39 + 567 87 + 567 87 = 2,875.13 SF i '894>=27692/ Â»12- l//i j/ li//; . - PERCENTAGE OF USE CATEGORY PER BUILDING FLOOR AREA OUTDOOR (3,38394SFEXEMPT) APPLICATION OF USE PERCENTAGES TO NON-UNIT FLOOR AREA 3 363 94 SF COMMERCIAL (5,386 55/25,279.89)x 100 = 21.31% 1111111 lilli. 1 1111'llj Â»1'litjÂ£1 LODGE 2,875 13 x 78 69% = 2,262.44 SF . COMMERCIAL 2,87513 x 21 31% = 612.69 SF == 1 W J 111 , FINAL FLOOR AREA: ' ' TOTAL FAR FOR LODGE (19,893 34-6,465 33)+2,262 44+170.56=15,861.01 SF ' TOTAL FAR FOR COMMERCIAL 5,386 55 + 612.69 = 5,999 24 SF CUMULATIVE 21,860.25 SF (2.42:1) : C /D SECOND FLOOR - FAR CALCULATIONS S 8 THIRD FLOOR -FAR CALCULATIONS ~~ 3 ~ W -18"= 1'-0" 518= 1-0 TERRACE - LODGE. (19,893.34/25,279 89*100 = 78.69% 0 . m FAR-2 011'300003HI V ./ D LH918Ad00 1031,14DaÂ¥ 3HI 30 INBSNOO N311IMM 3'1 MOHil (]390139!0 80 03Sn 031/'lldne 39 ION AVI,1 30IVE EHL ON' 1331!WOEV 3Ht do >IMOAA (]3HSI1NfidNA (JNV 1VN,El,HO 3HL 31nlllSNOD NI3d3H -'I NELLIUM (]NV SDI'4!A â„¢(] 11v B3NNV1d ONV101 3nssl 30VlVd 1Â¥1SAB0 St/9UL SNOISIAPH X00Â»â‚¬ L ON NOI1V001 ~ 40044-Â£ t ON 103fOId ON 00'N3d SV 03M31A38 SNOI.LVIn01VO HV=I 311ll ONIAAVID MAIN LEVEL ROOM ./HEDULE -Niumber-Name-Xma ~RESÂ¥AURANTT39*-72-SFNET-LEASABLE- 102 ~CHECK*I ~99.63 SF COMMON AREA ~ _193499RRIDOR ~110.06 SE COMMON AREA 1 104 ~CORRIDOR ~146.13 SF COMMON AREA 105 IINTERLOCKING 186.04 SF COMMON AREA ~STAIR 1 106 IINTERLOCKING I 105.90 SF COMMON AREA STAIR 2 ~ 107 ELE<i.38.33-Â§#COMMONAREA 108 IELEV-2IZEI~633-SFFCOMMON AREA, 109 'FRT EkE---0322 sp COMMON AREA D-19.___1.Â§IORAGE--_NE.15_SF COMMON AREA | 111 STORAGE 59.87 SF COMMON AREA | 12--3*iÂ¥dmi--Â«44*--NETIEASABLE- CORRIDO*318.55 SF COMMON AREA 114 ~300 S.F T/ASH I279.26 SL COMMON ARU - iAREA TOTAL AREA 7911 73 SF TOTAL NET LEASABLE 4576.16 SF Number ~ Name Area -0161-LOUNGE 2740-25SE-COMMONAREA ~L-102 LOUNGE_ ~69812*FCOMMONAREA L103 CORRIDOR ~64.58 SF COMMON AREA L104 KITCHEN 1839.80 SF NET LEASABLE COMMON AREA U l . ud-7 u Â«EL ------ 1 C WOMENS[535.88 SF COMMON AREA | | ~~~~~~~f~(/~~ KITCHEN .~~ FITNESS ~690.81 SF COMMON AREA u.-b * I 300 S.F.TRASH 3E COMMON AREA 82 % 2 ' 44 FfiEIjkEN's-LOCKERS ~424.95 SF -COMMON AREA 82 2 2 AREA /// i L109 WOMEN'S LOCKERS ~516.89 SF LOUNGE '11'i Gid---ECORRIDOR ~656.82 SF COMMON AREA - ~ ~ j,: 24%449 = f =jÂ«f | L102 | ~ /~ / / / Â«U n n r '54/7 Im---*RT ELEV. ~47.92 SF- COMMON AREA- 1 lilli // /52/94-~5 ~/ , ,///.5.â€ž,/7 2 01 9 9-7- /6 5 2 -I . 'C INTERLOCKING STAIRÂ·103.27 SF COMMON AREA =W f E ~NET LEASABLE SPACE Â» 4 L113 INTERLOCKING STAIR 88.68 SF COMMON AREA 1411 2 -3 //,44 i2 81*21 ~~F#26#.7/ INTERLOCKING INTERLOCKING .6351/241.20/,/ fÂ« INTERLOCKING INTERLOCKIN 1 38 5~ - L114 ELEV. 38.33 SF COMMON AREA , STAIR 1 STAIR 2 lili 1 STAIR 2 STAIR 1 47 COMMON AREA- -- L112 | ~ L113 ~~~~~~' / ~~~4~ Â«~ 105 ,. L116 MECHANICAL ROOM 430.29 SF COMMON AREA CHECK-IN ~7 TOTAL AREA: 8050.98 SF 1 11: 1 - [ 102 ~ TOTAL NET LEASABLE 839.80 SF 1 111 UP :///~, 1 * UP DN M 3 5 ' ~ li~ f=----~SUMMARY Pe,~Al-lili m'11 1[1421 'UP 81.