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HomeMy WebLinkAboutagenda.hpc.20181128 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION REGULAR MEETING November 28, 2018 4:30 PM City Council Meeting Room 130 S Galena Street, Aspen I. 12:00 SITE VISITS- PLEASE MEET AT 211 W. MAIN. PLEASE VISIT THE OTHER SITES ON YOUR OWN. II. 4:30 INTRODUCTION A. Roll call B. Approval of minutes C. Public Comments D. Commissioner member comments E. Disclosure of conflict of interest (actual and apparent) F. Project Monitoring 131 W. Bleeker Aspen Meadows Reception Center G. Staff comments H. Certificate of No Negative Effect issued I. Submit public notice for agenda items J. Call-up reports K. HPC typical proceedings III. 5:10 OLD BUSINESS A. 211 W. Main Street, Minor Development Review and Setback Variations, CONTINUED PUBLIC HEARING IV. NEW BUSINESS A. None. V. 6:20 ADJOURN Next Resolution Number: 18 TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant Rebuttal Chairperson identified the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. C:\Program Files (x86)\neevia.com\docConverterPro\temp\NVDC\6FDAA30D-6A4A- 4C2E-AC61-25BC48DCB550\15271.doc 11/21/2018 HPC PROJECT MONITORS- projects in bold are under construction Nora Berko 1102 Waters 602 E. Hyman 210 S. First 333 W. Bleeker 51 Meadows Road Bob Blaich Lot 2, 202 Monarch Subdivision 232 E. Bleeker 609 W. Smuggler 209 E. Bleeker 300 E. Hyman, Crystal Palace 128 E. Main, Sardy House Gretchen Greenwood 1280 Ute 124 W. Hallam 411 E. Hyman 300 E. Hyman, Crystal Palace 101 W. Main, Molly Gibson Lodge 201 E. Main 834 W. Hallam Willis Pember 305/307 S. Mill 534 E. Cooper 210 W. Main Jeff Halferty 980 Gibson 232 E. Main 541 Race Alley 208 E. Main 533 E. Main 303 E. Main 517 E. Hopkins 533 W. Hallam Roger Moyer 500 W. Main 223 E. Hallam Richard Lai 122 W. Main Scott Kendrick 533 E. Main 303 E. Main 517 E. Hopkins 419 E. Hyman Sheri Sanzone 135 E. Cooper Need to assign: 134 W. Hopkins 422/434 E. Cooper 529-535 E. Cooper, Stein Building 420 E. Hyman 110 W. Main, Hotel Aspen 301 Lake P1 II.F. 1 October 22, 2018 Ms. Amy Simon City of Aspen Community Development Office 130 South Galena Street Aspen, CO. 81611 RE: Aspen Meadows Reception Center Amendments to HPC Resolution #30 (Series of 2016) 845 Meadows Road Lot 1-A, Aspen Meadows Subdivision Parcel No. 273512129008 OWNER: OWNER REPRESENTATIVE: The Aspen Institute Jim Curtis c/o Becky Ward 411 Pearl Ct. 1000 N. Third Street Aspen, CO. 81611 Aspen, CO. 81611 jcurtis@sopris.net becky.ward@aspeninstitute.org 970-319-0442 970-544-7925 ARCHITECT: Jeffery Berkus Jeffery Berkus Architects 924 Anacapa Street, Suite #1B Santa Barbara, CA. 93101 jeff@berkusdesign.com 970-925-7017 The Aspen Meadows Reception Center renovation and expansion project was approved by HPC on September 28, 2016 under HPC Resolution #30 (Series of 2016). Based on the construction, opening and operations of the project during the 2018 Summer Season, the Aspen Institute would like to make 2 amendments to the project as follows: 1. Change-out the exterior door from the lower level hallway to the new pavilion. 2. Change-out an upper level window to a glass door. 1. Change-out exterior door from the lower level hallway to the new pavilion. The door change-out is illustrated by the “Existing & Proposed” drawings submitted to Amy Simon. P2 II.F. 2 The Reception Center was constructed in 1958 and the wooden door with a narrow slot was part of the original construction. The Aspen Institute would like to change-out the door for the following reasons: A. The door serves as an exit door for the Lower Level Dining Room and the Bernhard Room. It is too narrow and doesn’t comply with current Building Codes for accessibility and clear opening. A wheelchair cannot pass through the door. The existing door has a 29 ½”clear opening and is proposed to have a 33 ½” clear opening to comply with Life/Safety Building Code. Approximately 8” of the existing rock wall would be cut back to install the proposed door and door frame. The Building Dept. has said the existing door can remain as an Historic Door; however, the Aspen Institute is very concerned about the Life/Safety Liability of having this door not comply with current Building Code and not having wheelchair access through the door. B. The narrow wood door is an operational problem for staff and guests coming in and out of the door. The Aspen Institute would like a see-through glass door to better accommodate staff and guests using the door. C. The Aspen Institute believes the existing door is not visually consistent with the adjacent glass doors and side panels, and the rock wall has been modified at least 3 times from 1958 based on the changing needs of the building as follows: 1960 +/- A photograph submitted to Amy Simon was taken from a 1960 Aspen Institute Annual Report and is believed to show the original 1958 construction of the building. 1960 to Sometime between 1960 & 1992 the space below the eastern 1992 portion of the building was filled-in for what was called the Ortega Meeting Room. This room had a south facing glass door and side panel installed in the rock wall where the rock wall was expanded to make the Ortega Room. 1993+/- A partial 1993 renovation of the building cut out the rock wall to install the existing glass door and side panel for the Bernhard Room. Shaw Construction who did the 1993 work confirmed the pre-existing glass door and side panel in the Ortega Room was also changed out to match the glass door and side panel installed in the Bernhard Room. D. The Aspen Institute would like to get more light into the lower hallway by changing the wood door to a glass door. The Aspen Institute is proposing to cut back the rock wall approximately 8” to install a Building Code/ADA compliant glass door which will be more visually consistent with the adjacent glass doors and side panels. As described above, the wall has been modified several times to meet the changing needs of the building. P3 II.F. 3 2. Change-out an upper level window to a glass door. The window to door change-out is illustrated by the “Existing & Proposed” drawings submitted to Amy Simon. The Aspen Institute does not know if the existing window is original to the 1958 construction or added later. The Aspen Institute would like to change-out the window to door for the following reasons: A. The window to door change-out would provide a safer more convenient way for staff and workers to access the lower level roof where rooftop equipment is located, especially when carrying equipment or tools to the lower level roof. Aspen Meadows engineering staff and anyone working on the rooftop equipment currently step-through the window to access the rooftop equipment. There is an exterior access ladder to the lower level roof from the service yard, but staff and workers prefer not to use the access ladder because the window to door access is simply safer and more convenient. B. The window to door change-out would not be visible from the outside of the building because the existing window is located behind the blue canvas panels that screen the lower level rooftop equipment. C. The interior view from the window is not attractive as it is looking out to the lower roof and rooftop equipment. The proposed glass door would be frosted to block the view, but still allow light into the hallway. D. The Aspen Institute would use an existing glass door that was removed from the construction of the project. This door would be consistent with other glass doors throughout the building. Thank you for your consideration of these two items. Respectively, Jim Curtis Owner Representative P4 II.F. P5II.F. P6II.F. P7II.F. P8II.F. P9II.F. P10II.F. P11 II.F. TYPICAL PROCEEDING- 1 HOUR, 10 MINUTES FOR MAJOR AGENDA ITEM, NEW BUSINESS Provide proof of legal notice (affidavit of notice for PH) Staff presentation (5 minutes) Board questions and clarifications (5 minutes) Applicant presentation (20 minutes) Board questions and clarifications (5 minutes) Public comments (close public comment portion of hearing) (5 minutes) Applicant rebuttal (5 minutes) Chairperson identifies the issues to be discussed (5 minutes) HPC discussion (15 minutes) Motion (5 minutes) *Make sure the motion includes what criteria are met or not met. No meeting of the HPC shall be called to order without a quorum consisting of at least four (4) members being present. No meeting at which less than a quorum shall be present shall conduct any business other than to continue the agenda items to a date certain. All actions shall require the concurring vote of a simple majority, but in no event less than three (3) concurring votes of the members of the commission then present and voting. Procedure for amending motions: A “friendly amendment” to a Motion is a request by a commissioner to the commissioner who made the Motion and to the commissioner who seconded it, to amend their Motion. If either of these two do not accept the “friendly” amendment request, the requesting commissioner may make a formal motion to amend the Motion along the lines he/she previously requested. If there is no second to the motion to amend the Motion, there is no further discussion on the motion to amend, it dies for a lack of a second; discussion and voting on the Motion may then proceed. If there is a second to the motion to amend the Motion, it can be discussed and must be voted upon before any further discussion and voting on the Motion for which the amendment was requested. If the vote is in favor of amending the Motion, discussion and voting then proceeds on the Amended Motion. If the vote on the motion to amend fails, discussion and voting on the Motion as originally proposed may then proceed. P12 II.K. 130 South Galena Street Aspen, CO 81611 TO: Aspen Historic Preservation Commission FROM: Sarah Yoon, Historic Preservation THROUGH: Amy Simon, Historic Preservation Officer MEETING DATE: November 28, 2018 RE: 211 West Main Street PUBLIC HEARING APPLICANT /OWNER: 211 West Main Street LLC, Jim Kennard, Manager REPRESENTATIVE: BendonAdams, LLC LOCATION: Street Address: 211 West Main Street Legal Description: Lot F, and the west 15 feet of Lot G, Block 52, City and Townsite of Aspen, Colorado. Parcel Identification Number: PID# 2735-124-54-002 CURRENT ZONING & USE MU – Mixed Use. The site contains four (4) free market residential units PROPOSED LAND USE: No change 30 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Memorandum Aspen Historic Preservation Commission Historic Preservation Planner Historic Preservation Officer , 2018 211 West Main Street – Minor Development Review and Setback Variation PUBLIC HEARING SUMMARY: The applicant has requested a Minor Development exterior remodel of the structure, addition of a breezeway and carport, and Setback Variation STAFF RECOMMENDATION: Staff recommends continuation of this project to restudy the issues identified on page 12 of this memo. Site Locator Map – 211 West Main Street 211 W. Main Street Page 1 of 12 1975 | P: 970.920.5197 | cityofaspen.com and Setback Variations, a Minor Development review for an exterior remodel of the structure, addition of a covered s for the carport. continuation of this project to restudy the 211 West Main Street W. Main Street P13 III.A. Page 2 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 211 West Main Street is a two story Victorian era residence from 1892 with clapboard siding, decorative wood shingle details, and a second story porch over the entry porch facing Main Street. There is an addition to the rear and east of the historic house and an outbuilding which does not appear on the Sanborn maps and is considered to be non-historic. The last significant remodel of the property was in 1989 when HPC granted approval for an enlargement to the rear addition with a deck on the second floor and changes to the alley building. Figure 1 – 211 West Main Street, 2000 Figure 2 – 211 West Main Street, 2015 REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approval: · Minor Development (Section 26.415.070.C) for exterior remodel of the structures, addition of a covered walkway and carport. The Historic Preservation Commission (HPC) is the final review authority. · Setback Variation (Section 26.415.110.C) for a new one-car carport off the alley. The Historic Preservation Commission (HPC) is the final review authority. This project is not subject to Call-up Notice to City Council. PROJECT SUMMARY: 211 West Main Street is a four unit multi-family residence in the Mixed Use (MU) zone district on a 4,500 sf lot. There are three units in the historic landmark and one unit in the detached outbuilding. The property is currently over the allowable floor area by approximately 500 square feet and encroaches on the west and rear yard setbacks. The property also has a curb cut and two parking spaces off of Main Street. The applicant proposes to remodel the interior residential spaces, change the exterior form, materials and fenestration of the non-historic additions, add a new carport towards the alley and create P14 III.A. Page 3 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com a covered breezeway between the addition and the existing alley building. The remodel qualifies for a Minor Development review. The carport requires setback variations. This submitted application is a revised design responding to staff and referral department comments proposed for a public hearing initially scheduled for September 26, 2018. Figure 3 – Existing North Elevation Figure 4 – Proposed North Elevation (Pitched Roof Option) STAFF COMMENTS: Staff finds that the proposed exterior changes do not meet the Historic Preservation Design Guidelines and recommends continuation for the restudy, specifically the new roof options on the existing additions and the reconfiguration of openings on the rear of the landmark building. Staff finds that the alley location might be appropriate for a new carport but does not recommend approval for the requested setback variations and the proposed connecting breezeway. The following points go into more detail regarding the proposal for HPC discussion: 1. Site Planning: The front of the site includes a curb cut that provides two parking spaces for the property. Photographs dating back to the 1970s show this curb cut parking condition, however, this is not a historic neighborhood pattern that is reflected in the district. The condition is perceived as unsafe by Engineering and detracts from the front façade of the historic