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HomeMy WebLinkAboutagenda.hpc.201905221 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION May 22, 2019 4:30 PM, City Council Meeting Room 130 S Galena Street, Aspen I.SITE VISIT I.A.Please visit the site on your own. II.ROLL CALL III.MINUTES III.A.Draft Minutes April 24th, 2019 coa.hpc.042419.docx IV.PUBLIC COMMENTS V.COMMISSIONER MEMBER COMMENTS VI.DISCLOSURE OF CONFLICT OF INTEREST VII.PROJECT MONITORING VIII.STAFF COMMENTS IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED X.CALL UP REPORTS XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XII.OLD BUSINESS XIII.NEW BUSINESS XIII.A.4:35 135 E. Cooper Avenue, Substantial Amendment, Variations- PUBLIC HEARING May 22 HPC memo.pdf hpcreso.pdf 1 2 Exhibit A_Substantial Amendment Staff Findings.pdf Exhibit B_Relocation.pdf Exhibit C_Setback Variations.pdf Exhibit D_Text.pdf Exhibit D_Drawings.pdf XIV.ADJOURN Typical Proceeding Format for All Public Hearings 1)Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legal notice (affidavit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clarifications of applicant 7) Public comments 8)Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal/clarification of evidence presented by applicant and public comment 11) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met or not met. Revised April 2, 2014 2 1 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24, 2019 Chairperson Greenwood opened the meeting at 4:32 p.m. Commissioners in attendance: Gretchen Greenwood, Jeffrey Halferty, Nora Berko, Scott Kendrick, Bob Blaich, Roger Moyer, Kara Thompson, Sheri Sanzone. Absent was Richard Lai. Staff present: Nicole Henning, Deputy City Clerk Andrea Bryan, Assistant City Attorney Amy Simon, Historic Planning Director Sarah Yoon, Historic Preservation Planner MINUTES: Mr. Blaich moved to approve the minutes of March 27th, Mr. Halferty seconded. All in favor, motion carried. Mr. Halferty moved to approve the minutes of April 10th, Mr. Kendrick seconded. All in favor, motion carried. PUBLIC COMMENT: None. COMMISSIONER COMMENTS:Ms. Greenwood said she won’t be here on May 8 th. Ms. Sanzone and Ms. Thompson won’t be here May 8 th either. Ms. Simon said it’s possible we won’t have a meeting on that date anyway. Mr. Halferty thanked Ms. Simon for the tour earlier in the day and said it was great and well versed. DISCLOSURES OF CONFLICT:None. PROJECT MONITORING: Ms. Simon said she has one for Mr. Moyer and two for Mr. Kendrick to discuss after the meeting. Ms. Greenwood said she noticed a few unmonitored projects on the list and asked Ms. Simon to address. Ms. Simon directed them to page 22 and said she could use a monitor for the Stein building across the street from Boogies and noted that Ms. Greenwood and Mr. Halferty were on the board when it was approved. Ms. Greenwood said she will take that one. 210 W Main is Ted Guy’s project and that needs a monitor. Mr. Kendrick said he will do this one. She said the rest are not super urgent. Ms. Sanzone said she is conflicted on 135 E Cooper. Ms. Simon said they will find a new monitor when it comes back around. From the site tour, Ms. Sanzone said she is going to help Mr. Halferty on Hotel Aspen – 110 W. Main. CERTIFICATES OF NO NEGATIVE EFFECT: None. Mr. Halferty asked about the National Trust conference and Ms. Simon said it will be in Denver in October. Ms. Simon said there isn’t a lot of info yet, but she can start an email to see who is available to go and as always, AIA credits are available for this. PROJECT MONITORING: 602 E. Hyman Dylan Johns – Zone 4 Architects Mr. Johns said this is a mural project. We are fairly far along with construction and expect completion in a few months. The building owners have asked if HPC will allow a contemporary mural artist to do a painting on the north side on the corner of Hunter & Hyman. A CMU wall was constructed as part of the 3 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24, 2019 addition on the historic structure. He showed plans on screen and said he hasn’t heard any opposition from the building owners or anyone else. Ms. Simon said she provided a brief memo in the packet and said Ms. Berko is the pm on this project. This mural will be on a painted CMU wall and we as staff, have no concerns. The artist is not allowed to sign it according to the sign code. Mr. Halferty asked from a zoning standpoint, if any project can ask for a mural on a residential or commercial building and Ms. Simon said there are commercial design guidelines that would be applied to any request. Ms. Greenwood asked what the timeframe is for how long a mural can be up and Ms. Simon said there is no timeframe. Mr. Moyer asked if there is a utility box in front of this wall and Mr. Johns said no. Mr. Moyer pointed out that artists normally sign their work and Ms. Simon said that would be considered advertising for the artist, which isn’t allowed by the sign code. We’re very sensitive to signage limitations here. Ms. Greenwood asked about the content and political statements and if the city has any control over that. Ms. Bryan said that it’s under very limited circumstances due to freedom of speech. Ms. Simon reminded the board of the Smuggler Mine company