- MECHANICAL . .uP --- E116-1 d 5 COR i' ~. ~~~~~~~ @ 1] S 4 CORRIDOR 1---76+ACKEÂ¥ 619*BLEEd-ir----~ a. 1 m CUMAINLEVEL791173SF E RooM n w /1 r-TOTALNET-LEASABLE-4,576.16-SF / 11 .1. 5 4/ , /// /0//, / r Â«2 - ELEV. 'ELEV. 0 ,/ ~--TOTACCOMMONAREA),355-87-SF /~/PUBLIC AMENITY: 0 SF r.- --- 11 0\ i=ZE=zi 3 ,1 j ELEV. ELEV. r-75-TALNETLEASABLEFFF 0 4, i TOTAL NET LIVABLE: 6,290*SF L114 L115 * o b , 49~ i~I~///////. 107 108 i MEN'S / n" ~- T-OTAL. COMMON_*Â«194 39- -: 0 LGE--1 . /9 /9. PUBLICAMENITY OSF - | @/~1 3RD LEVEL 3,701.43 SF i CORRIDOR :iEIEEE# m-FEFALNETLEE=-SF NET LEASABLE SPACE ~,0~/ ti~TOTAL NET LIVABLE: 1.917.88 SF -Lia-1 ,--1 /-Â¥6-TAL-COMMON-AREA: 1.783.85-*F-1 i 1 1 i /1/ jillill 1/ jil J' 1 jj 1 ,/~ 41 -PutiLIC AMENITY O SK- - 1 11_____I Il/jilliffil ilifilifilii.Illit Ilill WOMEN'S lili 111,111 -TOTALNETLEASABLE:859.SO-SF FE-{863 | TOTAL NET LIVABLE 0 SF -- HOTEL LOBBY -TOTAL COMMON AREA 7210.20 SF 94*U24*222221 F-166-1 MEN'S LOCKERS F-Li68 LOUNGE :lilli lilli flill/li Li31 ~ TOTAL NET LEASABLE: 5,415.96 SF TOTAL NET LIVABLE: 8,208.80 SF 11.1111 11,1 /11'' 3//11,1 FITNESS LEI-bi--1 ./ / 9.1 ///7 ./ WOMEN'S LOCKERS 1 It 11 '11 lilli 11 1 Poioin fi rf; f -- 90-0 Z Ci>t337'yMEL-NET_-LEASABLE (r MAIN FLOOR-z-NELLEASABLE~ ~~ 0 . --18--1-0 N L-1 FiP wo, a,opoa,;puese~nqui,7 1 BASSI VU 9 1-DZ-Z L 30VlVd 1Â¥1SABO S //9//1~ Pootre ON NOILV301 *00,p-E L ON 103[Oad SNV-ld 318VSÂ¥31 13N alill DNIMVIO 31Â¥OS tlel -*ILICORRIDORJÂ¥?92 SFCOMMONSPACE 201 ~ SUITE 1 387.53 g_ NET LIVABLE 202 ISUITE21461.*i-SF NET LIVABLE Â«2223*wiTE3317-41*1 NE!=!YaL_-----~ ~04 ISUITE.4311.999F NET LIVABLE 205 |dOITE 5 (ADA) 1331-74 SF--NETLIVABL-Â«-~ -ZOSSUITE6331 74 SF NETUMAEL_-___2 207 SUITE 7 1329.48 SF NET LIVABLE i *223*1Â«IZIEN*imiCNETLIVABLE ~SUITE 9 '509.23 SF NET LIVABLE | 210 ISUIT-E-10563.19*F--NETLIVABLE 211 |Slzg-TE_11___-_-1119 8%-SK--NEGIVAÂ®jUI~ 212 lSUITE 12143486SE_NET LIVABLE [213 |SUITE 13 |337.82 SF NET LIVAEL__~ Â£14SUITE-11_~**2(EINYABLE 215-ELEM=___~3 SF COMMON SPACE__________d 216 ELEV 138.33 SF COMMON SPACE TifiERTELE*4792 SF COMMON SPACE 218 CORRIDOR 164,58 SF COMMON SPACE [2191NTERLOCRINE@TAiKTÂ»6-dr--coMMON SPACE-~ 220 ~INTERLOCKINGSTAi*i~18Â§#CpMMON SPAC-E *L_---LPIEEL_ ~124 99Â§M __99MMRM-Eâ‚¬E~ TOTALAREA: 7375.31 SF TOTAL NET LIVABLE 6290,92 SF THIRD LEVEL ROOM SCHEDULE E-NumberName~~eal L~--~RR~OR-~~~~3~530-43 ST 66MMbi~ SPACE 1 --------- -- -- --- -- -- -- - yL__499RRIDOR 164.58 SF COMMON SPACE 302jSUITE 300 I1126.00 SF NET LIVABLE SUITE 3 ~ SUITE 300 SUITE 310 3031*MITE31079~sf -NET-LIVABLE- d SUITE 2 1--Sbi--1 -383-1 '304SERVICE-BAR_[825_~4 SF COMMON_SPACE 58 2 EL____.