structure. The Engineering department provided referral comments for the first design iteration of this proposal stating that access from HWY 82 (Main Street) will no longer be allowed pursuant to the Engineering Design Standard 4.1.3. With the removal of the curb cut, all adjacent curb & gutter and sidewalks shall be replaced. In addition, the applicant will need to work closely with the Parks Department to preserve significant trees in the process may be required to add new street trees. (See Exhibit B.) HP Design Guidelines also prefer an alley access and require the removal of driveways or parking areas accessed directly from the street (HP Design Guidelines P15 III.A. Page 4 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 1.3 and 1.4). This proposal removes the curb cut and two parking spaces along Main Street and restores the gutter and sidewalk conditions as specified by Engineering and the HP Design Guidelines (Figure 5 &6). As a four unit multi-family residence four parking spaces on-site would be typical, however, because the proposal does not trigger demolition and because no record of a City approved curb cut and two parking spaces was found, the parking section requirements will not be applicable for this application and the two front spaces may be removed without mitigation. In the future, if a new proposal triggers additional parking requirements, the property will need to be brought into conformance. A new 6’ wood privacy fence is proposed to replace an existing fence that appears to be 42” in height. This new fence would be behind the front façade line of the house and in front of the remodeled addition. The proposed new fence will not block the historic resource from public view. (See sheet Z1.05 for fence details.) The Historic Preservation Design Guidelines states: 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. · Do not introduce new curb cuts on streets. · Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. · If an alley exists at the site, the new driveway must be located off it. · Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. · The new fence should use materials that were used on similar properties during the period of significance. · A wood fence is the appropriate solution in most locations. · Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. · A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. P16 III.A. Page 5 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com · A fence that defines a front yard must be low in height and transparent in nature. · For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. · For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. · Fence columns or piers should be proportional to the fence segment. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. · A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. · A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. · All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. Figure 5 – Remove Main Street Curb Cut Figure 6 – Proposed North Elevation and Two Parking Spaces Staff finds that the proposal meets the HP Design Guidelines and recommends approval with the condition that the applicant work closely with the Parks Department to address tree protection during the removal of the curb cut and parking spaces. (See Exhibit B for Parks Department comments.) 2. Non-historic Additions - Form, Materials & Fenestration: The exterior remodel focuses primarily on the non-historic additions and the alley building. The HP Design Guidelines require two of the following characteristics to relate back to the historic resource: form, material and P17 III.A. Page 6 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com fenestration (HP Design Guideline 10.6) and that the size and scale of additions be compatible with the historic resource (HP Design Guideline 10.8). Roof Form: The project includes changes to the roof form and roof materials of the non-historic additions. The HP Design Guidelines ask for a simple roof scape that is compatible with the historic building (HP Design Guideline 10.11). The additions are located towards the rear and east side of the landmark. The applicant proposes two possible roof options: a pitched roof option that pitches from south to north, and a flat roof option. The proposed pitched roof option is out of character with the historic resource in terms of pitch orientation and steepness of the roof. The existing shed roof pitching away from the resource is a more typical and compatible design. The diverse roof lines seen from the east and west elevations are visually inconsistent with the landmark (Figure 7). Compared to the proposed pitch roof option, the flat roof option creates a simple form but raises the plate height to 12’-10 5/8”, which is higher than that of the landmark (Figure 8). The HP Design Guideline 10.11 states that flat roofs may be used on additions if they are entirely one story in height but a pitched roof condition is primarily compatible with Victorian buildings. Both roof options propose standing seam metal roofing. Staff finds that the proposed pitch roof option does not meet the design standards and the flat roof option needs further restudy related to the plate height. Materials/Fenestration: The applicant proposes two possible siding options on the exterior of the additions; either horizontal butt-jointed wood siding dimensioned to match the original clapboard siding, or a rainscreen option with horizontal wood siding with gaps in between the siding boards. The size of the gap is yet to be determined. Between the two siding options, the rainscreen option does provide more relief and texture that is more compatible with the original clapboard siding than the butt-jointed siding option. The wood material and horizontal application of the siding relates back to the historic building. New fenestration is proposed to be introduced to all sides of the additions, as well as the outbuilding. There is a combination of fixed, casement and double hung windows on the additions and very large sliding doors on the south and east elevations. Fenestration on the rear of the additions demonstrate more glass openings that depart from historic wall/opening ratios and is clearly a product of its own time. Although there are a few windows that relates back to the historic landmark, a level of compatibility between the addition and the historic landmark is not achieved through this design. On the west elevation of the existing addition to the historic resource the applicant proposes alterations to two existing windows. In the Building Department referral comments, they have indicated that any new or alterations to existing openings on the west wall will need to comply P18 III.A. Page 7 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com with IBC 716.2 requirements because this wall is less than 1’ away from the property line. This code section deals with fire and smoke protection, specifically fire-resistance-rated glazing. The applicant will need to work closely with the Building department to meet building code requirements. (See Exhibit B.) The Historic Preservation Design Guidelines states: 10.6 Design a new addition to be recognized as a product of its own time. · An addition shall be distinguishable from the historic building and still be visually compatible with historic features. · A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. · Do not reference historic styles that have no basis in Aspen. · Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. · Note that on a corner lot, departing from the form of the historic resource may not be allowed. · There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.8 Design an addition to be compatible in size and scale with the main building. · An addition that is lower than, or similar to the height of the primary building, is preferred. 10.11 Roof forms shall be compatible with the historic building. · A simple roof form that does not compete with the historic building is appropriate. · On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. P19 III.A. Page 8 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Figure 7 – Proposed East Elevation (Pitched Roof Option) Figure 8 – Proposed East Elevation (Flat Roof Option) Although staff finds that the proposed materials relate to the historic landmark, a majority of the new fenestration departs from the landmark and the new roof forms do not meet the HP Design Guidelines related to the design of a new addition. Compliance with Building code is also needed. Staff recommends further restudy of the roof form, finding it to be incompatible with the historic house. 3. Historic Landmark - Windows and Doors and Lighting: The applicant proposes changes to window and door configurations on the rear elevation of the landmark. The two-story landmark building has double hung windows on all elevations. The applicant proposes to remove the clapboard siding and shingle details on the south façade of the landmark in order to enlarge a window opening and install sliding glass doors (Figure 9 & 10). The applicant indicates that the south elevation of the historic landmark is not original siding material. The proposed new window high in the gable end on the south elevation of the landmark matches the historic windows on the front façade. The window in combination with the proposed sliding doors significantly increases the ratio of opening to solid wall on this façade. Although the exact configuration of windows and doors is unknown for this façade, the proposed ratio of opening to P20 III.A. Page 9 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com solid wall is out of character and not supported by HP Design Guidelines 3.7 & 4.5. The Historic Preservation Design Guidelines require the preservation of window/opening arrangement, position and number and is against changing the original size of an original window and indicate that new openings on the historic structure are not allowed but there may be some flexibility on rear or secondary walls (HP Design Guidelines 3.2 & 3.7). Staff recommends a reduction of glazing on this wall and/or study of the framing evidence during construction. Figure 9 – Existing South (rear) Elevation Figure 10 – Proposed South (rear) Elevation The Historic Preservation Design Guidelines states: 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. · Enclosing a historic window is inappropriate. · Do not change the size of an original window opening. 3.7 Adding new openings on a historic structure is generally not allowed. · Greater flexibility in installing new windows may be considered on rear or secondary walls. · New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. · Preserve the historic ratio of window openings to solid wall on a façade. · Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. 4.5 Adding new doors on a historic building is generally not allowed. · Place new doors in any proposed addition rather than altering the historic resource. · Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. · A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. · Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. P21 III.A. Page 10 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com Staff finds that the proposal for window and door openings on the second-story, south elevation of the historic landmark is inappropriate because it does not meet the design guidelines. Staff recommends further restudy by reducing the amount of glazing proposed on this elevation. 4. New Carport/ Breezeway/ Skylights & Setback Variations: The applicant proposes to create a new carport for one covered parking space along the alley (Figure 11). As mentioned previously the two parking spaces located off Main Street will be removed and the two parking spaces towards the alley will remain. The alley location for the carport is appropriate and the size of the carport is minimal but still requires setback variations. The applicant requests east and south setback variations that result in a 0’ setback for the new carport. The setback variations do not mitigate any direct impact to the landmark building located towards the front of the property and may create functional difficulties that impact neighboring properties. (See Exhibit A.2). The applicant proposes a covered breezeway that connects the residential units to the carport. This connecting breezeway eliminates the little open space that is on this already crowded site and also connects the detached rear additions together. The outbuilding has been maintained as a detached secondary building. The HP Design Guideline 8.2 supports historic secondary buildings be preserved as a detached structure. Figure 11 – Proposed South Elevation The Historic Preservation Design Guidelines states: 8.2 Preserve a historic secondary building as a detached structure. · Any proposal to attach a secondary structure is reviewed on a case-by-case basis. · The position and orientation of the structure. Staff finds that the carport does not meet the criteria for setback variations and the breezeway to the rest of the units needs further study. P22 III.A. Page 11 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 5. Lighting: The applicant proposes four recessed square light fixtures for the rear of the landmark with two attached to the building and two attached to the walls of the new deck. The exterior light fixtures need to be simple but could better reflect the period of history of the Victorian building they are to be attached to. The two fixtures attached to the historic landmark do not relate and staff recommends restudy. (See sheet A1.11.) The Historic Preservation Design Guidelines states: 12.3 Exterior light fixtures should be simple in character. · The design of a new fixture should be appropriate in form, finish, and scale with the structure. · New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. · Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. · One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. · On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. Staff recommends selecting light fixtures that are appropriate to the period of the landmark. ADDITIONAL CLARIFICATIONS: The proposal increases the mass of the addition but decreases the total floor area because the loft area in Unit C and the storage unit are being demolished. (See sheet Z1.03 for floor area calculations.) The multi-family residential units on this property were established under old land use regulations. This application shows an existing door currently connecting Units A and B, but the applicant proposes to remove the existing door and install a demising wall between Units A and B that is code compliant with today’s requirements. The approved changes to the floor plan of the four units on this property will be recorded, and this approval will solidify the four units as legally established. REFERRAL COMMENTS: The following comments from other City Departments were provided in response to the first design iteration that was submitted. The applicant revised the proposal, however, some comments remain applicable and must be addressed before permit. The full list of referral comments are attached as Exhibit B. Building Department: 1) Buildings with 4 or more dwellings units are required to be fire sprinklered. P23 III.A. Page 12 of 12 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 2) Compliance with relevant IBC code related to the west wall alterations (eg. window replacement and new openings). Parks Department: 1. Minimize impact to tree roots when removing concrete pad off of Main Street. RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) continue the application for further restudy of the following: 1.) Reduce the amount of glazing on the south elevation of the landmark and/or study the framing during construction for any evidence of historic openings. 