mural on the back of the Brand building that was done decades ago that is peeling off. She said we don’t want to have people putting these up and not maintaining them. If you wanted some kind of term limit or condition relating to maintenance, we could add that in. Ms. Yoon said there was a condition added in regarding maintenance on the last mural which was approved. Ms. Greenwood said she thinks it would look great on the building and is in favor of it after looking at the site earlier today. She likes that it’s kind of subdued and in the background of the building. She thinks this particular mural would look great on the building and is in complete favor of it. Mr. Moyer said he is not opposed. He said this graphic kind of painting was done a lot in the 70’s. Mr. Johns said we feel like it complements the building. Mr. Halferty said this application is well done and well placed, but he does have some concern. He is all in for freedom of artists obviously, but its monkey see monkey do everywhere on every building for everyone who requests it, so he has a challenging thought about consistency and controlling that. Just like graffiti was treated in city scape before it became hip & cool. This is a philosophical discussion, but he he likes that it’s on a residential project and not on a commercial building. What prohibits a dude from Leadville with a spray paint can who wants to do a mural. Ms. Greenwood said they would have to get approval from the owner of the building and possibly us and go through the process like everyone else. Mr. Halferty said that does make sense and he is in support of the project. Ms. Berko said she totally applauds urban art, but she thinks the windows on this building are so beautiful and thinks it detracts from the beauty of the building. She has a hard time with this project. Mr. Kendrick said he likes the idea and he thinks the artist is very complimentary and it’s a tasteful design. He is very much in favor of this project. Ms. Thompson agreed with Mr. Kendrick. Mr. Blaich said as one who has three contemporary sculptures in his front yard of a historic home, he can’t object. 4 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24, 2019 MOTION: ROGER moved to approve, Mr. Blaichseconded. Voice vote: 6 in favor, 1 opposed. Motion carried. PUBLIC NOTICE: Ms. Bryan said has the notices. CALL UPS: None. OLD BUSINESS: 333 W Bleeker Sarah Yoon Ms. Yoon said this is a conceptual hearing and continuation. HPC gave the applicant instruction to restudy the design of the proposed addition and the location of the historic out building. This structure is located on the corner of 3rd and Bleeker. This is very visible and is in the R6 zone on a 6000 sq. ft lot. Following HPC’s advice, the location is rotated and now there is a space of 3 ft 5 inches from the rear property line. With the permission of Parks, the 3 alley trees will be removed. The new addition is located directly behind the historic landmark with an 8-foot connector and a full basement is also proposed. With the recent proposal, the drywall location is identified between two large spruce trees. Staff would like to clarify, they originally misunderstood where the historic house was to be stored and it will be on-site instead of off-site. This has been clarified and put into the conditions. Ms. Yoon presented the 1893 Sandborn map on screen. There have been constant alterations to the rear of the building and the existing out building is not an original feature. Staff is in support of the removal of the rear addition and relocation of the historic out building. The fenestration changes haven’t changed since last time. Staff focused on guidelines 10.6 and 10.11 last time regarding the relationship between materials and fenestration and the need for the new addition to strongly relate to two of these. The applicant has restudied the roof form by relating the pitch with the historic out building. They will be moving the chimney feature to the east elevation, which has the least visible impact. They have also changed the roofing material to asphalt shingles to match what is existing on the current site. This is all in support of strengthening the relationship between the historic resource and the new addition. Staff recommends continued work with staff and monitor on a secondary entrance. Staff recommends continued work with various city departments and staff and monitor on the proposed secondary entrance. Staff supports the setback variations with the 7-inch variation related to the historic resource not moving and is recommending approval. The conditions are as follows: 1. Curb heights for the skylights and lightwells be brought to the minimum requirement and would like to see the dimensions 2. Further discussion of storm water mitigation and for staff and monitor to be involved in final approval 3. Work with staff and monitor and city departments on the secondary walkway and restoration of the ditch 4. Investigation for historic framing before the fenestration changes happen 5. Agreement with temporary storing of the historic resource to be on site 6. Removal of 5 spruce trees in the right of way 7. Financial securities are required 8. Details of setback variations requested for the out