[ELER___~ 33 SF COMMON SPACE- W~ & 0 12 3- - ~ ZE |306 ~ELEV 138.33 SF COMMON SPACE LODGE AREA - Z 1917 88 SF ~ - STAIR STAIR - 307 ~T ELEV. 147.92 SF COMMON SPACE~~~~~~ .5 2981NIERLOCKING STAIR 1 |66 39_Sf COMMONSPACE SUITE 1 GREEN ROOF ~ --COMMON-SPAEE --4 AREA f 309 ~INTEREâ„¢E-Â§-IMUJZH2-M_--~ _~ - SUITE 4 41 17-' Ptbi-3 ~ ~ 21L__[MEN1_--__~0 SF COMMON SPACE gE g Â£ 5 204 ~ INTERLOCKING INTERLOCKING 3113WOMEN'S __[39.00 SF COMMON SPACE - 6113 2 11 1 INTERLOCKING INTERLOCKING , STAIR 1 STAIR 2 1 309 3~8 ~ TOTAL AREA: 3701.43 SF TOTAL NET LIVABLE 1917.88 SF Â«377 111 1 '1 A N 1 72---1 ~1 1 1 DIll lili MEN'S WOMEN' - 11 -1 - ~ 11 m 310 311- - MAINLEVEL7.911.73SF - IA /It mI,1 -0 1 __1~~ ~ ~ ~E- t_OR~RI~Â® 3 ~ m / 30 [LITOTAL NET LIVABLE 0 SF SUITE 14 SUITE 13 j ' - - - - SUITE 6 7 - TOTAL COMMON AREA: 3,335.57 SF 92 -1 1 1 / ir-'7~ i 2173 1213 ~BLIC AMENITY: QSF ELEV. ELEV. ~ SERVICE BAR rlmELEVEL.737531Sf g 206JJ li / 1 Il IELEV. Il l[~EZ711 | 11/ ]El:JEEd]I L_~r-r 306 305 12*4 TOTAfy=(*ASKE-*ISF TOTAL NET LIVABLE 6,290.92 SF - =mr - 7 rr-~ - - TOTAL COMMONAREAL12084.39- CORRIDOR CORRIDOR PUBLIC AMENITY: 0 SF 200 I 300 STORAGE 3RD LEVEL 3,701 43 SF 5: SUITE 7 Iric' TOTAL NET LEASABLE 0 SF F-iO7 7 TOTALNFf-LIVA**: 191?.88 SF 22 W HH - - JOIAL COMMONaREA:_1178*55 SE-~ 4 5 PUBLIC AMENITY 0 SF â„¢ LOWER LEVEL: 8,050.00 SF 0 TOTAL NET LEASABLE 839.80 SF 1 1 d / -TOTAL NET L-!VABLE: OSF TOTAL COMMON AREA 7210.20 SF 1 9124 TOTAL COMMON AREA: 13,413,71 SF TOTAL PUBLIC AMENITY 0 SF PUBLIC AMENITY 0 SF TOTAL NET LEASABLEÂ· 5,415.96 SF TOTAL NET LIVABLE: 8,208.80 SF LODGE AREA 6.290.92 SF SUITE 8 SUITE 9 1 1 SUITE 12 , j F 208- 1 P 269- I [-218-] , 211 ~ rid 1 r h \l : -11 _ : C rÂ© SECOND FLOOR - NET_LEASABLE - (*-3~59FfQB=-N~I-62Â§8@U~ ~ 8 g % 1% U 1/8" 4-0' N L-2 Ek@06EU.In'd .51 li 53Nlyld53O'1$8115dy 03 '95Â¥HneW U,013/Po@41puete'nq e'Â·wimi' SNOISIA3H 0.11 380003HI 9 SVIAQINV) IHDIBA<100 1031,HOUV 3* 30 lNISNOD N3 Llillt IHI inOHIIM 0@50106,0 80 0390 031Â¥0,1/Al 313 loN AVIN JINVS 3HI ONÂ¥ 10311lllÂ¥ 3HI 30 >IWOMA (13HS,1Nndift ONÂ¥ 1VNIE),bIO 3141 31nillSNOO NI383H 1Â¥1831VIN 211* INV SONIMÂ¥80 11' *00,rEt ON NOILÂ¥301 Pook-G ON 133Pokld ' 30Â¥1Vd 1Â¥19*BO SL/9"" N 00'N3dSÂ¥ SNVId 318VSÂ¥31 laN 311!1 ONIMVID r-METAL PANEL r-MECHANICAL ~ FACADE, TYP. ~ SCREENING ELEVATOR OVERRUN /1 ELEVATOR- # 41' -9,1 OVERRUN - - PABAREL.9 37' - 3" T/0 GLASS GLASS RAILING. TYP - -METAL PANEL 1 11 - FACADE, TYP FAILING ,-: - T/0 EXIST PARAPET .3 J L 1 - ~ - 29' -5" 61/ 11=- - - EXISTING CORNIC[ - =- 29' - 4" / 1. - B/CLPOOL .2 EXISTING BRICK DETAIUNG 1 :1 1 - 24' -3" 1 -4~ ~ ~-lk==.1 2 -4:=W 1 2.4 - -11 1- 1 EXISTING HISTORIC MASONRY FACADE â€¢ ~ 3| p l . 11 1 11 INSULATED STOREFRONT SYSTEM 1 -1_ L -L -- 1 - INSULATED STOREFRONT SYSTEM IN . / I ~L-GREEN WALL SYSTEM, TYP. EXISTING MASONRY OPENING- - - .-, F 214[) FLOOR ~ --- 34 8" ' DECORATIVE ACCENT BAND ~ -\ ChL - 0130 0 0 0 0 010 O 0 I'll'RI., 1 EXISTING BRICK DETAILING i r - - 1 1 - FLAT PLATE AWNING, TYP 1 11 1- -1, 2- - Ii- EXPOSED STEEL DETAILING, TYP 61 1 0 / 1 17-1 - . 1,-,ALL . % 4- r.- 1 STEEL LINTEL DETAIL 1 ----L- -ACCENT LIGHTING, TYP /- */ ' 00 1 1- - 1 9-< Mi / 4 1 1 -*hk'11,1 - -BUTT GLAZED STOREFRONT SYSTEM, TYP .im INSULATED STOREFRONT SYSTEM IN Â·| 3 4 + J M g / L. EXISTING MASONRY OPENING , D Iki _j o o E- --- 1 :O, In I I Eli CEllÂ£Â« - 1 k- , 4 , - HIGHEST GRADE 5% ELEVATION---- MAIN FLOORâ€ž~ J 2 rÂ© SOUTH ELEVATION E E U 3/16" = 1'-0" MECHANICAL SCREENING- METAL PANEL FACADE, TYP.