2.) Restudy the roof forms of the rear additions to meet the HP design guidelines. 3.) Restudy the carport to meet setback requirements and the connecting breezeway. 4.) Restudy light fixtures for the rear of the landmark. ATTACHMENTS: Resolution #____, Series of 2018 Exhibit A.1 – Historic Preservation Design Guidelines Criteria /Staff Findings Exhibit A.2 – Setback Variation Review Criteria /Staff Findings Exhibit B – Referral Comments (For first design iteration) Exhibit C – Public Comment (For first design iteration) Exhibit D – Land Use Application P24 III.A. HPC Resolution #___, Series of 2018 Page 1 of 3 RESOLUTION #__, SERIES OF 2018 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING MINOR DEVELOPMENT REVIEW AND SETBACK VARIATIONS FOR THE PROPERTY LOCATED AT 211 WEST MAIN STREET, LOT F AND 15 FEET OF LOT G, BLOCK 52, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-54-002 WHEREAS, the applicant, 211 West Main Street LLC, Jim Kennard, Manager, represented by BendonAdams, has requested HPC approval for Minor Development and Setback Variation for the property located at 211 West Main Street, Lot F and 15 feet of Lot G, Block 52, City and Townsite of Aspen, Colorado; WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for approval of Minor Development Review, the application shall meet the requirements of Aspen Municipal Code Section 26.415.070.C, Minor Development involving a designated historic property or property within a historic district; and WHEREAS, for approval of Setback Variations, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.C, Setback Variations; and WHEREAS, HPC reviewed the project on November 28, 2018. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Minor Development and Setback Variations for 211 West Main Street, Lot F and 15 feet of Lot G, Block 52, City and Townsite of Aspen, CO with the following conditions: Section 1: Minor Development Review and Setback Variations HPC hereby approves minor development for exterior remodel with the following conditions: Section 2: Material Representations P25 III.A. HPC Resolution #___, Series of 2018 Page 2 of 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, the Historic Preservation Commission, or the Aspen City Council 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 3: Existing Litigation 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 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. Section 5: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 211 West Main Street. P26 III.A. HPC Resolution #___, Series of 2018 Page 3 of 3 Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 28th day of November, 2018. Approved as to Form: Approved as to Content: _________________________________________________________________ _________________________________________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair ATTEST: _________________________________________________________________ Nicole Henning, Deputy City Clerk P27 III.A. Page 1 of 8 Exhibit A.1 Historic Preservation Design Guidelines Criteria Staff Findings 26.415.070.C: Certificate of Appropriateness for a Minor Development 3. The procedures for the review of minor development projects are as follows: a) The Community Development Director will review the application materials and if they are determined to be complete, schedule a public hearing before the HPC. The subject property shall be posted pursuant to Paragraph 26.304.060.E.3.b. b) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. (NOTE: THE RELEVANT DESIGN GUIDELINES ARE LISTED IN THEIR ENTIRETY BELOW. c) The HPC shall approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. d) The HPC decision shall be final unless appealed by the applicant or a landowner within three hundred (300) feet of the subject property in accordance with the procedures set forth in Chapter 26.316. 3. The procedures for the review of minor development projects are as follows:NOT MET DOES NOT APPLY b) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. NOT MET MET Review Criteria for 211 West Main Street The applicant is requesting a Minor Development reivew for exterior remodel of the structure, addition of a covered walkway and carport. As a historically designated landmark, the proposed design must meet applicable Historic Preservation Design Guidelines. Summary of Review Criteria for Section 26.415.070.C Minor Development 26.415.070 No building, structure or landscape shall be erected, const ructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a devel opment order. C. Certificate of appropriateness for a minor development. P28 III.A. Page 2 of 8 Relevant Historic Preservation Design Guidelines: 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. · Do not introduce new curb cuts on streets. · Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. Summary of Review Criteria for Historic Preservation Design Guidelines MET NOT MET DOES NOT APPLY 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. 1.4 Design a new driveway or improve an existinig driveway in a manner that minimizes is visual impact. 1.18 When building an entirely new fence, use mater ials that are appropriate to the building type and style. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. 1.20 Any fence taller than 42" should be designed so that it avoids blocking public views of important features of a designated building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 3.1 Preserve the functional and decorative features of a historic window.N/A 3.2 Preserve the position, number, and arrangement of historic windows in a building wall.N/A 3.7 Adding new openings on a historic structure is generally not allowed.NOT MET 7.3 Minimize the visual impacts of skylights and ot her rooftop devices. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained.NOT MET 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. 10.6 Design a new addition to be recognized as a pr oduct of its own time.NOT MET 10.8 Design an addition to be compatible in size and scale with the main building. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. 10.11 Roof forms shall be compatible with the historic building.NOT MET 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. 12.3 Exterior light fixtures should be simple in character.NOT MET YES Review Criteria for 211 W. Main Street The applicant is requesting a Minor Development reivew for exterior remodel of the structure, addition of a covered walkway and carport. As a historically designated landmark, the proposed design must meet applicable Historic Preservation Design Guidelines. YES YES YES YES YES YES YES YES YES YES P29 III.A. Page 3 of 8 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. · If an alley exists at the site, the new driveway must be located off it. · Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.18 When building an entirely new fence, use mate rials that are appropriate to the building type and style. · The new fence should use materials that were used on similar properties during the period of significance. · A wood fence is the appropriate solution in most locations. · Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. · A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. · A fence that defines a front yard must be low in height and transparent in nature. · For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. · For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. · Fence columns or piers should be proportional to the fence segment. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. · A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. · A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. · All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. P30 III.A. Page 4 of 8 2.3 Match the original material in composition, sc ale and finish when replacing materials on primary surfaces. · If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. · Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 3.1 Preserve the functional and decorative features of a historic window. · Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. · Repair frames and sashes rather than replacing them. · Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. · Enclosing a historic window is inappropriate. · Do not change the size of an original window opening. 3.7 Adding new openings on a historic structure is generally not allowed. · Greater flexibility in installing new windows may be considered on rear or secondary walls. · New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. · Preserve the historic ratio of window openings to solid wall on a façade. · Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. 7.3 Minimize the visual impacts of skylights and other rooftop devices. · Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. · A new addition must be compatible with the historic character of the primary building. P31 III.A. Page 5 of 8 · An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. · An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. · An addition that covers historically significant features is inappropriate. · Proposals on corner lots require particular attention to creating compatibility. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. · The historic resource must be visually dominant on the site and must be distinguishable against the addition. · The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.6 Design a new addition to be recognized as a p roduct of its own time. · An addition shall be distinguishable from the historic building and still be visually compatible with historic features. · A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. P32 III.A. Page 6 of 8 · Do not reference historic styles that have no basis in Aspen. · Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. · Note that on a corner lot, departing from the form of the historic resource may not be allowed. · There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.8 Design an addition to be compatible in size and scale with the main building. · An addition that is lower than, or similar to the height of the primary building, is preferred. 10.10 Place an addition at the rear of a primary b uilding or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. · Locating an addition at the front of a primary building is inappropriate. · Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. · Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. · A simple roof form that does not compete with the historic building is appropriate. · On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. · Loss or alteration of architectural details, cornices, and eavelines must be avoided. 12.3 Exterior light fixtures should be simple in character. · The design of a new fixture should be appropriate in form, finish, and scale with the structure. · New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. P33 III.A. Page 7 of 8 · Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. · One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. · On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. Staff Finding: The applicable sections of the design guidelines are as follows: site planning, building materials, windows, roofs, building additions, and lighting. The curb cut and two parking spaces off of HWY 82 (Main Street) and the connecting door between Units A and B will be removed as part of this proposal. These changes are required and staff recommends the applicant work closely with the Parks Department to address tree protection concerns for this work. The applicant proposes a 6’ wooden privacy fence behind the front façade line of the landmark and in front of the remodeled east addition. Staff finds the proposal meets the HP Guidelines and the Land Use Code requirements. Exterior remodel focuses primarily on the non-historic additions and the alley building. The pitched, or shed roof option pitches from south to north which is an orientation that is out of character with the historic landmark and creates diverse roof lines seen from the east and west elevations. The flat roof option, in comparison, creates a simple form but the proposed plate height is 12’-10 5/8” which is taller than that of the landmark. Staff finds the pitched/shed roof option does not meet the design guidelines and the flat roof option needs further restudy related to the plate height. The proposed rainscreen wood siding option for the additions relates back to the historic landmark, but the proposed fenestration changes severely alter the glass opening to solid wall ratio which no longer relates to the landmark. Staff finds that the proposed changes to the addition do not meet HP Guideline 10.3, 10.6 and 10.11. The applicant proposes to change the configuration of window and door openings on the south elevation of the historic landmark. The exact configuration of windows and doors are unknown for this façade, however, the proposed sliding doors and larger window high in the gable end significantly increases the ratio of opening to solid wall resulting in this façade being out of character with the rest of the landmark. Staff finds this change does not comply with HP Guideline 3.7. The new carport and breezeway connect the rear additions to the detached alley building eliminating the little open space that is on the site. The carport is minimal and the alley location is appropriate but requires a setback variation that may create functional difficulties in the alley. Staff recommends further restudy. The proposal includes three new skylights on the detached alley building, which is not historic. Staff finds the proposal meets the HP Guidelines because skylights may be appropriate on non-historic additions. P34 III.A. Page 8 of 8 The lighting plan includes four fixtures at the rear of the landmark. The proposed fixtures are recessed square fixtures that have a different architectural style that does not relate to the Victorian landmark. Staff recommends a different fixture that in some way reflects the period of the landmark in order to comply with HP Guideline 12.3. In summary, staff finds the application does not meet a number of important design guidelines and recommends restudy. P35 III.A. Page 1 of 1 Exhibit A.2 Setback Variation Criteria Staff Findings 26.415.110.C: Variances: Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variance: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: The applicant requests setback variations for the proposed one-car carport so that it can sit on the south and east rear property lines facing the alley. The proposed carport connects to the existing alley building and setback variation does not mitigate any direct impact to the landmark located towards the front of the property and may impacts alley functions for neighboring properties. Staff finds that the review criteria are not met for the request of setback variations because this request does not mitigate adverse impacts to the historic resource. 