building and new addition 9. Submit for final development within one year of obtaining conceptual approval 5 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24, 2019 Ms. Greenwood asked what the new measurement would be if the variation is granted. Mr. Haas said 9 feet 5 inches. Ms. Greenwood also asked why the parks department is taking down spruce trees in the right of way. Ms. Simon said the owner planted them and they’ve been maturing without approval. APPLICANT PRESENTATION: Mitch Haas of Haas Land Planning LLC & Rally Dupps of Rally Dupps Architect and Interiors Mr. Haas said Ms. Yoon did a good job of presenting most of the project. He said the roof form on the addition started with a modern rake roof and now it’s been changed to a 12-12 pitch to match the garage structure. The material went from standing seam metal and has been switched to the asphalt shingles which is the same material found on both historic structures on the property. The setback of the garage entrance was about 1 foot before and is now about 3 ½ feet. He thinks they have storm water figured out with Josh Rice, so hopefully it won’t have to go to staff and monitor. We have the horizontal siding on the garage, the historic house and now you’ll see a good deal more on the addition. We made a conscious decision to maintain a departure in fenestration to keep it a product of its own time. We’re feeling good about it and we are good with guideline 10.6. Hopefully everyone feels the same way too. Ms. Sanzone thanked the applicant for engaging Josh Rice at this conceptual level. She asked where other utilities and utility pedestals might land and hopefully they will be on the alley side. Mr. Dupps said they haven’t thought about that yet. We will start fresh and will submit a landscape plan later on. Ms. Greenwood asked if they have a sketch up looking east and then asked what condition the windows are in on the historic resource. Mr. Dupps said they’ve all been replaced including the feature window. There are new windows in the original openings. Ms. Greenwood asked about the windows in the gable and Mr. Dupps said he thinks the whole back is new construction. At that time, they added the French doors and extended the Dutch gable. He thinks the historic framing is much removed. Ms. Greenwood has one issue and doesn’t think the proportion of the windows is in line with the other double hung windows. She is curious about the drywell and what is going to it. Mr. Haas said he understand its sheet flow across the site and a good amount of green flow and no down spouts. Mr. Rice didn’t suggest any routing. PUBLIC COMMENT: None. Mr. Kendrick said he acknowledges the hard work on the changes that have been made and said it’s come a long way and is ready to approve at this point per staff’s comments. Mr. Blaich said that everything has been covered and he is comfortable with the project. Mr. Moyer said the applicant’s have done a good job, but there are a few concerns. Oftentimes at the end, there are a lot of pipes sticking out of the roof, and the siding as well. If they are thought about now, we don’t have to worry about it later. The utilities should be discreetly placed in the alley. The shape of the windows on the south peak is very disconcerting because their proportion doesn’t fit with the others. Mr. Halferty said he agrees that it’s come a long way and the setbacks he has requested are appropriate. The treatment to the historic resource has been well done and the addition is in line with the guidelines. 6 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24, 2019 He said he hopes they can adhere to Mr. Moyer’s comments about fenestration and venting. The proposed resolution from staff is something he can adhere to. Ms. Greenwood pointed out that the board is being a little redundant, but we do make a good impact on the community when we analyze these thoroughly and give the applicant’s professional recommendations. She does think the project is in a good place, but she wants to comment about the pipes. The building department does require us to label every single pipe, so she suggested the applicant do that before they come back for final with the board. Throughout the process, please keep Ms. Simon informed on what you are finding. Other than that, she feels the windows on the rear need to be restudied. She also recommended restudy of the flat roof underneath the facia on the new addition because the building, in detail, should correspond to the historic resource. We’re all in agreement with staff’s comments. Ms. Sanzone said she agrees with Mr. Moyer’s comments and that they probably seem like details, but they are really important details. She said where the fence is shown, it would intrude on where you would want to put the utilities, ideally. MOTION: Mr. Moyer moved to approve resolution #10, Mr. Kendrick seconded. Roll call vote: Mr. Blaich, yes; Mr. Halferty, yes; Mr. Kendrick, yes; Ms. Berko, yes; Mr. Moyer, yes; Ms. Greenwood, yes; Ms. Sanzone, yes. 7-0, motion carried. NEW BUSINESS: 312 W Hyman Sarah Yoon Ms. Yoon said this is a conceptual design review and was also part of the site visit today. This is in the R6 zone district on a 6000 square foot lot. The applicant is requesting major