-~ ELEVATOR OVERRUN /7 41'-9,7-7 -* ELEVATOR PARAPET , OVERRUN ~ 37' - 3" 1 -2 1,1 -- I 12 1 -~ ~ '~-' I~ ~ ---4Â«- -AY~ r ~ - ~ - 37- 1"-~/ T/0 ROOF . r-GLASS RAILING, TYP EXPOSED STEEL DETAILING, TYP.- 22~ - I.: T/0 GLASS _RAILING t 32'-10" ~ 05 METAL PANEL FACADE TYP. ~ ~|| . 1~~ 1 3RD FLOOR w T/O EXIST < pi ~ 29 -4,-4 GREEN WALL SYSTEM, TYP -- L-u_~-) A--=Lg)L-6&-U=&.%E-*.K-A ,/---hu~ 1\,L- Fg - EXISTING CORNICE -1 im 1 L aol a. -INSULATED STOREFRONT SYSTEM v e -- INSULATED WINDOW SYSTEM, TYP - ~.-- 1==11 L 13 11--1 i Â£ EXISTING HISTORIC FACADE 1.--- '.~~__.--~21~ Â£- 91 DECORATIVE ACCENT BAND , FLAT PLATE AWNING, TYP.- r - 14-8 -1 0 ASPEN COMMISSION COMPANY Â«x- BRICKACCENT n-1 GENERAL COMMISSION MERCHANT , 1 - tfUh~ t -I :2 1-= ----hia 2~~~~~~ES-~77 -~ 80 I Â· mn -m Fln I.---..--.--- -HISTORIC SIGN TO REMAIN 3 EM 101 1 - -Ilir' ili'.7/ Il'..0. |9 LE _ 1~- ~F-~ I~ -lill~l~lii~-~~ ELEVATION-~ -- i -t] Imp 1 LU 1' r ~--LOWEST GRADE -7- 80 ELEVATION 1_1 -- _ ~___.- - 2_ _1-.33-- -- -_ _2_ __- _ CO 0 0" ' - L_-LIA Npl-TH QRADE _ . i I I ACCENT LIGHTING, TYP.-~ HISTORIC LOOK DOORS 321_/ TRANSOM GLAZING, TYP & 0 -1 -- - - tI1 ' la ....dl 8 - - I HIGHEST GRADE MAIN FLOOR ~ Z /51.!YEST-ELEVATION :1 -' 3/16,1 = 1-0 : 51 A-200 31Vld h10013 31Vld 80013 HO( 3Ht?5Â¥kIng 009 I $3Nrnd %30' 15,m 31VOS #m'.m M62(Â£,B)111 won *PO@'pueseinquleâ„¢A" blaNNV-ld ON 1 3nSSI 30VlVd 1Â¥19*80 9/9WL 1 NOLLdlaer' T LIMIT, INCREASED TO 40' THROUGH COMMERCIAL DESIGN REVIEW 011 3BOGOEH 1 9 SVin8,1/0 liolt,Ad03 1031!HOUV 3 H1 30 iNBSNOD N311IWM 3,41 100Hll/A (]39010Sla &0 03Sn 031Â¥0,1/nO 38 ION AVI 31'WS 3,1 a NV'103.LIHOb 6 31~1 30 >IHOMI3HSI1NA/NO ONV 1VNI980 3H131ftlllSN03 N1383,4 *1131Â¥1, N311!MAA ONV SONiMVE,a 11/ '00â€ž-E [ ON NOI1Â¥001 ~00Â»-8 ON 133rOW 31V-Id Boo-1 3 SNOI1VA313 HOIB31)(3 311 ll DNIMVIC] 6#61 lsO . 00'NEdSV Â·03M3IA38 MECHANICAL SCREENING -~ ELEVATOR OVERRUN Â£ ~ EXTRUDED WINDOW 41' - 9" 4/ FRAME TO MATCH METAL - METAL PANEL CLEAR INSULATED GLAZING, TYP ~ - PANEL. TYP FACADE, TYP 1 \ PARAPEL-1. 37' -3" - - .- .- I ... .- - i -EXPOSED STEEL DETAILING, TYP INSULATED WINDOW SYSTEM, TYP. TO EXIST 319 FLOOR .dfl * '.. I. 2/ 29' - 4" ~ ' ./. -. - cr - --- .1 -= 'r- 1- ~~ - I - 1 Al bo PAINTED UNIT MASONRY- ~ l 'All 7- f Er - 2ND FLOOR ,; , - 14 8 PAINTED UNIT MASONRY - JL--1 -HISTORIC FACADE BEYOND Ill -= ~ - W Fa. ..It-,3 ZI' 2 2& %0 *1 -1 I - ~ - HIGHEST GRADE ELEVATIONi ~ 1 1 - 1*3. - 1 \ g TRANSFORMEl;t 22- - 1~ - 1-11 - - - 1= , __MAIN FTÂ°p,-4- 9 ~ EAS~GRADE _ , 7. ./.1- * 5- 7 :5 % - SECTIONAL OVERHEAD INSULATED METAL DOOR 2 9- v w K i LOWEST GRADE ELEVATION NORTH GRADE / cn DOORS FOR TRASH ACCESS 4 .1 1 ~7 NORTH ELEVATION /3/16 =1-0 I MECHANICAL SCREENINGli E // F--PAINTED UNIT MASONRY, TYP PARAPET /1 1 1 37' -)E/ Ir 7 1 GLASS RAILING _ _ T/O GLASS RAILING -1 EXPOSED STEEL DETAILING, TYP.