2. In granting a variance, the HPC must make a finding that such a variance:MET NOT MET DOES NOT APPLY a.) Is similar to the pattern, features and char acter of the historic property or district; and/or NOT MET b.) Enhances or mitigates an adverse impact to t he historic significance or architectural character of the historic property, an adjoining designated historic property or historic district.NOT MET Review Criteria for 211 W. Main Street As a historically designated proerty, HPC may grant dimensional variations of the Land Use Code to allow for development in the side, rear and front setbbacks. The applicant is requesting Setback Variations for a new carport. Summary of Review Criteria for Setback Variation Request 26.415.110.C - Variances. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be requried by the underlying zoning's dimensional standards. P36 III.A. From:Jim Pomeroy To:Sarah Yoon Subject:FW: RE: 211 West Main Date:Tuesday, September 18, 2018 3:23:31 PM Attachments:image001.png image005.png Sarah, Zoning comments for the HPC project at 211 W. Main. Specifically the limitations of expanding a non-conforming house. As per 26.575.020.B, Limitations: Specific non-conforming aspects of a property cannot be converted or exchanged in a manner that creates or extends a different specific non-conforming aspect of a property.  For example, a property that exceeds the allowable floor area and contains deck area that exceeds the amount which may be exempted from floor area cannot convert deck space into additional interior space. Therefore, since the internal Floor Area of the house is currently non-conforming, that internal Floor Area cannot be expanded by demolishing an exterior deck, even if that deck area currently counts towards the total Floor Area of the site. Furthermore for Floor Area, in order to obtain existing FA credit for the second floor storage unit, the applicant will need to show that it counts towards FA based on the limitations in section 26.575.020.D.11, Sheds, Storage Areas, and Similar Accessory Structures. Based on staff recommendations and the scope of work proposed, the demising wall between Units A and B must be remodeled to be an unpierced demising wall as per the definition in the Land Use Code of a multi-family dwelling. Cheers, Jim Pomeroy Zoning Enforcement Officer 130 S. Galena St. Aspen, CO 81611 p 970.429.2745 c 970.618.3790 www.cityofaspen.com www.aspencommunityvoice.com EXHIBIT B - Referral Comments P37 III.A. Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. P38 III.A. From:Justin Hahn To:Sarah Yoon Cc:Denis Murray; Amy Simon Subject:RE: 211 W Main Date:Wednesday, September 19, 2018 11:26:02 AM Attachments:image014.png image018.png image005.png Sarah, Building comments for 211 W Main preliminary plans are as follows: Any dwelling separation that are moved/altered or have an excess of 32 SF of drywall removed shall be required to comply as new in regards to listed 1 hour fire rating and STC requirement (both walls and floor/ceiling assemblies).  IEBC 1203.7 allows existing fire rated construction to remain as is if it is not disturbed where the existing wall and ceiling finish is wood or metal lath and plaster. Buildings with 4 or more dwelling units are required to be fire sprinklered (Ord 40-2016).  Due to the separation distance between the two buildings they are considered as a single structure, and therefore are under this requirement.  The scope of interior work appears to be extensive enough throughout the building to require/allow such an upgrade. The west wall measure less than 1’ from the property line, alterations to the west exterior wall must comply with IBC 602 and 705.  No new openings (doors or windows) will be approved or existing opening altered unless they comply with IBC 716.2.  No new projections will be accepted unless they comply with 705.2.  Any altered or rebuilt portions of exterior wall will be required to be built back as 1 hour fire rated construction.  Existing, non- conforming portions of wall that are not altered may remain.  It appears that the only proposed mechanical room for the property is in the basement of unit B.If that is to be a common mechanical room for all units then all units need to be able to access this room, the sole access cannot be through unit B.  You will also have to deal with the penetrations of dwelling separation walls and floor/ceiling assemblies if piping/ducting is being routed from this common mechanical room in unit B to all other units. Please have the applicant reach out to me directly if they would like to discuss any of these comments further or have any additional questions regarding building code requirements. Thank you, Justin Hahn Community Development Plans Examiner 201 N. Mill St. P39 III.A. Aspen, CO 81611 p 970.429.2784 c 970.319.1610 www.cityofaspen.com www.aspencommunityvoice.com Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. P40 III.A. From:Mike Horvath To:Sarah Yoon Cc:Hailey Guglielmo Subject:RE: RE: Referral of HPC Projects - 211 E. Main Street Date:Tuesday, September 11, 2018 9:48:32 AM Attachments:image001.png image005.png Sarah,   Please see comments below:   1. The proposed remodels fall into the major category as set forth in the URMP. Please see Table 1.1 for project stormwater requirements under the greater than 50% interior remodel major category. 2. Access from HWY 82 shall be removed as part of this project. Properties only get one access point, and in this case that is off the alley. 3. All adjacent curb & gutter and sidewalk shall be replaced as part of the project. Sidewalk to be detached as much as possible while preserving tree on northwest corner of lot. 4. If any utilities upgrades are required, plans need to depict them for review. 5. Fence along 82 will need to be pulled back within property limits.   Thanks,   Mike     Michael Horvath, PE, CFM Civil Engineer II Engineering Department 130 South Galena St. Aspen, CO 81611 p: 970.429.2776 www.cityofaspen.com   For Information about the CASTLE CREEK BRIDGE/HALLAM ST IMPROVEMENTS: T:  970-618-5379 E:  info@castlecreekbridge.com W: www.castlecreekbridge.com P41 III.A. From:David Radeck To:Sarah Yoon Subject:RE: RE: Referral of HPC Projects - 211 E. Main Street Date:Wednesday, September 19, 2018 8:21:55 AM Attachments:image001.png image023.png image005.png Good morning Sarah! Parks would like for the applicant to minimize impacts to tree roots by removing the concrete that is closest to the house (south) and pulling them out towards the street(north). Please have the applicant call with any questions they may have. Thanks! David Radeck Project Technician Parks Department 585 Cemetery Lane Aspen, CO 81611 p: 970.429.2025 f: 970.920.5128 www.cityofaspen.com P42 III.A. From:David Scruggs To:Sarah Yoon Subject:211 West Main Date:Wednesday, September 19, 2018 3:43:53 PM Thanks for taking the time to show me the planned project. We believe a variance for a 5ft setback from the alley for the garage is problematic and should not be granted . The alley is narrow and heavily trafficked due to the Innsbruck Lodge just west of the applicant. Also snowplows operate in and Fed Ex and UPS deliveries are made via the alley . A 5ft setback is necessary for visibility and room for backing out of the garage to gain a sight line. The area is already made dangerous by the present location of a out building on the property located on the property line bordering the alley. All new construction on the alley has a 5ft or greater setback . We believe a variance of a 5 ft setback from the alley should not be granted. Thank you David C Scruggs 212 West Hopkins Aspen Co 81611 EXHIBIT C - Public Comment P43 III.A. 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM November 7, 2018 Aspen Historic Preservation Commission c/o Amy Simon, Historic Preservation Officer 130 S. Galena Street Aspen, CO 81611 RE: Minor Development and Setback Variances Application for 211 West Main Street Dear HPC and Amy, Please accept this application for minor development review and setback variances for the designated property located at 211 West Main Street. 211 West Main Street is a designated landmark located within the Main Street Historic District. The property is zoned Mixed Use which allows a range of uses including residential, lodge and commercial uses – 211 contains 4 residential units. There are three units within the 2-story Victorian building. A structure is located along the alley which contains the fourth unit. The City has indicated that the property is a legally established 4-plex. The proposed Minor Development application remodels the non-historic addition on the landmark (located on the east and rear elevation) and requests setback variances for a carport along the alley. The floor area on the existing property is over the allowable within the Mixed Use Zone District for multi-family residential use. The proposal reduces the existing floor area and does not trigger demolition according to the Land Use Code. The proposed exterior remodel creates a better distinction between new and old construction than the current non-historic addition. Figure 2: Existing conditions. Figure 1: Proposed remodel. Page 1 of 60P44 III.A. Following are the proposed changes: Landmark The two story landmark, constructed in 1892, was originally Porter Plum’s residence. Plum was a local attorney. The 2000 inventory form notes the minor alterations and loss of original exterior materials effecting the overall character of the building. • Front elevation: remove surface and curb cut accessed from Main Street. • East Elevation: remove non-historic window on second floor. • West Elevation: remove attached storage shed on second floor and add glass guardrail around existing deck. • Rear Elevation (non-historic addition): o Remove attached storage shed on second floor deck. o Replace existing window with more traditional sized window in gable end. o Replace existing windows and door with sliding doors to second floor access deck. • Internal changes: o Attic loft removed. o Existing door between Unit A and B removed per Planning requirements. Existing addition to Landmark A shed roof addition, added in 1971 according to the 1975 assessor record (figure 5), exists on the east elevation. • Replace roof forms with shed roofs facing south (Aspen Mountain). • East, West, Rear Elevations: o Enlarge windows o Reconfigure window locations o Replace door style. • Front Elevation: o Remove street facing window. o Replace existing fence. • Two options for material: o Horizontal painted wood siding to match Victorian. o Horizontal rainscreen with gap. Figure 4: 1975 photograph. Figure 5: 1975 Assessor’s records. Note “add 1971” on the addition to the landmark. Figure 3: 211 West Main Street, historic photograph. Page 2 of 60P45 III.A. Alley Building The date of the alley building is unknown. The 1898 and 1893 Sanborn maps show a structure along the alley, identified as a stable with the “x” on the roof, but the footprint doesn’t match up with the existing alley building. The building is noted in the assessor’s records in 1975, but the building sits on a modern foundation and stem wall that is 3’ high. Dormers exist on the roof and the exterior material and roof have been replaced. The existing board and batten does not appear to be old. Comparison of the 1991 photograph and the current building show many differences most notably the relationship of the building to grade and alterations to the roof. • Add single car carport and storage. • Change entry. • Add skylights. • Add covered walkway between landmark addition and alley building. • East and West Elevations: o Replace windows. • Rear Elevation: o Add windows. We look forward to working with you on this minor remodel project. Please do not hesitate to contact me for additional information that will aid your review. Sincerely, Sara Adams, AICP sara@bendonadams.com Exhibits: A – Minor Development Review Criteria B – Variance Review Criteria C – Pre- application summary D - Land Use Application E – Dimensional Requirements Form F – Authorization to Represent G – Agreement to Pay H – HOA form I – Proof of Ownership J – Vicinity Map K – Drawings, materials and contextual studies. Figure 6: 1893 Sanborn Map. The building is identified as a 1 story wood stable. Figure 7: 1991 photograph of the alley building. Figure 8: 2018 photograph of alley building. Page 3 of 60P46 III.A. Exhibit A – HPC Minor Development 211 W. Main Street 11.7.2018 Exhibit A HPC Minor Development 26.415.060.B.2 The City of Aspen Historic Preservation Design Guidelines, as amended, which are on file with the Community Development Department, will be used in the review of requests of certificates of no negative effect or certificates of appropriateness. Conformance with the applicable guidelines and the common development review procedures set forth in Chapter 26.304 will be necessary for the approval of any proposed work: Chapter 1: Site Planning and Landscape Design 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. • Do not introduce new curb cuts on streets. • Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Response – The Engineering Department requires removal of the curbcut and two parking spaces accessed from Main Street. Parking is accessed from the alleyway as well. There are a total of 4 residential units on the property which requires 4 parking spaces – 2 along the alley adjacent to the alley building. Grass is proposed to replace the surface spaces in the front yard. 