development and setback variations. This is a city owned property and was designated in 2006 as an Aspen Modern landmark. At the time, there was a threat for demolition. This has been listed for sale and the applicant is currently under contract. This landmark is an excellent example of the chalet style architecture. Some of the characteristics include the large singular roof forms, shallow pitched roof, deep overhangs, very simple footprints and a continuous balcony. Some of the more noticeable details are in the decorative geometric motifs. There was very little development surrounding the property when it was built. There are a lot of large trees on the site and they now have neighbors on either side. The applicant has been in communication withthe parks department regarding removing two trees on the alley. The driveway access off of Hyman and the two garage doors are considered significant features. Engineering has allowed for another driveway from the alley. Because of the constraints, it’s important that the applicant work with staff and relevant departments to develop the site. The current proposal does meet the minimum 5-foot setbacks, but not the 15-foot combined. The applicant is requesting a setback variation and HPC does grant these if they meet listed criteria, which are listed on screen. The resource cannot be relocated or moved due to existing encroachments. Staff would support a setback variation in accordance with design. Going into the design proposal for the addition, staff focused the memo on guidelines 10.6 and 10.12. There must be design compatibility and the design must not destroy or obscure historic features or materials. The proposed addition has two levels and a flat roof. There is no connecting element that we typically see on other projects. The location of the addition to the rear of the property is very appropriate to the site. Staff does want to see a sensitive transition between the old and the new. A two-story transition might meet the guidelines in this case. The material choices for the addition, don’t meet with the historic landmark, so staff is recommending further study of the 7 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24, 2019 material and form to relate back to the landmark. This is a wonderful resource and a very challenging site. Staff recommends restudy of the transition from old to new to something more sensitive to the historic materials. Staff is also recommending restudy of guideline 10.6 regarding visual compatibility and recommending working closely with other relevant city departments. Ms. Thompson clarified that the shed at the back is not historic and Ms. Yoon agreed. Ms. Greenwood said she noticed that the drywell was proposed for 20 feet down and she thought they couldn’t be more than 15 feet. Ms. Simon said that was a discussion about putting in a drywell under a basement, but in the yard, there is not a limit or specified depth. APPLICANT PRESENTATION: Doug Rager of Doug Rager Architect Mr. Rager said this has been a process of discovery for his clients and the floor plan was actually drawn by them. We didn’t make any effort on materials or fenestration because we are just trying to come to grips with what is possible first. They are convinced that they need all the square footage they can get to make their program work. If they can’t have this kind of connection, which was presented, they will not purchase the property. He suggested that the board not consider the fenestration or materials at this point. He wanted to turn in the application without these things and consider this more of a work session because it’s not a typical project. It’s under contract and want to buy it, but they won’t without the connector. They are in love with the house and do this type of restoration work in New Orleans. He hasn’t been able to do much about the concerns and comments at this point. He showed the back of the house on screen. They had a second-floor link centered under the ridge, which was using the window as the link connection. Mr. Moyer said the box on the back is not higher than the peak of the resource, but on the corner, he wanted to know how high it is above the facia. Mr. Rager said the plate height is 8 foot and we did a 9- foot plate height on the addition because our roof frame will be thicker. Mr. Moyer said he is curious why there is no connector. Mr. Rager said a link connector won’t allow them to develop enough square footage to make the program work. They started with the garage and feel it is inadequate and too low, so they wanted to put it off the alley. The only location to clear the trees is as shown, which comes around the east side of the building. Mr. Moyer pointed out that Mr. Rager didn’t submit a north west view. Ms. Sanzone asked if in working with the civil engineer, they discusseddoing the drywells underneath the proposed addition and Mr. Rager said he did. It’s unbelievable that we need a 20 ft hole to put the storm water in. He said it doesn’t work where it’s at under the drip line and it’s cross hatched on the plan where it seems like the best spot. Mr. Moyer asked if they want to take a straw vote regarding a project that has no connector. Ms. Greenwood said they should save that