- 14 - 32'F 1Â¥-â„¢ M m 3RD FLOOR F w HISTORIC FACADE BEYOND - ~4" --w - i4'1 4, FIN FLAT PLATE AWNING BEYOND - ~ --- CO METAL PANEL FACADE n'P. FLAT PLATE AWNING BEYOND--n ~t -~~~ ADJACENT BUILDING (N IC) 1 : 2ND_FLOOR AR__1 14' - 8" 41/ ' MA13 FLOO~R, 1; i & 8 =--'N EAST GRADE an Eiwd EAST ELEVATION -1'-6" El/ 3/16" = 1'-0" . I . C 0 4 A-210 4 31V-Id B0013 9/10"liON' arnburasandtheodofe com ~ 003H Â¥HneIN 0091 %3Nlvld530'15 e31541Â·130 3 t5,2 M ..* ll/.3 $25196?/*1 B3NNV-ld ONV-1 013ASSI , ~ 30Vlyd 1VISABO 9 Z /9 1/LL 31 t ON SNOISIA38 011 3~10(]03HL 9 SVInalâ€¢IVO 1% 8*'00 1031,HOUV 3il 30 lISNOD N31118AA 3ll 100Hllt,A 0390109,0 80 (13Sn 031V0Edn(] 38 10N AVIN 301VS BI ONV'103 l,HOE 0 3* 30 IMOM 03HS,1Nnd,In CNV 1VN10180 3Hi 31MUSN00 Â£ 383H 1lmalVIN N311IM0NV SUNIA VBO 11V Â¥ld 80013 31Vld hl0013 *00*t-El ON NOILWOO=1 *00*V-E L ON 133fOBId 00'N3dSV SNOI1VA313 HOIH31X3 Â¥B 11 311ll ONIAAÂ¥80 (R) - . 1 1 \ 0 7./.t 9 El P-111 1_1 E 18 H H Q [1 i--1-lifi~t E F ]11- [1- Pri - lg E L- El E 1-1 [Init- 223 r~=_ nfi ==]1-Ul-1 - , 4 ..1.1,32*41 >. f '111 4 1.: 01,5-1 --lf = 4* 1Â®10';' 'I: ~i ~' ~~19&:bw )4011 }41'Tr .1 , Â®WIN[[ fiÂ®li#fwvmDR]41111,1, - , *10 - F'~74[yi-,Fir,-r --I -- :1,1 - - 1 1 'illitrl [ft!(#iniifi,i':114444 -, F /1,1 4Â®wtil; fid#kil,i~*ill fft?p 91*2641 14Â§ 4*11''f# , fEÂ·,i '. ir. 4 k.f! 2 DRAWING TITLE CONTEXT ELEVATION CAMBURAS & THEODORE, LTD. ~ SCALE ARCHITECTUREIPLANNINGIINTER,ORDESIGN IENG,NEERING PROJECT NO. LOCATION NO. ~ DRAWN BY: 2454E DEMPSTERST,DESPLA,hES, IL 60016 N RA Ta,84/9298 125 FAX(8~3,08}30 |~) DATE CRYSTAL PALACE 1 -m-*15 RA ISSUE TO LAND PLANNER www (amburiandtheod-re.com .~/~ 5/26/15 NO. DATE DESCRIPTION ~ ~ REVIEWEDÂ· ASPEN. CO TT esl 1 949 REVISIONS , ALL DRAWINGS AND WRII]EN MAI[RIAL I~LREIN CONSTITUIt [Ill ORIGINAL AND LINPUNLIS!1ED WORK 01 'll ARCHiltel AND TIll SAME MAY NOT Ht DUPLICATED US[DOR DISCLOSLD Wlrl{OUT .L WRII [EN CONSEN] 01 TIll AH<)11111_Cl COPYRKWIT CAMBUHAS & IHI OD{]HE i 'D 381 NVAA'H 1 PROPOSED DEVELOPMENT 90' .... DIAGRAMMATIC LEGEND ---- EXT'G STRUCTURE TO REMAIN EXT'G CORNICE ti 2 ~ r [ TO REMAIN ---- EXT'G STRUCTURE EXT'G CORNICE - '2 ' TO BE DEMOLISHED TO REMAIN ' ' + L , - EXT'G MASONRY ---- NEW BUILDING OPENING TO REMAIN -7 STRUCTURE , '' ; t EXT'G MASONRY 1 OPENINGS TO REMAIN EXT'G HISTORIC - La,2//g SIGN TO REMAIN ; E+ WITH NEW STOREFRONT FRAMING 1/17 , .4 ~ 2 1:'*.4 .> -- Â· 3{rÂ·- . j Â»- ,Â· Â·Â· .~~~ ~ -= DEMOLISH EXT'G .. -S6Â»231 â‚¬1241 STRUCTURES DEMOLISH PORTION - . 1 '. 1 . OF EXT'G WALL . 'll*k 01 : g 44 ' 8 3 5.t 46 '' 4 0 ' -1 21 1 4 r. * .*.2*-I.#13.,6/M ---VI. X M PHOTOGRAPH OF THE EXISTING BUILDING /1-- En'G FACADE TO REMAIN RE-SPACE & ADD WINDOW OPENINGS TO - --<=15&,6- -~Â«*r** ALIGN W/ NEW DOOR OPENINGS BELOW -'<fe,imilixillilia.11.j3il73-- M-- - NEW BUILDING STRUCTURE BEYOND EXT'G WALL EXT'G CORNICE TO REMAIN - ||RiC]~it i|~it-- - - - 1 ~ ~~~--~-~~ic iiI --- 23- 1 1 0C ~ ~ Ill '11 il' 1 I~fil~-'U-4-__Pl 11 P 1,3 - 1. 111 1' ' 1* . ==21 -2 li 1 1!ir . 21 ==1 - NEW ARCHITECTURAL TRIM - 1: .1 Pi,1'*1 42~-~---- NEW STEEL LINTEL 6 u.-- Â·E----:-cr--1~W.z _ - ~ir-W,Z- .-.- 4 1 1 1 1 . 0- NEW BUILDING STRUCTURE -------__~._~~~ -- -----~ -- ~- i ~ EXT'G MASONRY 1 1. BEYOND EXISTING MASONRY WALL - | ~~ i ( 7-7-1 4 7.