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. Page 4 of 60P47 III.A. Exhibit A – HPC Minor Development 211 W. Main Street 11.7.2018 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. • All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. Response – A new privacy fence is proposed to replace the existing fence behind the front façade of the landmark. The 6 ft. wood privacy fence blocks views of the new addition from Main Street. Important landmark features are not blocked by the fence. Chapter 2: Building Materials 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. Response – Wood siding to match existing (which is mostly unoriginal) is proposed to replace the unoriginal window opening on the east elevation of the landmark. Chapter 3: Windows 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. Page 5 of 60P48 III.A. Exhibit A – HPC Minor Development 211 W. Main Street 11.7.2018 3.7 Adding new openings on a historic structure is generally not allowed. • Greater flexibility in installing new windows may be considered on rear or secondary walls. • New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. • Preserve the historic ratio of window openings to solid wall on a façade. • Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. Response – A non-historic opening on the east elevation is proposed to be removed and replaced with siding. A new enlarged window, with similar dimensions to historic windows, is proposed to replace an existing window in the rear gable end. Sliding doors are proposed on the rear elevation to access the rear second floor deck. The rear elevation does not have any original siding. Chapter 7: Roofs 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. Response – Skylights are proposed on the non-historic alley building. Chapter 10: Building Additions 10.1 Preserve an older addition that has achieved historic significance in its own right. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. Response – The 1971 east addition to the landmark is not historically significant and is proposed to be remodeled to better meet the design guidelines. The addition to the rear of the landmark is not historic and is proposed to be slightly modified as noted below. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. Page 6 of 60P49 III.A. Exhibit A – HPC Minor Development 211 W. Main Street 11.7.2018 • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Response – The remodeled east and rear addition to the landmark removes existing non- historic mass and clearly represent the additions as products of their own time. The east addition shed roof has a 1:12 pitch and the plate height matches the landmark. The rear addition to the landmark has both an existing flat roof and a proposed new shed roof. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response – The historic resource is the primary focus of the property. The proposed remodel project reworks the existing non-historic additions. Page 7 of 60P50 III.A. Exhibit A – HPC Minor Development 211 W. Main Street 11.7.2018 10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one story tall, directly behind that resource, unless completely detached above grade by a distance of at least 10 feet. HPC may consider exceptions to this policy if two or more of the following are met: • The connector element that links the new and old construction is a breezeway or transparent corridor, well recessed from the streetfacing side(s) of the historic resource and the area of two story construction that appears directly behind the one story historic resource is minimal • The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource • The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource • The interior of the resource is fully utilized, containing the same number of usable floors as existed historically • There are no variance requests in the application other than those related to historic conditions that aren’t being changed • The project is proposed as part of a voluntary AspenModern designation, or • The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response – n/a. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. Response – HPC has two options for the exterior material of the remodeled additions: horiztonal wood siding (painted) that matches the profile of the landmark, or a horizontal rain screen with Page 8 of 60P51 III.A. Exhibit A – HPC Minor Development 211 W. Main Street 11.7.2018 a small gap between planks. Both options are successful in meeting the design guidelines and distinguish the new additions from the historic landmark in different ways. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. An addition can not be placed in a location where these relationships would be altered or obscured. Response – The remodel does not change current alignments on the street. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. Response – The additions are one story and the landmark is two stories. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. Response – n/a. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. Page 9 of 60P52 III.A. Exhibit A – HPC Minor Development 211 W. Main Street 11.7.2018 • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Response – The non-historic additions proposed to be remodeled currently exist on the property and are located at the rear and the setback from the front façade of the landmark. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. Response – The roof forms are primarily shed roof forms. A small portion of the rear addition is a flat roof, which current exists and is not proposed to be changed. The small carport and covered walkway are proposed to be flat membrane roof. New skylights are proposed for the alley building. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. Response – The scope of the project remodels existing additions and does not destroy or obscure important architectural features. 10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the historic building. 10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of the historic resource. • Set the addition back from street facing façades a distance approximately equal to its height. 10.15 The roof form of a rooftop addition must be in character with the historic building. Response – n/a. Chapter 12: Architectural Lighting 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. Page 10 of 60P53 III.A. Exhibit A – HPC Minor Development 211 W. Main Street 11.7.2018 • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. Response – A lighting plan and light fixtures are included in the drawing set to highlight new fixture locations. Simple cans are proposed beneath the walkway and carport. A square light fixture is proposed at the rear of the landmark by the entry to the deck. Page 11 of 60P54 III.A. Exhibit B – Setback Variances 211 W. Main Street 11.7.2018 Exhibit B Setback Variances 26.415.110. Benefits. The City is committed to providing support to property owners to assist their efforts to maintain, preserve and enhance their historic properties. Recognizing that these properties are valuable community assets is the basic premise underlying the provision of special procedures and programs for designated historic properties and districts. Benefits to encourage good historic preservation practices by the owners of historic properties are an important aspect of Aspen's historic preservation program. Historic resources are a valuable community asset and their continued protection is the basic premise supporting the creation of an innovative package of preservation tools that are unlike any other in the country. Aspen's preservation benefits are in response to tight historic preservation controls that have been legislated by the City since 1972. The Community Development Department and Historic Preservation Commission (HPC) are dedicated to assisting property owners in renovating and maintaining their property. Aspen is unique. Its historic resources and spirit of community have not been duplicated anywhere else in the world. It is this basic character that has helped make the City both economically vital and cherished by many. Only designated properties may be eligible for the following benefits. C. Variances. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variances of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variance, the HPC must make a finding that such a variance: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Page 12 of 60P55 III.A. Exhibit B – Setback Variances 211 W. Main Street 11.7.2018 Response – The proposed carport covers one existing parking space and sits along the east and rear property lines. The Mixed Use Zone District requires 5 feet setbacks for the side (east) setback and the rear (south) setback, and 0 feet setbacks for the east and south are requested. The carport is located on the alley and does not negatively impact the landmark or the historic district. Page 13 of 60P56 III.A. AHPC Minor Development 211 W. Main Street 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon, 429.2758 DATE: June 15, 2018 PROJECT: 211 W. Main Street REPRESENTATIVE: Rally Dupps, BendonAdams TYPE OF APPLICATION: HPC Minor Development DESCRIPTION: The applicant proposes to remodel the existing structure, making minor exterior changes, enclosing a non-historic porch, and building a carport. The site is a designated landmark located within the Main Street Historic District. All exterior alterations require design review and approval. The project will likely include a request for setback variations. Staff will review the application and make recommendations to HPC. Both staff and HPC will apply the historic preservation design guidelines to the evaluation of the proposal. As a historic property, the project is exempt from the Residential Design Standards. Other City Departments may be consulted for referral comments on the proposal, which may be incorporated into conditions of approval or provided as guidance for building permit submission. Below are links to relevant documents: Historic Preservation Land Use Application form: https://www.cityofaspen.com/DocumentCenter/Home/View/305 Land Use Code: https://www.cityofaspen.com/191/Municipal-Code HPC Design Guidelines: https://www.cityofaspen.com/DocumentCenter/Home/View/310 Land Use Code Section(s) 26.304 Common Development Review Procedures 26.415.070.C Certificate of Appropriateness for a Minor development 26.415.110.C Variances Review by: Staff for completeness and recommendation. HPC for determination. Public Hearing: Yes. Referral Agencies: None Planning Fees: $1,300 for 4 billable hours (additional/fewer hours will be billed/refunded at a rate of $325 per hour) To apply, submit 1 copy of the following information: Completed Land Use Application and signed fee agreement. exhibit C Page 14 of 60P57 III.A. 2  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (not older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  A written description of the proposal and an explanation in written, graphic, or model form of how the proposed development complies with the review standards relevant to the development application and relevant land use approvals associated with the property.  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations.  Supplemental materials to provide a visual description of the context surrounding the designated historic property or historic district including at least one (1) of the following: diagrams, maps, photographs, models or streetscape elevations.  Representations of all exterior building materials and finishes in the form of samples or clearly illustrated photographs.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. Once the application is determined to be complete, submit:  A digital copy of the application emailed to amy.simon@cityofaspen.com.  12 copies of the project graphics.  Total deposit for review of the application. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. Page 15 of 60P58 III.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED)___________________________________________________________ Applicant: Name: Address: Phone #: _______________________Fax#:___________________E-mail:_______________________________________________ REPRESENTATIVE: Name: Address: Phone #: _______________________Fax#:___________________E-mail:________________________________________________ TYPE OF APPLICATION: (please check all that apply): Historic Designation Certificate of No Negative Effect Certificate of Appropriateness -Minor Historic Development -Major Historic Development -Conceptual Historic Development -Final Historic Development -Substantial Amendment Relocation (temporary, on or off-site) Demolition (total demolition) Historic Landmark Lot Split EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) ___________________________________________________________________________________________________________ PROPOSAL: (description of proposed buildings, uses, modifications, etc.) ________________________________________________________________________________________________________ 211 West Main Street 211 West Main Street Lot F, and 15 feet of Lot G, Block 52, City and Townsite of Aspen 2735-124-54-002 211 West Main Street LLC, Jim Kennard, manager 323 West Main Street, Aspen CO 81611 925-2855 jim@kss.com.au BendonAdams 300 So. Spring St., #202, Aspen CO 81611 925-2855 sara@bendonadams.com historic landmark with additions containing 4 residential units. minor remodel of addition. exhibit D Page 16 of 60P59 III.