for discussion and go through the public hearing process. PUBLIC COMMENT: None. Ms. Greenwood said that since Mr. Rager mentioned a work session, maybe this is a good opportunity to work this from the board side. We have the expertise; knowledge, and we care. 8 7 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24, 2019 Mr. Halferty said this is a tough site. He said he worked on this project and did the affordable housing downstairs. He understands the client’s request for adding as much square footage as they can with all of the challenges they have brought to it. He appreciates Mr. Rager doing the massing study. Right now, he agrees with staff’s memo and thinks there are a lot of missing pieces. It’s a product of its own time, but it’s a stacked container meet a chalet type of architecture. This is the hardest part regarding the trees and setbacks, angles; it’s allextremely tough. He agrees with staff’s comments and appreciates the client’s wants and with some modifications, he could maybe support, but not as is now. Mr. Moyer said that to him, this is a little like the Connors cabins, which were restored nicely. This is not a project you can add onto; you must have a connector. He agrees completely with staff’s comments and said it’s a difficult project. Ms. Greenwood said that a connecting link is required in following the design guidelines. A lot of time is put into helping the applicants understand the design guidelines and this project doesn’t seem to meet any of that. She said she doesn’t thinkthis is a difficult building to add on to, but they wouldn’t follow the traditional alignment of the chalet and make the addition follow a more linear pattern with the alley and the street and use the connector element to make this transition. This would be more appropriate for this house. The design guidelines state that you have three elements. We care about form and not so much about materials at this point. In this case it’s a box a box form doesn’t belong on this site with this very interesting and unique chalet, which is a gem for the City of Aspen. Right now, the addition overwhelms the cuteness. It’s really special and it’s going to need more conceptual thinking on your part to get it to be an addition whichworks with the form. She can’t support the project at this time. I hope we can give you some direction, but it’s more than a tweak on this addition. You need to rethink it and meet the guidelines for the City of Aspen because they do work. Ms. Simon said she wanted to clarify and make sure that everyone understands that a connector is not required by the guidelines unless your addition is taller than the resource, but that is not the case here. You do have purview over how the addition attaches and over the historic materials. She wants to make sure that no one is expecting to see that classic hallway connector because it is not required and they have not violated a requirement. Ms. Berko said she totally supports the staff memo and comments by the boardso far. She said it’s a jewel of a building and thanked the City for taking it on and designating it. We’ve got to be able to see the whole thing. Whether you do a below grade connector or whether it’s where the shed is could be two ideas. Maybe there is something that can work where the garage is and more horizontal to the alley. It just has to be preserved; that is what this board has been assigned to do, to not erode the historic resource. Thank you to staff for the memo. Ms. Thompson said she agrees with everything that has been said so far. When it comes to massing the roof of the chalet, it really does need to be respectedbecause it’s a very special element. Mr. Blaich said there are two garages, but only one being utilized. We want to maintain the façade and if it’s not going to be converted back into a garage, he questions the width of the driveway, which is pretty imposing in this neighborhood. Otherwise, he is supportive of staff and other comments that have been made. 9 8 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 24, 2019 Mr. Kendrick said he doesn’t need to rehash as it’s an extremely difficult site. For him, there is too much of a departure right now and agrees with staff. Ms. Sanzone said she agrees with almost everything she has heard. Mr. Rager said that even he agrees with staff and said this is a tough one because this is what the applicants think they need and want and asked me to come to you. I got my answer, so I think we will leave it on the books for now. I suspect they will not go forward with the purchase and I’ve been trying to lecture them that this wouldn’t fly, but here we are now. He said it’s all good and thanked the board and staff for their time. MOTION:Mr. Kendrick motioned to continue this to May 8th, Mr. Moyer seconded. All in favor, motion carried. HPC Awards: Ms. Simon ran through the projects which are up for awards this year and showed them on screen. Board discussion. MOTION: Mr. Kendrick motioned to adjourn, Mr. Halferty seconded at 7:08 p.m. All in favor, motion carried. _________________________ Nicole Henning, Deputy City Clerk 10 1 MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Historic Preservation Officer MEETING DATE: May 22, 2019 RE: 135 E. Cooper