-1 6- OPENINGS TO REMAIN 1 ' - WITH NEW STOREFRONT a] r 0 :"_ 1 th :r 1 12 6 + FRAMING EXT'G FACADE TO REMAIN 7/1 1 1 H 0 14 'I L, - 9- 11 ~4 L P.__ NEW HISTORIC LOOK DOORS ' LIU PROPOSED BUILDING ADDITION g : 1 NEW ACHITECTURAL ACCENT LIGHTING EXT'G HISTORIC - g SIGN TO REMAIN M A-230 38000 Hl, neWV) SllÂ¥130 NOI.LVAW3S3bdd DINOISIH ./. H'WNI'ld 530 rl/31.W30 3 DSÂ¥C *00*4-Â£ 1 'ON NOI1VO01 *00*kil ~ ON 103FOUd NMOHS SV alvos C ~2 -~~~'OPO@4)-5eing-e,M,AM all ,~*JO/41Â¥9Â¥W~VO 10-nMAdOj l)-~OW, 9.41*>IN*NODN31Llk ~3~11*I'UBSOUSIOUOOBSn (Jalv/ldn03BiONAVn@* i~lONÂ¥ 1031!HC)~3~,1 jowy gs,-*no~V ,-i~,MO~â€¢131nlliSNOON,~31(liiV~/311,~ION~SEÂ»4*% 'I 0ElyÂ·06Â£ (L~elly' 581Â·86'(Â£45131 I sy/O/3.I ~NINNVj'%Il~)31IH )BV MU3 00Â£ 30VlVd 1Â¥19*80 91 20'U :31.VC] 13 48 NMVEK] 11 03MBIA38 0 . . . DIAGRAMMATIC LEGEND DEMOLISH EXT'G STRUCTURES ---- EXT'G STRUCTURE TO REMAIN i EXT'G CORNICE TO Â·Â· ..rl 'll ---- EXT'G STRUCTURE REMAIN â‚¬1/9, TO BE DEMOLISHED EN#. I , 1 - EXT'G MASONRY b ~9'k.. ~* ---- NEW BUILDING OPENINGS TO 4 p I..1/I. 95 1461 1. REMAIN .~-~" STRUCTURE 4 0%-- '.' *1 1 1 - : : -4. 4.47 - -Â· I. '41 ., I .40 7% EXT'G MASONRY 3 ~tfÂ· r- *3 . i!.4 I OPENINGS TO REMAIN 17*,6 A . 2. -6 /7.41 t 0 4 -- liA//' - WITH NEW STOREFRONT ,. 1 - ./ . Ck 7 11 FRAMING ,Â¢. - ... ; - .0(..= 171 i 24~Â·. r~~Â£ +1 ;: ~ I - 4 99 - . 4 Ci . W2 . 29 -' @5 2, . SE -34 . E PHOTOGRAPH OF THE EXISTING BUILDING 3 0/e- NEW BUILDING STRUCTURE --n BEYOND EXT'G WALL \ .u.--3 1 -1/Zil 95 1\ 45~ 1/ EXT'G FACADE TO REMAIN -~ , /0 M- .-Ild. 9?29/ EXT'G CORNICE TO REMAIN - -;0~23] /Â« - r 919.- 3 11 --C \ 4 EXT'G MASONRY - 1-- OPENINGS TO REMAIN 1 - . ./10 1 ~V NEW ARCHITECTURAL TRIM e~r121/ lili 1 - 1 - Â¥6/1 I 1 -1-,- , r- Ill-Int / jill 111 L -= 4 2 NEW STEEL LINTEL - 1 *A 0 1 EXT'G MASONRY - r<L_---11 41 '1 OPENINGS TO REMAIN - 11,1 41 %:31 - ADJACENT -IrÂ· :,1 WITH NEW STOREFRONT L . ' BUILDING (N. I.C.) FRAMING 11-- 1... r.. -1 1 0 11"19 1 911 ' 1 - . 1 9% 1 [*-1 NEWACHITECTURAL =~~~~ - - .# 1 -- . 2 2~- Ak ACCENT LIGHTING di'!6! 0 M PROPOSED BUILDING ADDITION 0 i A-240 0 t)!4183*119N' | NO!.3 1 'Bll...... e -0-n--Â·- 9,009 1, 'UNI/1/530'15k31./30Â·3,5. *00*Â£1 -ON NOI-LV301 *00ft-EL ~~ON 103PObld NMOHS SV 31Â¥ 0Ely 06.'*.j .. ..Â£~e) 131 Ill .ii/4.9/9...L~Vilcli'll~~-~'Ill!!JE. 'L .ill..'Nj~LI...]10.1!/,13/01/I./0039/ f]..11/.3.10~4~Â¥rl ..111 )Nv 1031â€žikj.NI. ju'rjllÂ»I. Nfl .... 1Â¥NIC)1,1~,3.11,11./...13/1/1/1./.#,8/'INV....11'lll. 6461 Isa NVKIAH 3 00Â£ 30VlVd 1ViSAHO 91'20'll SllV130 NOI.LVAEI3S3Wd DIEIOISIH 3 10 18 NMVEID 11 03/\A ... SHED ROOF FORM (ROOF COLLAPSE) '\ UNEVEN WINDOW SPACING FLAT ROOF FORM .. ADJACENT BUILDING --1, â‚¬ SHED ROOF FORM BRICK -- DETAILING ORIGINAL - BUILDING > END 1 1 1 1, . ARCHED DOORWAY Â¥ g # ,a- '.9. 9 I =E 1893 BIRD'S EYE MAP ILLUSTRATION SLIDING BARN DOOR 1950 PHOTOGRAPH i L I W ./ 1% %16 02 11. . 1.-, 1 ly . - ... 1.1 3 0 -24 $ 1 13 ., . . F. 4 1 4 r I 't 2 111 6. 1 .1 - LU â€¢ O E-< 1 0 k . . . t#. I. I. A : k i . 