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 General Information Please check the appropriate boxes below and submit this page along with your application. This information will help us review your plans and, if necessary, coordinate with other agencies that may be involved. YES NO  Does the work you are planning include exterior work; including additions, demolitions, new construction, remodeling, rehabilitation or restoration?  Does the work you are planning include interior work, including remodeling, rehabilitation, or restoration?  Do you plan other future changes or improvements that could be reviewed at this time?  In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative Effect and a building permit, are you seeking to meet the Secretary of the Interior’s Standards for Rehabilitation or restoration of a National Register of Historic Places Property in order to qualify for state or federal tax credits?  If yes, 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.)  If yes, are you seeking the Colorado State Income Tax Credit for Historical Preservation? Please check all City of Aspen Historic Preservation Benefits which you plan to use:  Rehabilitation Loan Fund  Conservation Easement Program  Dimensional Variances  Increased Density  Historic Landmark Lot Split  Waiver of Park Dedication Fees  Conditional Uses  Tax Credits  Exemption from Growth Management Quota System Page 17 of 60P60 III.A. City of Aspen Community Development Department Aspen Historic Preservation Land Use Packet City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing:__________Proposed:_________________ Number of residential units: Existing:__________Proposed:_________________ Proposed % of demolition: __________ DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing:_________Allowable:__________Proposed:________ Principal Bldg.: Existing:_________Allowable:__________Proposed:________ Accessory Bldg.: Existing:_________Allowable:__________Proposed:________ On-Site parking: Existing:_________Required:___________Proposed:________ % Site coverage: Existing:_________Required:___________Proposed:________ % Open Space: Existing:_________Required:___________Proposed:________ Front Setback: Existing:_________Required:___________Proposed:________ Rear Setback: Existing:_________Required:___________Proposed:________ Combined Front/Rear: Indicate N, S, E, W Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Side Setback: Existing:_________Required:___________Proposed:________ Combined Sides: Existing:_________Required:___________Proposed:________ Distance between buildings: Existing:_________Required:___________Proposed:________ Existing non-conformities or encroachments and note if encroachment licenses have been issued: _____________________________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ ______________________________________________________________________________ 211 West Main Street 211 West Main LLC 211 West Main Street Main Street Historic District 4,500 sf 4,500 sf 0 0 4 4 30.88% 2,767 2,250 2,755 23'10"28'no change 4 4 2 SPACE n/a n/a 10' 0'5'0' 5' 5' n/a n/a 0' east west no change 28'alley bldg. no change over allowable floor area, west and rear setback encroachments, curb cut along Main Street, parking area facing Main Street n/a 11'no change 16'4" 5'6"0' (for carport) 5'6" for house 0' setback for carport. exhibit E Page 18 of 60P61 III.A. June 28, 2018 Ms. Jessica Garrow, AICP Community Development Director City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: 211 West Main Street Ms. Garrow: Please accept this letter authorizing BendonAdams, LLC, to represent our ownership interests in 211 West Main Street and act on our behalf on matters reasonably associated in securing land use approvals for the property. If there are any questions about the foregoing or if I can assist in any way, please do not hesitate to contact me. Property: 211 West Main Street; Aspen, CO 81611 Legal Description: Block 52, Lot F and western 15' of Lot G; City and Townsite of Aspen Owner: 211 West Main LLC, a Colorado limited liability company Parcel ID: 2735-124-54-002 Kind Regards, Jim Kennard, Manager 211 West Main LLC 323 West Main Street Aspen, CO 81611 970-925-2855 Jim@kss.com.au exhibit F Page 19 of 60P62 III.A. 211 West Main Street 211 West Main LLC, a Colorado limited liability company BendonAdams Jim Kennard, Manager; 211 West Main LLC 323 West Main Street; Aspen, CO 81611 Jim@kss.com.au 970-925-2855 1,300 4 Jim Kennard Manager; 211 West Main LLC exhibit G Page 20 of 60P63 III.A. City C970 COMMUNITY DEVELOPMENT DEPARTMENT Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Property Owner (“I”): Name: Jim Kennard, Manager; 211 West Main LLC, a Colorado limited liability compan Email: Jim@kss.com.au Phone No.: (970) 925.2855 Address of Property: (subject of application) 211 West Main Street Aspen, CO 81611 I certify as follows: (pick one) □This property is not subject to a homeowners association or other form of private covenant. □This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application do not require approval by the homeowners association or covenant beneficiary. □This property is subject to a homeowners association or private covenant and the improvements proposed in this land use application have been approved by the homeowners association or covenant beneficiary. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner signature: _________________________ date: June 28, 2018 Owner printed name: Jim Kennard, Manager; 211 West Main LLC, LLC, a Colorado limited liability company or, Attorney signature: _________________________ date:___________ Attorney printed name: _________________________ exhibit H Page 21 of 60P64 III.A. Exhibit IPage 22 of 60P65III.A. Page 23 of 60P66III.A. Page 24 of 60P67III.A. Page 25 of 60P68III.A. Page 26 of 60P69III.A. Page 27 of 60P70III.A. Vicinity Map CityofAspenGIS Structures Parcels Label: Unit Number Federal Lands BLM STATE OF CO USFS Addresses Label: Number Water Polygons Water Line Zoomed Out Water Line Zoomed In UGB 7/31/2018, 10:08:00 AM 0 0.03 0.060.01 mi 0 0.05 0.10.03 km 1:2,400 CityofAspenGIS | City of Aspen GIS exhibit J Page 28 of 60P71 III.A.   LUNA LED STEP 120V 58506BZ BRONZE WIDTH:4.8" HEIGHT:4.5" WEIGHT:0.8 LBS MATERIAL:ZINC-ALUMINUM ALLOY SOCKET:4W LED  *INCLUDED LED INFO: LUMENS:240 COLOR TEMP:2700k CRI:90 INCANDESCENT EQUIVALENCY: 1 x 20W DIMMABLE:Yes, on any Incandescent, MLV, ELV, or C-L dimmer. NOTES:INDOOR/OUTDOOR USE. DOUBLE GANG CONFIGURATION. CERTIFICATION:C-US WET RATED VOLTAGE:120V UPC:640665585117   Page 29 of 60 P72 III.A. IRIS® Specifications and dimensions subject to change without notice. Consult your representative for additional options and finishes.ADI130305 07-18-2016 Frame Galvanized steel plaster frame with integral bar hanger receivers. Setscrews provide positive horizontal locking. Integral gun sights facilitate the use of guide strings or laser lines. Shipped with overspray protector installed. Housing Steel housing painted matte black for visually dark interior. Removable access panels allow splice inspection and service of all electrical components including LED module and driver from below the ceiling thru the aperture. Removable hinged top allow top access. All fasteners are captive. Bar Hangers Captive preinstalled bar hangers adjust from 8-1/2” to 24” wide; pass thru feature allows shortening without removal. Captive nail penetrates standard and engineered lumber. Mounting flange levels platform with ceiling. Integral clip attached directly to tee-bar. Universal Mounting Bracket Accepts 1/2” EMT, C channel and bar hangers and adjusts 3” vertically from above the ceiling. Gaskets Closed cell gaskets achieve restrictive airflow requirements without additional caulking. Adjustment Mechanism Dynamic aiming rotates 365°, tilts 45° and locks in position. Angle markings assist in repeatable settings. Translating center beam optics aligns axis of primary reflector with aperture from nadir to 45°. LED Module Field replaceable module utilizes Cree® MT-G2 LED array and conforms to Zhaga standards for interchangeability. Proximity phosphors over chip on board LEDs provide a uniform source with high efficiency and no pixilation. Color accuracy within 2 SDCM and optional 90 CRI provides excellent color. Passive cooling achieves L70 at 40,000 hours. Primary Optic Borosilicate glass segmented optic with > 95% reflective multi-layer hard coating delivers a highly efficient and uniform beam. Various distributions are available and can be interchanged without tools. Elastomeric glare shield accepts theatrical color filters and diffusion films. Media Optional media holder accepts one or two 2 inch [50mm] diameter L series color filters or beam modifying lens. Order media holder, color filters and lens separately. Lower Reflector Spun 0.04” thick high purity aluminum parabolic contour provides 50° lamp and lamp image cutoff and is available in a wide range of specular and semi-specular Alzak® finishes. Light trap eliminates spill light at edge of flange and reflector. Metal trim ring can be removed for painting and can be installed flush mount with optional flush mount collar accessory. Trim Retention Retained with two torsion springs holding the flange tightly to the finished ceiling surface and accommodates ceiling thickness from 1/2 - 1” thick. Use optional plaster lip extender for ceilings up to 2" thick. Junction Box (6) 1/2” and (2) 3/4” trade size pry outs positioned to allow straight conduit runs. Driver Integral constant current driver provides noise free operation. Continuous, flicker-free 1% dimming, available with 2 or 3 wire phase cut, 0 -10V analog and EcoSystem/DALI digital control interfaces. The DALI option is Fifth Light compatible. Emergency Option Provides 90 minutes of standby lighting meeting most life safety codes for egress lighting. Remote charge indicator and test switch. The maximum battery pack ambient is 50°C. Compliance Type IC inherently protected, suitable for direct contact with insulation and cULus listed for damp locations. Restrictive airflow per ASTM-E283. EMI/RFI emissions per FCC 47CFR Part 18 consumer limits. Contains no mercury or lead and RoHS compliant. Photometric testing in accordance with IES LM-79-08. Lumen maintenance projections in accordance with IES LM-80-08 and TM-21-11. Meets California Title 24 residential fixture program and listed on appliance database. Energy Star listed. Zhaga compliant. Meets EMI/RFI emission per FCC 47CFR Part 18 consumer limits at 120V input. Lighting Facts Labeled. Warranty 5 year warranty. 3-1/2" [89mm] 4-3/8" [112mm] 5-1/8" [130mm] SF= 4-7/8" O.D. DESCRIPTION SPECIFICATION FEATURES Recessed 3.5” aperture downlight luminaire utilizing a LED array. Housing is suitable for 2x8 residential or commercial constructions, airtight and can be used in direct contact with insulation. Housing platform + primary reflector + optical element combination supports various distributions and reflector types providing design flexibility. Use where excellent light control and low aperture brightness are demanded. Catalog #Type Project Comments Date Prepared By 19.7" [500.38mm] EM OPTION P3LED09 E3MR LED Downlight 3.5" Aperture 900 Lumen Series 12" [305mm] 6" [152mm] 6-7/16" [164mm] “X”(see table) 10" [254mm] Catalog #X-Dimension P3LED09*E 16.4” (416.6mm) P3LED09*E010 16.25” (412.8mm) P3LED09*E5LT 16.25” (412.8mm) P3LED09*EDMX 16.25” (412.8mm) P3LED09*1ELTE 16.9” (429.3mm) P3LED09*EL3D 16.9” (429.3mm) E Driver Option Input Voltage 120V 277V Input Current (A)0.12 0.06 Input Power (W)14.3 15 Inrush Current (A)0.17 0.43 THD: ≤ 20% PF: ≥ 0.90 T Ambient: -20 to +40°C T Plenum: +65°C Max. Sound Rating: Class A E010 Driver Option Input Voltage 120V 277V Input Current (A)0.13 0.06 Input Power (W)14.3 15 Inrush Current (A)0.6 1 THD: ≤ 20% PF: ≥ 0.90 T Ambient: -20 to +40°C T Plenum: +65°C Max. Sound Rating: Class A Eaton is a founding member of the Zhaga Consortium Page 30 of 60P73 III.A. IRIS® Specifications and dimensions subject to change without notice. Consult your representative for additional options and finishes.ADI130305 07-18-2016 ORDERING INFORMATION P3LED E3MR ENERGY DATA P3LED E3MR Complete luminaire consists of a housing platform and optical element. Housing platform can be ordered without primary optic. Order primary optics separately. Example: P3LED830E RG50FL40 E3MRH Platform Lumens1 Distribution Color Driver Options P3LED P3LED = 3.5” Aperture IC, AT LED Housing Platform P3LEDCP = 3.5” Aperture IC, AT LED Housing Platform, CCEA listed for City of Chicago Plenum Requirements 09 = 900 Lumens (Nominal) [Blank] = Omit Primary Optic NSP10 = 10° Beam SP15 = 15° Beam NFL25 = 25° Beam FL40 = 40° Beam 827 = 80 CRI Minimum, 2,700 K CCT 927 = 90 CRI Minimum, 2,700 K CCT 830 = 80 CRI Minimum, 3,000 K CCT 930 = 90 CRI Minimum, 3,000 K CCT 835 = 80 CRI Minimum, 3,500 K CCT 840 = 80 CRI Minimum, 4,000 K CCT E = 120 – 277V 50/60Hz Leading or Trailing Edge Phase Cut 1% Dimming (phase cut dimming at 120V only) E010 = 120 – 277V 50/60Hz 0 -10V 10% Dimming ED010 = 120 – 277V 50/60Hz 0 -10V 1% Dimming E5LT = 120 – 277V 50/60Hz DALI 1% Dimming EDMX = 120 – 277V 50/60Hz DMX 1% Dimming 1ELTE = 120V 60Hz Leading Edge 1% Dimming, Lutron A-Series EL3D = 120 – 277V 50/60Hz 3-wire and EcoSystem 1% Dimming, Lutron A-Series EM = Integral Battery Backup with Remote Test Switch and Indicator Light (Not available with 1ELTE and EL3D driver options) Optical Element Finishes Options Accessories E3MR E3MR = 3.5” Aperture Open Downlight Reflector Alzak® Finishes C = Specular Clear H = Semi-Specular Clear G = Gold WMH = Warm Haze WH = Wheat WHH = Wheat Haze GP = Graphite GPH = Graphite Haze K = Cognac KH = Cognac Haze CC = Chocolate CCH = Chocolate Haze B = Black Painted Finishes MW = Matte white W = Gloss white BB = Black baffle WB = White baffle [Blank] = Metal Trim Ring, Matte White Not available with BB or WB SF = Self-flanged SFWF = Self-flanged, Matte White Flange RG50NSP10 = 10° Beam Glass Reflector, 50mm RG50SP15 = 15° Beam Glass Reflector, 50mm RG50NFL25 = 25° Beam Glass Reflector, 50mm RG50FL40 = 40° Beam Glass Reflector, 50mm RG50MH = Media Holder for two inch [50mm] diameter L series color filters or beam modifying lens. Attaches directly to RG50 series 50mm Reflectors FMC3 = Flush Mount Collar Accessory PLE3 = Plaster Lip Extender for Up to 2” Thick Ceilings ZLM03 = Replacement LED module, see specification sheet for catalog number and performance data PHOTOMETRICS P3LED E3MR Test Number P106254 Platform P3LED09830E Element E3MRC RG505P15 Lumens 1010 Lm Efficacy 70.1 Lm/W CANDLEPOWER DISTRIBUTION Directional 700 1400 2100 15º30º 45º 60º 75º 90º ZONAL LUMEN SUMMARY Zone Lumens %Fixture 0-30 898 92.5 0-40 964 99.8 0-60 965 99.9 0-90 966 100 90-180 0 0 0-180 966 100 CONE OF LIGHT MH FC L W 5.5'69 3.6 3.6 7'42.6 4.8 4.8 8'32.6 5.4 5.4 9'25.8 6 6 10'20.9 6.8 6.8 12'14.5 8.2 8.2 0ºD 1ELTE Driver Option Input Voltage 120V 277V Input Current (A)0.13 Input Power (W)15.7 Inrush Current (A)1.9 THD: ≤ 20% PF: ≥ 0.90 T Ambient: -20 to +40°C T Plenum: +65°C Max. Sound Rating: Class A EL3D Driver Option Input Voltage 120V 277V Input Current (A)0.13 0.06 Input Power (W)15.6 16 Inrush Current (A)1.9 2 THD ≤20% PF ≥0.90 ≥0.80 T Ambient: -20 to +40°C T Plenum: +65°C Max. Sound Rating: Class A E5LT Driver Option Input Voltage 120V 277V Input Current (A)0.12 0.06 Input Power (W)14.3 15.2 Inrush Current (A)1.73 1.8 THD: ≤ 20% PF: ≥ 0.90 T Ambient: -20 to +40°C T Plenum: +65°C Max. Sound Rating: Class A EDMX Driver Option Input Voltage 120V 277V Input Current (A)0.13 0.06 Input Power (W)15.1 16.1 Inrush Current (A)1.82 1.89 THD ≤20% PF ≥0.90 ≥0.60 T Ambient: -20 to +40°C T Plenum: +65°C Max. Sound Rating: Class A Page 31 of 60P74 III.A. IRIS® Specifications and dimensions subject to change without notice. Consult your representative for additional options and finishes.ADI130305 07-18-2016 PHOTOMETRICS P3LED E3MR Test Number P106290 Platform P3LED09830E Element E3MRC RG50FL40 Lumens 1039 Lm Efficacy 72.2 Lm/W CANDLEPOWER DISTRIBUTION Directional 1250 2500 3750 15º30º 45º 60º 75º 90º ZONAL LUMEN SUMMARY Zone Lumens %Fixture 0-30 975 99.5 0-40 979 99.9 0-60 980 100 0-90 980 100 90-180 0 0 0-180 980 100 CONE OF LIGHT D FC L W 5.5'123.2 2.6 2.6 7'76 3.2 3.2 8'58.2 3.8 3.8 9'46 4.2 4.2 10'37.3 4.6 4.6 12'25.9 5.6 5.6 0ºD Test Number P106302 Platform P3LED09830E Element E3MRC RG50SP15 Lumens 1036 Lm Efficacy 72 Lm/W CANDLEPOWER DISTRIBUTION Directional 2500 5000 7500 15º30º 45º 60º 75º 90º ZONAL LUMEN SUMMARY Zone Lumens %Fixture 0-30 1117 98 0-40 1124 98.6 0-60 1131 99.2 0-90 1140 100 90-180 0 0 0-180 1140 100 CONE OF LIGHT D FC L W 5.5'225.5 1.8 1.8 7'139.2 2.4 2.4 8'106.6 2.6 2.6 9'84.2 3 3 10'68.2 3.4 3.4 12'47.4 4 4 0ºD Test Number P106314 Platform P3LED09830E Element E3MRC RG50NSP10 Lumens 1054 Lm Efficacy 73.7 Lm/W CANDLEPOWER DISTRIBUTION Directional 3000 6000 9000 15º30º 45º 60º 75º 90º ZONAL LUMEN SUMMARY Zone Lumens %Fixture 0-30 1045 98.3 0-40 1051 98.8 0-60 1056 99.3 0-90 1064 100.1 90-180 -1 -0.1 0-180 1063 100 CONE OF LIGHT D FC L W 5.5'267.6 1.2 1.2 7'165.2 1.6 1.6 8'126.5 2 2 9'100 2.2 2.2 10'81 2.4 2.4 12'56.2 3 3 0ºD Page 32 of 60P75 III.A. IRIS® Specifications and dimensions subject to change without notice. Consult your representative for additional options and finishes.ADI130305 07-18-2016 LIGHTING FACTS P3LED E3MR Please see LightingFacts.com for a complete listing of products. Page 33 of 60P76 III.A. A0.00 COVER c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002211 W. MAIN ST. REMODEL BLOCK: 52 LOT: F W 15' OF LOT G ASPEN, CO 81611 PARCEL ID# 273512454002 PROGRESS: OCTOBER 18, 2018P77 III.A. LIVING ROOM STAIR CLOS. CLOS. CLOS. CLOS. CLOSET CLOS.CLOS. CLOS. KITCHEN BATH BATH BATH KITCHEN KITCHEN BEDROOM BEDROOM STUDIO BEDROOM STAIR ENTRY MECH. LAUNDRY LAUNDRY W D CLOSET ROOF ABOVE ROOF ABOVEHIGH WINDOW ABOVE UNIT A UNIT B UNIT D DN. UP 10' FRONT YARD SETBACK 5' SIDE YARD SETBACK5' REAR YARD SETBACK CURB CUT CONC. SIDEWALK CONC. SIDEWALK 9 9 9 10 11 11 12 11 13 13 5' SIDE YARD SETBACK21 FENCE 'D'FENCE 'D'5' SIDE YARD SETBACKPATIO LIVING ROOM CLOS. CLOSET KITCHEN MASTER BATH KITCHEN BEDROOM BEDROOM STAIR STACK W/D PATIO STACK W/D D/W STORAGE BENCH STORAGE MUDROOM 24"X36" COOKTOP 36" REF 30" APP. 30" WALL OVEN 30" PANTRY FIREPLACE EXISTING STAIR DN TO BSMT. D/W 24" UC REF. SKYLIGHT ROOF ABOVEROOF ABOVESTAIR CLOS. CLOSET NEW 6' TALL PRIVACY FENCERECYCL. NEW DOOR AND WINDOWS FOR THIS WALL EXISTING FENCE TO REMAIN UNCHANGED UNIT A UNIT B UP 5' SIDE YARD SETBACK5' REAR YARD SETBACK ROOF ABOVE BATH BEDROOM MECH CLOS.LIVING ROOM ENTRY / STORAGE UNIT D KITCHEN 30" REF. STACK W/D TV DW.BUILT INWARDROBETV CLOS.EXISTING FRONT YARD UNCHANGED CONC. PAVED COVERED PARKING BUILT IN BUILT IN CURB CUT REMOVED (E) CONC. SIDEWALK (E) CONC. SIDEWALK 20 9 9 9 18 11 11 11 19 215' SIDE YARD SETBACK5' SIDE YARD SETBACK(E) FENCE 'D'(N) FENCE 'D'21 EXISTING FENCE TO REMAIN UNCHANGEDPATIO (N) CONC. SIDEWALK (N) FENCE 'D' CONC. PAVED UNCOVERED PARKING PARKING SPACES, CURB CUT AND CONCRETE REMOVED PER COA ENGINEERING DEPT. MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP A1.01 SITE PLANS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH EXISTING SITE PLAN2 A1.01 1/8" = 1'-0" PROGRESS OCT 18, 2018 NORTH PROPOSED SITE PLAN1 A1.01 1/8" = 1'-0"P78III.A. WALL ABOVEWALL ABOVENEW GLASS WALL HALF BATH MECHANICAL AREA MUST BE ACCESSIBLE FOR UNITS A,B,AND C METAL COLUMN UNIT B STORAGE STORAGEWALL ABOVEWALL ABOVEOPEN PLAN BASEMENT MECHANICAL METAL COLUMN UNIT B MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP NORTH PROPOSED LOWER LEVEL1 A1.02 1/4" = 1'-0" A1.02 FLOOR PLANS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH EXISTING LOWER LEVEL2 A1.02 1/4" = 1'-0" PROGRESS OCT 18, 2018P79 III.A. LIVING ROOM CLOS. CLOSET KITCHEN MASTER BATH KITCHEN BEDROOM BEDROOM STAIR STACK W/D PATIO STACK W/D D/W STORAGE BENCH STORAGE MUDROOM 24"X36" COOKTOP 36" REF 30" APP. 30" WALL OVEN 30" PANTRY FIREPLACE EXISTING STAIR DN TO BSMT. D/W 24" UC REF. SKYLIGHT ROOF ABOVEROOF ABOVESTAIR CLOS. CLOSET NEW 6' TALL PRIVACY FENCERECYCL. NEW DOOR AND WINDOWS FOR THIS WALL UNIT A UNIT B UP 5' SIDE YARD SETBACK5' REAR YARD SETBACK ROOF ABOVE BATH BEDROOM MECH CLOS.LIVING ROOM ENTRY / STORAGE UNIT D KITCHEN 30" REF. STACK W/D TV DW.BUILT INWARDROBETV CLOS.CONC. PAVED COVERED PARKING BUILT IN BUILT IN 20 9 9 18 11 11 19 215' SIDE YARD SETBACK5' SIDE YARD SETBACK(E) FENCE 'D'(N) FENCE 'D'21 EXISTING FENCE TO REMAIN UNCHANGEDPATIO (N) FENCE 'D' CONC. PAVED UNCOVERED PARKING LIVING ROOM STAIR CLOS. CLOS. CLOS. CLOS. CLOSET CLOS.CLOS. CLOS. KITCHEN BATH BATH BATH KITCHEN KITCHEN BEDROOM BEDROOM STUDIO BEDROOM STAIR ENTRY MECH. LAUNDRY LAUNDRY W D CLOSET ROOF ABOVE ROOF ABOVEHIGH WINDOW ABOVE UNIT A UNIT B UNIT D DN. UP 5' SIDE YARD SETBACK5' REAR YARD SETBACK 9 9 11 12 11 13 13 5' SIDE YARD SETBACK21 FENCE 'D'FENCE 'D'5' SIDE YARD SETBACKPATIO MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP NORTH PROPOSED MAIN LEVEL1 A1.03 1/4" = 1'-0" A1.03 FLOOR PLANS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH EXISTING MAIN LEVEL2 A1.03 1/4" = 1'-0" Issue Dates: PROGRESS OCT 18, 2018P80 III.A. BEDROOM BALCONY DECK NEW CARPORT ROOF STAIR UNIT C DN KITCHEN LIVING STACK W/D CLOSET CLOSETBATH SHWR. REMOVE COLUMN 6 6 6 6 4 16 19 CLOS. BATH KITCHEN BEDROOM STAIR STAIR LIVING ROOM BALCONY DECK STORAGE WALL BELOWUNIT C DN UP 6 4 16 19 MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP NORTH PROPOSED UPPER LEVEL1 A1.04 1/4" = 1'-0" A1.04 FLOOR PLANS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH EXISTING UPPER LEVEL2 A1.04 1/4" = 1'-0" Issue Dates: PROGRESS OCT 18, 2018P81 III.A. OPEN TO BELOW ROOF RIDGE ABOVEROOF RIDGE ABOVEUNIT C STAIR ATTIC LOFT OPEN TO BELOW ROOF RIDGE ABOVEOPEN TO BELOW UNIT C DN ATTIC LOFT MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP NORTH PROPOSED LOFT LEVEL1 A1.05 1/4" = 1'-0" A1.05 FLOOR PLANS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH EXISTING LOFT LEVEL2 A1.05 1/4" = 1'-0" Issue Dates: PROGRESS OCT 18, 2018P82 III.A. 5' SIDE YARD SETBACK5' SIDE YARD SETBACK5' REAR YARD SETBACK 45' SIDE YARD SETBACK5' SIDE YARD SETBACK5' REAR YARD SETBACK 4 MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP NORTH PROPOSED ROOF LEVEL1 A1.06 1/4" = 1'-0" A1.06 ROOF PLANS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH EXISTING ROOF LEVEL2 A1.06 1/4" = 1'-0" Issue Dates: PROGRESS OCT 18, 2018P83 III.A. 8'-0"T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" = SITE 9895.5' T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 1 2 3 7 14 DASHED LINE OF WOOD PRIVACY FENCE ROOF HI POINT @ LIVING ROOM (N) ELEV. 114'-2" 3'-5"12'-10 5/8"10'-9"6'-0"15 T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" = SITE 9895.5' T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"2 1 1 3 7 8'-3 15/16"13'-1 1/2"T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" 8'-8"T.O. F.F. @ UPR. LOFT (E) T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"1 1 1 1 2 3 3 7 7 DASHED LINE OF FOUNDATION T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" 5'-3"T.O. F.F. @ UPR. LOFT (E) T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"1 7 14 17 DASHED LINE OF FOUNDATION BREEZEWAY ROOF 8'-0"1'-2"2'-4"ROOF HI POINT @ LIVING ROOM (N) ELEV. 114'-2" 1'-5"ROOF HI POINT @ M. BEDROOM (N) ELEV. 112'-2" 2'-0"15 15 MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP PROPOSED ELEVATION - NORTH1 A1.07 1/4" = 1'-0" A1.07 ELEVATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002EXISTING ELEVATION - NORTH3 A1.07 1/4" = 1'-0" PROPOSED ELEVATION - SOUTH2 A1.07 1/4" = 1'-0" EXISTING ELEVATION - SOUTH4 A1.07 1/4" = 1'-0" PROGRESS OCT 18, 2018P84 III.A. ELEV. 100'-0" T.O. F.F. @ MAIN LEVEL (E) ELEV. 110'-9" T.O. F.F. @ UPPER LEVEL (E)10'-9"T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"T.O. CARPORT ROOF 8'-0"CARPORT CEILING 7'-0"1 1 4 4 5 14 3'-5"DASHED LINE OF FOUNDATION ROOF HI POINT @ LIVING ROOM (N) ELEV. 114'-2" 8'-0"1 12 15 T.O. F.F. @ UPR. LOFT (E) ELEV. 100'-0" 8'-8"T.O. F.F. @ MAIN LEVEL (E) T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"1 1 1 3 4 4 4 5 6 7 DASHED LINE OF FOUNDATION MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP A1.08 ELEVATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROPOSED ELEVATION - EAST1 A1.08 1/4" = 1'-0" EXISTING ELEVATION - EAST2 A1.08 1/4" = 1'-0" PROGRESS OCT 18, 2018P85 III.A. T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" 5'-3"T.O. F.F. @ UPR. LOFT (E) T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"5 1 1 4 5 7 8 8 14 14 17 6'-0"DASHED LINE OF WOOD PRIVACY FENCE DASHED LINE OF FOUNDATION ROOF HI POINT @ LIVING ROOM (N) ELEV. 114'-2" ROOF HI POINT @ M. BEDROOM (N) ELEV. 112'-2" 2'-0"1'-5"1.5 12 15 T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" 8'-8"T.O. F.F. @ UPR. LOFT (E) T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"1 1 4 5 5 6 7 7 7 8 8 DASHED LINE OF WOOD PRIVACY FENCE DASHED LINE OF FOUNDATION MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP A1.09 ELEVATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROPOSED ELEVATION - WEST1 A1.09 1/4" = 1'-0" EXISTING ELEVATION - WEST2 A1.09 1/4" = 1'-0" PROGRESS OCT 18, 2018P86 III.A. 5 14 T.O. F.F. @ UNIT D (E) ELEV. 99'-2" V.I.F. T.O. ROOF RIDGE @ UNIT D (E) ELEV. 113'-9"3'-0"3'-6"T.O. GARAGE ROOF ELEV. 108'-0" ELEV. 100'-0" 5 6 T.O. F.F. @ UNIT D (E) ELEV. 99'-2" V.I.F. T.O. ROOF RIDGE @ UNIT D (E) ELEV. 113'-9" ELEV. 100'-0" 14 T.O. F.F. @ UNIT D (E) ELEV. 99'-2" V.I.F. T.O. ROOF RIDGE @ UNIT D (E) ELEV. 113'-9" T.O. GARAGE ROOF ELEV. 108'-0" ELEV. 100'-0" 6 T.O. F.F. @ UNIT D (E) ELEV. 99'-2" V.I.F. T.O. ROOF RIDGE @ UNIT D (E) ELEV. 113'-9" ELEV. 100'-0" MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP A1.10 ELEVATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROPOSED ELEVATION - SOUTH2 A1.10 1/4" = 1'-0" EXISTING ELEVATION - SOUTH4 A1.10 1/4" = 1'-0" PROPOSED ELEVATION - NORTH1 A1.10 1/4" = 1'-0" EXISTING ELEVATION - NORTH3 A1.10 1/4" = 1'-0" PROGRESS OCT 18, 2018P87 III.A. A A A S A BBB B B B B B B B B S3 3SS3 3S DESCRIPTION SWITCH W/ DIMMER WHERE POSSIBLE 220 DUPLEX OUTLET S 220 VOLT OUTLET GFI / AFCI AND/OR WATERPROOF OUTLET PER 2014 NEC WP FLOOR OUTLETF CEILING FANF WATTAGECOLOR COVER LED RECESSED STEP LIGHT EXHAUST FAN SWITCHED OUTLET DESCRIPTION LED RECESSED FIXTURE RECESSED FIXTURE WET LOCATION WALL SCONCE DECORATIVE CHANDELIER SURFACE MOUNT CEILING DECORATIVE PENDANT LED LINEAR SCONCE FLOURESCENT SURFACE FIXTURE W/ DOOR SWITCH LED UNDER CABINET FIXTURE F C P RATING TYPE WATTAGE LUMENS LED 12 1200 LED 12 1200 LED TBD LED 120024 12 800 3 P/F 800 100 P/F 10 S SURFACE MOUNTED LIGHT W CONTROL SCHEDULE FIXTURE SCHEDULE TBD MFGICON MFGICON TV / INTERNET WITH DUPLEX OUTLET 1/2 SWITCHED LAMP OUTLET T PHONE / TV / CABLE / INTERNET / SATELLITE HOOKUP REF PLAN PERCENTAGE HIGH EFFICIENCY PER 2015 IECC R404.1 : 30 LED 1200 75 105012 TOTAL FIXTURES 100 % HIGH EFFICIENCYMIN 75% < 100% LED LED LED LED 75 1800 20 1800 900 LED SURFACE MOUNTED LINEAR TRACK LIGHT TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD S WATERPROOF SURFACE MOUNTED LIGHT 1200LED20WP FLOURESCENT SURFACE FIXTURE TBD 80010 REF PLAN REF PLAN REF PLAN REF PLAN REF PLAN REF PLAN REF PLAN REF PLAN REF PLAN REF PLAN REF PLAN REF PLAN NORTH PROPOSED EXTERIOR LIGHTING - MAIN LEVEL1 A1.11 1/4" = 1'-0" A1.11 FLOOR PLANS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVED211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002Issue Dates: NORTH PROPOSED EXTERIOR LIGHTING - UPPER LEVEL2 A1.11 1/4" = 1'-0" B A PROGRESS OCT 18, 2018P88 III.A. HPC1 CONTEXT PHOTOS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002ALLEY MAIN ST. NORTH PROGRESS OCT 18, 2018P89 III.A. HPC2 SITE PHOTOS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002UNIT A AND C ACCESS ACCESS TO EACH UNIT UNIT B ACCESS UNIT D ACCESS STORAGE UNIT C STORAGE UNIT C STORAGE UNIT C LOFT UNIT C LOFT ABOVE KITCHEN UNIT C LOFT STAIR UNIT C LOFT PROPOSED EXPANSION NEW ADDITION PROPOSED IN FRONT OF THIS WALL NEW ADDITION PROPOSED IN FRONT OF THIS WALL BASEMENT ACCESS COVERED PORCH TO BE CONVERTED INTO INTERIOR SPACE EXISTING UNIT C STORAGE TO BE REMOVED NON HISTORIC PORCH ADDITION TO BE REDUCED IN SIZE PROGRESS OCT 18, 2018P90 III.A. HPC3 MODEL PHOTOS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROGRESS OCT 18, 2018P91 III.A. HPC4 MODEL PHOTOS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROGRESS OCT 18, 2018P92 III.A. MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP HPC5 MATERIALS SHEET c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 2735124540021 2 20 3 21 19 45 11 14 10 15 PROGRESS OCT 18, 2018P93 III.A. MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP HPC6 MATERIALS SHEET c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 27351245400215 15 16 56 19 17 8 4 12 1 14 PROGRESS OCT 18, 2018P94 III.A. HPC7 MODEL PHOTOS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROGRESS OCT 18, 2018 RAIN SCREEN OPTION P95III.A. 584.20 OPEN PLAN BASEMENT MECHANICAL UNIT B 