4 0 I Â¥ I I. . ./ 4 - 1 - - S: . 1 0,1, 4 9 . :.4 I, I. 1 .2 & " Â· 4,6 . 1 : 1 1 . , 91 OWL CIGAR - . LIA , 10.4 1 '. .: 1.4 li.* - 6-JA 1 & 4 SIGN ill 1, pli. 1. V. , UNDATED PHOTOGRAPH .. 9/.5 GARAGE DOOR . 0 .. GARAGE DOOR 1957 PHOTOGRAPH 6:4: A-250 ./Ill/'llk/- 151,31WW30 3,5. 011 380003+1Â¥9Vt]AIM) 1HDIeUi03 1031illy 3'1 3, Hi INV 17)3.LIHOk , 3HI 90 >fdOM 03HS,1Nnd,In ON' lvNIDIWO 3H 1 31nlllSNOO NIBMEH 1VI83 LVIN N311!21. ONV SONIA VBa 11V ' 9~'asEN' ;vulet,v; OE1806i(Â£~B}k~d 58, 86~U-13.1 WO) alopoallpnquiey ~v.v~ 30VlVd 1Â¥19*80 ,M'di/~BN~SlDl SNOISIABH 00 'N3dSÂ¥ SO10Hd OIHOISIH I POON-EL ON 133/Old 311!1 DNINAVkdal .... STAINED GLASS -. WINDOWS REVISED WINDOW 0!L SPACING 11 /4 i - . m f- 2 30#11,=. Â« , 1Â¢~ , V I ... /..q./# ; â€¢,2 - I * 7 r..H * 4 1 1 1 1 1 : I I 7% It .i - - - 411 4 - 1 J1 1 ~77 <bl - 6 1 1962 PHOTOGRAPH REMODELED L.. :i STOREFRONT 1966 PHOTOGRAPH 1966 PHOTOGRAPH 5 m REVISED WINDOW - SPACING m REMODELED BUILDING 531 FRONT FACADE ----x;~ ADDITION - :t I /0 t.- N I 9 4: REVISED , BRICK REVISED . BRICK - I i f.44 , DETAILING d DETAILING . 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'P .# * Â« .-- V i 4.1,&01111#~44,6Â£iblâ€¢tbi,~~ 3%1*1031%1 + *%18@11Â¥11 SHERMAN@HOWARD 320 West Main Street, Aspen, Colorado 81611-1557 Telephone: 970.925.6300 Fax: 970,925.1181 www.shermanhoward.com Curtis B. Sanders Sherman & Howard L.L.C. Direct Dial Number: 970.300.0114 E-mail: csanders@shermanhoward.com November 12, 2015 City of Aspen Community Development Department 130 South Galena Street Aspen, Colorado 81611 Re: 312 East Hyman Avenue, LLC, a Colorado limited liability company; Certificate of Ownership Dear Sir or Madam: I am an attorney licensed by the State of Colorado to practice law. This letter shall confirm and certify that 312 East Hyman Avenue, LLC, a Colorado limited liability company, is the owner of certain improved real property located at 300 and 312 East Hyman Avenue, Aspen, Colorado 81611, and legally described as follows (the "Subiect Property"): Parcel 1 (300 East Hyman Avenue): Lots K and L, Block 81, City and Townsite of Aspen Pitkin County, Colorado Parcel 2 (312 East Hyman Avenue): Lot M, Block 81, City and Townsite of Aspen Pitkin County, Colorado 1. Matters Affecting Both 300 and 312 East Hyman Avenue Properties. 312 East Hyman Avenue, LLC's ownership of Parcel 1 and Parcel 2 of the Subject Property is subject to the following matters of record: a. Exceptions and mineral reservations as contained in Patent to Aspen Townsite recorded March 1 1897 in Book 139 at Page 216 as Reception No. 60156. BUS_RE/5833541.1 b. Terms, conditions, provisions and obligations as set forth in Notice of Historic Designation by City of Aspen recorded January 13, 1975 in Book 295 at Page 515 as Reception No. 172512. c. Terms, conditions, provisions and obligations as set forth in City of Aspen, Historic Designation recorded in Book 307 at Page 909. d. Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of April 24, 2014 between Jefferies Loancore LLC and 312 East Hyman Avenue, LLC recorded April 25, 2014 as Reception No. 609760, as amended by First Amendment to Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of June 10, 2014 between Jefferies Loancore LLC and 312 East Hyman Avenue, LLC recorded June 17, 2014 as Reception No. 611161. e. Assignment of Leases and Rents dated April 24, 2014 between Jefferies Loancore LLC and 312 East Hyman Avenue, LLC recorded April 25, 2014 as Reception No. 609761, as amended by First Amendment to Assignment of Leases and Rents and Security Agreement dated as of June 10, 2014 between Jefferies Loancore LLC and 312 East Hyman Avenue, LLC recorded June 17, 2014 as Reception No. 611162. f. UCC-1 Financing Statement of Jefferies Loancore LLC recorded April 25, 2014 as Reception No. 609761, as amended by UFF Financing Statement Amendment recorded June 17,2014 as Reception No. 611163. g. Assignment of Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of August 28,2014 between Jefferies Loancore LLC as Assignor and JLC Warehouse V LLC as Assignee recorded August 24, 2015 as Reception No. 622635. h. Assignment of Leases and Rents dated as of August 28,2014 between Jefferies Loancore LLC as Assignor and JLC Warehouse V LLC as Assignee recorded August 24, 2015 as Reception No. 622636. i. Assignment of Deed of Trust, Assignment of Leases and Rents and Security Agreement dated as of July 22, 2015 between JLC Warehouse V LLC as Assignor and DIVCORE CLO 2013-LTD. as Assignee recorded August 24, 2015 as Reception No. 622680. j. Assignment of Leases and Rents dated as of July 22, 2015 between JLC Warehouse V LLC as Assignor and DIVCORE CLO 2013-LTD. as Assignee recorded August 24, 2015 as Reception No. 622681. 2. Matters Affecting Only 300 East Hyman Avenue Property (Parcel 1). 312 East Hyman Avenue, LLC' s ownership of Parcel 1 of the Subject Property is additionally subject to the following matter of record: a. An easernent reserved by Modern Method Corporation as grantor in the Deed to Virginia M. Metcalf recorded May 12, 1960 in Book 190 at Page 487 as Reception No. 109667. 2 . 3. Matters Affecting Only 312 East Hyman Avenue Property (Parcel 2). 312 East Hyman Avenue, LLC' s ownership of Parcel 2 of the Subject Property is additionally subject to the following matters of record: a. Terms, conditions, provisions and obligations as set forth in Multipurpose Easement Agreement Electric and Communication Utilities between William R. Shaw Estate and Mountain States Telephone and Telegraph Company and Micro Cable Communications Inc. recorded June 15, 1976 in Book 313 at Page 277 as Reception No. 184652. b. Terms, conditions, provisions and obligations as set forth in Resolution of The Aspen Historic Preservation Commission Approving an application for Minor Development Located at 312 E. Hyman Avenue recorded June 3, 1999 as Reception No. 431812. c. Terms, conditions, provisions and obligations as set forth in Agreement for Easement and Access recorded July 25,2001 as Reception No. 456846 Sincerely, Curtis B. Sanders 3