1448.12 495.33 15.60 5'-0" COVERED ROOF COUNTS TOWARDS FLOOR AREA108.22EXEMPT LIVING ROOM STAIR CLOS. CLOS. CLOS. CLOS. CLOSET CLOS.CLOS. CLOS. KITCHEN BATH BATH BATH KITCHEN KITCHEN BEDROOM BEDROOM STUDIO BEDROOM STAIR ENTRY MECH. LAUNDRY LAUNDRY CLOSET UNIT A UNIT B UNIT D DECKING WITHIN 6" OF FINISH GRADE 521.41 18.78 204.87 CLOS. BATH KITCHEN BEDROOM STAIR STAIR LIVING ROOM BALCONY DECK STORAGE UNIT C 39.78PER26.575.020.D.32'-6"154.06 9'-8" 9'-8" STAIR ATTIC LOFT OPEN TO BELOW OPEN TO BELOW UNIT C ATTIC LOFT NORTH EXISTING LOWER LEVEL FLOOR AREA1 Z1.01 1/8" = 1'-0" Z1.01 EXISTING FLOOR AREA CALCULATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH EXISTING MAIN LEVEL FLOOR AREA2 Z1.01 1/8" = 1'-0" NORTH EXISTING UPPER LEVEL FLOOR AREA3 Z1.01 1/8" = 1'-0" NORTH EXISTING LOFT LEVEL FLOOR AREA4 Z1.01 1/8" = 1'-0" PROGRESS OCT 18, 2018P96 III.A. 584.20 UNIT B 583 S.F.HALF BATH UNIT B STORAGE STORAGE LIVING ROOM CLOS. CLOSET KITCHEN MASTER BATH KITCHEN BEDROOM BEDROOM STAIR STORAGE MUDROOM 1584.63 TOTAL 478.01 STAIR CLOS. CLOSET 255.05 UNIT A UNIT B BATH BEDROOM CLOS.LIVING ROOM ENTRY / STORAGE UNIT D KITCHEN TV BUILT INWARDROBETV CLOS.EXEMPT18.78 BEDROOM BALCONY DECK 60" BBQSTAIR UNIT C 521.41 248.88 KITCHEN LIVING CLOSET CLOSETBATH SHWR. OPEN TO BELOW UNIT C Z1.02 PROPOSED FLOOR AREA CALCULATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH PROPOSED LOWER LEVEL FLOOR AREA1 Z1.02 1/8" = 1'-0" NORTH PROPOSED MAIN LEVEL FLOOR AREA2 Z1.02 1/8" = 1'-0" NORTH PROPOSED UPPER LEVEL FLOOR AREA3 Z1.02 1/8" = 1'-0" NORTH PROPOSED LOFT LEVEL FLOOR AREA4 Z1.02 1/8" = 1'-0" PROGRESS OCT 18, 2018P97 III.A. SUBGRADE FAR - REF. 26.575.020.D.8 TOTAL EXPOSED WALL S.F. = 0 S.F. TOTAL EXPOSED = 0 S.F. LIGHTWELLS = 0 S.F. GROSS S.F. = 584.20 S.F. WALL HEIGHT = 7' TOTAL WALL LENGTH = 101.1'' TOTAL SUBGRADE WALL AREA = 707.70 S.F. EXPOSED WALL AREA = 0 / 707.70 S.F. = 0 % EXPOSED WALL AREA = 0% SUBRAGE FAR = 0% X 584.20 S.F. = 0 S.F. TOTAL FAR = 2618.92 S.F. > 2250 S.F. FLOOR AREA HATCH LEGEND ALLOWABLE FLOOR AREA CALCULATIONS - REF. 26.575.020.C GROSS LOT AREA = 4500 S.F. AREAS OF SLOPES BETWEEN 20% - 30% = O S.F. AREAS OF SLOPES > 30% = O S.F. AREAS BELOW HIGH WATER LINE = 0 SF. AREAS DEDICATED TO ANY KIND OF EASEMENTS PER 26.575.020-1 = 0 S.F. NET LOT AREA = 4500 S.F. NET LOT AREA MU ZONE ALLOWABLE FAR FOR 4500 S.F. LOT IS 0.5 TO 1 = 4500 S.F. X 50% = 2250 S.F. ALLOWABLE FAR = 2250.00 S.F. PORCHES & DECKS > 6" ABV. GRADE: HOUSE FAR:DETACHED STORAGE FAR: ABOVE GRADE FAR - REF. 26.575.020.D.1 MAIN LEVEL = UNIT A + B = 1448.12 UNIT D = 495.33 TOTAL = 1943.45 S.F. UPPER LEVEL = UNIT C 521.41 S.F. ATTIC SPACE PER 26.575.020.D.3 = 154.06 S.F. GARAGE FAR: EXISTING FLOOR AREA CALCULATIONS DECKS, BALCONIES, LOGGIAS, TRELLIS, GAZEBOS, EXTERIOR STAIRWAY, NON STREET FACING PORCHES FAR REF. 26.575.020.D.4, 27.575.020.D.5, 26.575.020.D.6 SECTION 4: ALLOWABLE DECK = 2250 X 15% = 337.50 S.F TOTAL DECK = UPPER LEVEL DECK 204.87 S.F. + 18.78 HISTORIC HOUSE DECK = 223.65 < 337.50. = EXEMPT SECTION 5: STREET FACING PORCHES < 30" ABV. GRADE = EXEMPT SECTION 6: COVERED PATIO MORE THAN 4' = 108.22 PER JIM POMEROY SINCE FLOOR AREA IS NON CONFORMING PATIO AREA CANNOT CONTRIBUTE TO FA = 0 S.F. CARPORT AND GARAGE FAR - REF. 26.575.020.D.7 GARAGE GROSS S.F. = 0 > 500 GARAGE EXEMPTION PER RESIDENCE 250 S.F. x 4 UNITS = 1000 S.F. NEXT 250 COUNTS HALF = 125 S.F. X 4 UNITS = 500 S.F. TOTAL EXEMPTION = 1500 S.F. CARPORT = 0 S.F. > 1500 S.F = 0 S.F. SHEDS, STORAGE AREAS AND SIMILAR ACCESSORY STRUCTURES FAR - REF. 26.575.020.D.11 DETACHED STORAGE S.F. = 32 S.F. PER RESIDENCE STORAGE EXEMPTION = 32 S.F. X 4 = 128 S.F. TOTAL STORAGE FAR = 15.60 S.F. + 39.78 S.F. = 55.38 S.F. < 128 S.F. =0 S.F. SUBGRADE FAR - REF. 26.575.020.D.8 TOTAL EXPOSED WALL S.F. = 0 S.F. TOTAL EXPOSED = 0 S.F. LIGHTWELLS = 0 S.F. GROSS S.F. = 584.20 S.F. WALL HEIGHT = 7' TOTAL WALL LENGTH = 101.1'' TOTAL SUBGRADE WALL AREA = 707.70 S.F. EXPOSED WALL AREA = 0 / 707.70 S.F. = 0 % EXPOSED WALL AREA = 0% SUBRAGE FAR = 0% X 584.20 S.F. = 0 S.F. FLOOR AREA HATCH LEGEND ALLOWABLE FLOOR AREA CALCULATIONS - REF. 26.575.020.C GROSS LOT AREA = 4500 S.F. AREAS OF SLOPES BETWEEN 20% - 30% = O S.F. AREAS OF SLOPES > 30% = O S.F. AREAS BELOW HIGH WATER LINE = 0 SF. AREAS DEDICATED TO ANY KIND OF EASEMENTS PER 26.575.020-1 = 0 S.F. NET LOT AREA = 4500 S.F. NET LOT AREA MU ZONE ALLOWABLE FAR FOR 4500 S.F. LOT IS 0.5 TO 1 = 4500 S.F. X 50% = 2250 S.F. ALLOWABLE FAR = 2250.00 S.F. PATIOS & DECKS > 6" ABV. GRADE: HOUSE FAR:DETACHED STORAGE FAR: GARAGE FAR: SHEDS, STORAGE AREAS AND SIMILAR ACCESSORY STRUCTURES FAR - REF. 26.575.020.D.11 DETACHED STORAGE S.F. = 32 S.F. PER RESIDENCE STORAGE EXEMPTION = 32 S.F. X 4 = 128 S.F.. TOTAL STORAGE FAR = 0 S.F. < 128 S.F. =0 S.F. PROPOSED FLOOR AREA CALCULATIONS CARPORT AND GARAGE FAR - REF. 26.575.020.D.7 GARAGE GROSS S.F. = 0 > 500 GARAGE EXEMPTION PER RESIDENCE 250 S.F. x 4 UNITS = 1000 S.F. NEXT 250 COUNTS HALF = 125 S.F. X 4 UNITS = 500 S.F. TOTAL EXEMPTION = 1500 S.F. CARPORT = 255.05 S.F. > 1500 S.F = 0 S.F. DECKS, BALCONIES, LOGGIAS, TRELLIS, GAZEBOS, EXTERIOR STAIRWAY, NON STREET FACING PORCHES FAR REF. 26.575.020.D.4, 27.575.020.D.5, 26.575.020.D.6 SECTION 4: ALLOWABLE DECK = 2250 X 15% = 337.50 S.F TOTAL DECK = + 249.88 S.F. UPPER LEVEL DECK + 18.78 HISTORIC DECK = 268.66 < 337.50. = 0 S.F. SECTION 5: STREET FACING PORCHES < 30" ABV. GRADE = EXEMPT SECTION 6: COVERED PATIO MORE THAN 4' = 0 S.F. TOTAL FLOOR AREA = 2584.05 S.F. < 2618.92 ABOVE GRADE FAR - REF. 26.575.020.D.1 MAIN LEVEL = UNIT A + B = 1584.63 UNIT D = 478.01 TOTAL = 2062.64 S.F. UPPER LEVEL = UNIT C 521.41 S.F. ATTIC SPACE PER 26.575.020.D.3 = 0 S.F. Z1.03 FLOOR AREA CALCULATIONS SUMMARY c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROPOSED LOWER LEVEL FLOOR AREA1 Z1.03 EXISTING LOWER LEVEL FLOOR AREA2 Z1.03 PROGRESS OCT 18, 2018P98 III.A. WALL AREA = 630.08 FENESTRATION AREA = 89.44A REMOVED AREA = 109.5618.2223.002.2223.0023.00109.56 10.83WALL AREA = 942.44 FENESTRATION AREA = 165.25B REMOVED AREA = 321.4620.0020.0020.002.669.6823.005.336.0012.7835.19 256.4814.9720.0010.00 19.79 WALL AREA = 1020.06 FENESTRATION AREA = 47.99D REMOVED AREA = 123.5413.8713.874.004.006.2512.42 111.12 6.00WALL AREA = 598.68 FENESTRATION AREA = 127.18C REMOVED AREA = 252.269.729.7220.0022.6622.668.948.9413.0411.5017.88 108.766.12 24.00 2.62 35.72 13.00 44.16 A C BD E F A 1736.23 B 495.33 ROOF AREA = 2231.56 FENESTRATION AREA = 0 REMOVED AREA = 758.24 479.93 190.40 18.46 7.00 14.00 48.45 WALL + ROOF AREA USED FOR DEMO CALCULATIONS 165.25 DEMOLITION CALCULATIONS HATCH LEGEND EXISTING WALL / ROOF TO REMAIN WALL / ROOF AREA TO BE REMOVED AREA REDUCED FOR FENESTRATION WALL LABEL WALL DEMOLITION AREA IN SQUARE FEET WALL DEMOLITION CALCULATIONS A B C D INDIVIDUAL WALL AREA AREA REDUCED FOR FENESTRATION AREA OF WALL TO BE REMOVED 630.08 WALL SURFACE AREA TOTAL AREA REDUCED FOR FENESTRATION AREA USED FOR DEMO CALCULATION WALL SURFACE AREA TO BE REMOVED 437.52 3181.05 870.33 DEMOLITION TOTALS WALL + ROOF SURFACE AREA TO BE REMOVED TOTAL ROOF LABEL ROOF DEMOLITION AREA - FLAT PLANE METHOD - IN SQUARE FEET ROOF DEMOLITION CALCULATIONS INDIVIDUAL ROOF AREA AREA REDUCED FOR FENESTRATION AREA OF ROOF TO BE REMOVED ROOF SURFACE AREA TOTAL AREA REDUCED FOR FENESTRATION AREA USED FOR DEMO CALCULATION ROOF SURFACE AREA TO BE REMOVED 3181.05 + 2231.56 870.33 + 758.24 5412.61 1628.57 30.08%< 40% 109.56 3618.57 89.44 A + B 2231.56 758.240 2231.56 E F 0 2231.56 758.24 942.44 598.68 1020.06 214.39 212.92 127.18 321.46 47.99 0 7.66 123.54 252.26 29.01 34.50 Z1.04 DEMOLITION CALCULATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002DEMOLITION CALCULATION SUMMARY1 Z1.04 DEMOLITION CALCULATION - WALLS3 Z1.04 1/8" = 1'-0" DEMOLITION CALCULATION - WALLS5 Z1.04 1/8" = 1'-0" DEMOLITION CALCULATION - WALLS4 Z1.04 1/8" = 1'-0" DEMOLITION CALCULATION - WALLS6 Z1.04 1/8" = 1'-0" DEMOLITION CALCULATION - ROOF2 Z1.04 1/8" = 1'-0" PROGRESS OCT 18, 2018P99 III.A. 6'-0"4'-5"4'-2"3'-10"FENCE TYPE 'A'FENCE TYPE 'B'FENCE TYPE 'C'FENCE TYPE 'D' 1x6 STAINED WOOD 1x4 PAINTED WOOD 1x8 PAINTED WOOD 1x4 PAINTED WOOD Z1.05 FENCE ELEVATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002FENCE ELEVATIONS1 Z1.05 1/2" = 1'-0" PROGRESS OCT 18, 2018P100 III.A. REMOVE 17.31 S.F. ADD 35.73 S.F. REMOVE 39.78 S.F. ADD 95.60 S.F. REMOVE 154.06 S.F. (EXEMPT FROM FA) FLOOR LEVEL FLOOR AREA ADD / SUBTRACT SUMMARY CHART LOWER LEVEL AREA REMOVED S.F.AREA ADDED S.F. MAIN LEVEL LOFT LEVEL UPPER LEVEL 0 17.31 154.06 0 0 131.35 TOTALS 171.37 0 131.35 0 Z1.06 FLOOR AREA ADD/SUBTRACT c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002NORTH EXISTING MAIN LEVEL FLOOR AREA2 Z1.06 1/8" = 1'-0" NORTH EXISTING UPPER LEVEL FLOOR AREA3 Z1.06 1/8" = 1'-0" NORTH EXISTING ATTIC LEVEL FLOOR AREA3 Z1.06 1/8" = 1'-0" PROGRESS OCT 18, 2018P101 III.A. UNIT B 584.20 S.F. UNIT A 565.66 S.F. UNIT B 943.30 S.F. UNIT D 495.33 S.F. NON UNIT SPACE 65.58 S.F. UNIT C 779.15 S.F. NON UNIT SPACE 33.64 S.F. UNIT C 182.40 S.F. UNIT C 778.09 S.F. NON UNIT SPACE 35.62 S.F. UNIT B 978.85 S.F. UNIT D 478.01 S.F.NON UNITSPACE257.65 S.F.UNIT A 521.13 S.F. NON UNIT SPACE 65.58 S.F. NON UNIT SPACE 44.75 S.F. UNIT B 424.40 S.F. NON UNIT SPACE 159.79 S.F.EXISTING FLOOR AREA ALLOCATION PER UNIT (S.F.)LOWER LEVELUNIT A583.03MAIN LEVELUPPER LEVELLOFT LEVEL0TOTALSUNIT B0UNIT C0UNIT D0NON UNIT943.30565.660495.3365.5800779.15033.6400182.40001527.50565.66961.55495.3399.22PROPOSED FLOOR AREA ALLOCATION PER UNIT (S.F.)LOWER LEVELUNIT A424.40MAIN LEVELUPPER LEVELLOFT LEVEL159.79TOTALSUNIT B0UNIT C0UNIT DNON UNIT978.85521.130478.01367.9800778.09033.6400001403.25521.13561.37478.01HATCH PATTERNHATCH PATTERN00778.09Z1.07 EXISTING AND PROPOSED UNIT LAYOUT c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROPOSED LOFT LEVEL UNIT LAYOUT4 Z1.01 1/8" = 1'-0" EXISTING LOFT LEVEL UNIT LAYOUT8 Z1.07 1/8" = 1'-0" PROPOSED UPPER LEVEL UNIT LAYOUT3 Z1.07 1/8" = 1'-0" PROPOSED MAIN LEVEL UNIT LAYOUT2 Z1.07 1/8" = 1'-0" PROPOSED LOWER LEVEL UNIT LAYOUT1 Z1.07 1/8" = 1'-0" EXISTING UPPER LEVEL UNIT LAYOUT7 Z1.07 1/8" = 1'-0" EXISTING MAIN LEVEL UNIT LAYOUT6 Z1.07 1/8" = 1'-0" EXISTING LOWER LEVEL UNIT LAYOUT5 Z1.07 1/8" = 1'-0" PROGRESS OCT 18, 2018P102 III.A. C:\General CADD 12\Gxd\47188A.gxd -- 04/11/2018 -- 12:31 PM -- Scale 1 : 120.000000 Page 60 of 60P103III.A. 8'-0"T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" = SITE 9895.5' T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 1 2 3 7 14 DASHED LINE OF WOOD PRIVACY FENCE ROOF HI POINT @ LIVING ROOM (N) ELEV. 114'-2" 3'-5"10'-9"6'-0"15 T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" = SITE 9895.5' T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"2 1 1 3 7 8'-3 15/16"13'-1 1/2"T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" 8'-8"T.O. F.F. @ UPR. LOFT (E) T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"1 1 1 1 2 3 3 7 7 DASHED LINE OF FOUNDATION T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" 5'-3"T.O. F.F. @ UPR. LOFT (E) T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"1 7 14 17 DASHED LINE OF FOUNDATION BREEZEWAY ROOF 8'-0"1'-2"2'-4"ROOF HI POINT @ LIVING ROOM (N) ELEV. 114'-2" 1'-5"ROOF HI POINT @ M. BEDROOM (N) ELEV. 112'-2" 2'-0"15 15 MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP PROPOSED ELEVATION - NORTH1 A1.07 1/4" = 1'-0" A1.07 ELEVATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002EXISTING ELEVATION - NORTH3 A1.07 1/4" = 1'-0" PROPOSED ELEVATION - SOUTH2 A1.07 1/4" = 1'-0" EXISTING ELEVATION - SOUTH4 A1.07 1/4" = 1'-0" FLAT ROOF OPTIONFLAT ROOF OPTION PROGRESS NOV 16, 2018 OPTION 2: FLAT ROOF OPTION P104III.A. ELEV. 100'-0" T.O. F.F. @ MAIN LEVEL (E) ELEV. 110'-9" T.O. F.F. @ UPPER LEVEL (E)10'-9"T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"T.O. CARPORT ROOF 8'-0"CARPORT CEILING 7'-0"1 1 4 4 5 14 3'-5"DASHED LINE OF FOUNDATION ROOF HI POINT @ LIVING ROOM (N) ELEV. 114'-2" 8'-0"15 T.O. F.F. @ UPR. LOFT (E) ELEV. 100'-0" 8'-8"T.O. F.F. @ MAIN LEVEL (E) T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"1 1 1 3 4 4 4 5 6 7 DASHED LINE OF FOUNDATION MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP A1.08 ELEVATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROPOSED ELEVATION - EAST1 A1.08 1/4" = 1'-0" EXISTING ELEVATION - EAST2 A1.08 1/4" = 1'-0" FLAT ROOF OPTION PROGRESS NOV 16, 2018P105 III.A. T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" 5'-3"T.O. F.F. @ UPR. LOFT (E) T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"5 1 1 4 5 7 8 8 14 17 6'-0"DASHED LINE OF WOOD PRIVACY FENCE DASHED LINE OF FOUNDATION ROOF HI POINT @ LIVING ROOM (N) ELEV. 114'-2" ROOF HI POINT @ M. BEDROOM (N) ELEV. 112'-2" 2'-0"1'-5"15 T.O. F.F. @ MAIN LEVEL (E) ELEV. 100'-0" T.O. F.F. @ UPPER LEVEL (E) ELEV. 110'-9" 10'-9"T.O. F.F. @ LWR. LOFT (E) ELEV. 119'-5" 8'-8"T.O. F.F. @ UPR. LOFT (E) T.O. F.F. @ LOWER LEVEL (E) ELEV. 92'-0" 8'-0"1 1 4 5 5 6 7 7 7 8 8 DASHED LINE OF WOOD PRIVACY FENCE DASHED LINE OF FOUNDATION MATERIALS LEGEND: REFERENCE SYMBOL: 1. PAINTED HORIZONTAL WOOD CLAPBOARD SIDING 2. PAINTED WOOD FISH SCALE SIDING 3. VICTORIAN STYLE WOOD DETAILS INCLUDING: WOOD BALUSTRADE, WOOD HANDRAIL, DECORATIVE WOOD DETAILS, OR TURNED WOOD COLUMN 4. ASPHALT SHINGLE ROOFING 5. WOOD BOARD AND BATTEN SIDING 6. STANDING SEAM METAL ROOFING 7. PAINTED WOOD FASCIA BOARD 8. PAINTED STUCCO 9. GRASS 10. CONCRETE HARDSCAPE 11. BRICK HARDSCAPE 12. WOOD DECKING W/ GAP 13. GRAVEL 14. HORIZONTAL PAINTED WOOD SIDING OR 15. METAL SIDING TO COLOR MATCH METAL ROOF 16. MEMBRANE ROOFING WITH GRAVEL BALLAST 17. TEMPERED AND TINTED SAFETY GLASS WITH STAINLESS STEEL FASTENING HARDWARE 18. CONCRETE W/ 8' CENTERED CONTROL JOINTS 19. WEATHER RESISTANT COMPOSITE DECKING 20. STONE PAVERS SET IN WATER PERVIOUS BASE 21. SCATTERED ROUND STONE LANDSCAPE # OPTIONAL RAIN SCREEN WOOD SIDING W/ TBD GAP A1.09 ELEVATIONS c 2018 RALLY DUPPS ARCHITECT - THE INFORMATION AND DESIGN INTENT CONTAINED ON THIS DOCUMENT IS THE PROPERTY OF CONSORTIUM ARCHITECTS. NO PART OF THIS INFORMATION MAY BE USED OR COPIED WITHOUT THE PRIOR WRITTEN PERMISSION OF CONSORTIUM ARCHITECTS. CONSORTIUM ARCHITECTS SHALL RETAIN ALL COMMON LAW STATUTORY AND ALL OTHER RESERVED RIGHTS, INCLUDING COPYRIGHT THERETO. ALL RIGHTS RESERVEDIssue Dates:211 W. MAIN ST. REMODELBLOCK: 52 LOT: F W 15' OF LOT GASPEN, CO 81611PARCEL ID# 273512454002PROPOSED ELEVATION - WEST1 A1.09 1/4" = 1'-0" EXISTING ELEVATION - WEST2 A1.09 1/4" = 1'-0" PROGRESS NOV 16, 2018 FLAT ROOF OPTIONP106 III.A. P107 III.A. P108 III.A. P109 III.A. P110 III.A.