Avenue – Substantial Amendment and Variations, PUBLIC HEARING APPLICANT /OWNER: Aspen Core Holdings LLC REPRESENTATIVE: BendonAdams. Architect: Eigelberger Architecture and Design. Landscape Architect: Bluegreen. LOCATION: Street Address: 135 E. Cooper Avenue Legal Description: Lot H and I and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen, CO Parcel Identification Number: PID# 2735-131-04-003 CURRENT ZONING & USE RMF, Two detached free market residential units in a Victorian era home and outbuilding PROPOSED LAND USE: Two detached free market residential units in a Victorian era home and outbuilding SUMMARY: In 2018, HPC approved a redevelopment of this site that involved relocating a historic secondary building on the site, putting it in the location of a non-historic garage which will be demolished, and expanding the addition to the historic house towards the alley. The property has since sold and the new owner would like to amend the scope of work. The main house and secondary structure are both to be temporarily relocated, the entire basement is to be demolished and reconstructed and new additions are proposed. STAFF RECOMMENDATION: Staff recommends continuation of the project to restudy aspects of the project that will be described in this memo. Site Locator Map 135 E. Cooper Avenue 11 2 BACKGROUND: 135 E. Cooper Avenue contains the 1888 Dixon-Markle house and outbuilding. The property is landmarked and listed on the National Register of Historic Places. The home is an unusual example of the Queen Anne style in Aspen, featuring a two- story bay window at the front corner. The outbuilding is a historic structure which was moved on the site and remodeled into a dwelling unit sometime around the 1960s. In 2003, HPC approved a Major Development application that entailed moving the main house slightly to the north and east of the original location, constructing an addition along the west side of the house, and constructing a new garage along the alley. The project included a 500 square foot floor area bonus and setback variations to accommodate existing and newly created conditions. The project won a Preservation Honor award upon completion in 2005. In March of 2018, HPC granted approval for a modification to the connector between the historic resource and addition. The functionality of the connector was a long-standing concern of the previous property owner. A building permit review for the new connector is underway and its construction will be folded into this project. In September 2018, HPC approved the revision to the property which is now proposed for amendment. REQUEST OF HPC: The Applicant is requesting the following approvals: • Substantial Amendment (Section 26.415.070.E.2) modifying aspects of the September 2018 approval. • Relocation (Section 26.415.090) allowing the main house to be lifted during basement construction and stored at the rear of the site and allowing the outbuilding to be temporarily relocated to the Smuggler Mountain neighborhood. • Setback Variation (Section 26.415.110.C) allowing a reduction of setbacks on all sides except east. 12 3 HPC is the final decision-making authority on the reviews. The Relocation aspect of the application makes the project subject to Call-up Notice to City Council. PROJECT SUMMARY: 135 E. Cooper Avenue is a 6,500 square foot lot containing two detached residences and a one car garage. The applicant has a valid approval to expand the existing addition by approximately 200 square feet, extending it approximately 5’ southward, towards they alley. To make room for the addition, the outbuilding is to be relocated and the existing garage demolished. Because the property is currently over the allowed floor area, to build the project the applicant proposes to remodel the interior of the historic resource, removing an attic bedroom with an undesirably low ceiling height and freeing up square footage for an expansion of the building envelope. Reconfiguration of lightwells will also help to keep the project within the 4,139 square foot floor area limit. Attached in Exhibits A, B and C are review criteria and staff findings regarding the land use reviews before HPC. A summary of the staff findings is provided below. Substantial Amendment Review With regard to the main house, the applicant proposes a completely new basement and a different configuration of the rear portion of the addition. The addition will be about 200 square feet larger than the previous approval and will include a 2 car garage, rather than the approved 1 car garage. To build a new basement, which the applicant indicates is necessary due to significant waterproofing concerns with the existing structure, the house and addition will need to be temporarily lifted and slipped to the rear of the site. Staff finds this work meets the criteria for relocation approval. The application introduces some new concepts for restoration on the Victorian once it is set on the new basement, namely recreation of missing roof cresting and a shingle detail on the belt course wrapping the midsection of the house. Staff recommends that both of these ideas be finalized with staff and monitor, including additional photo documentation and shop drawings of the metalwork. A detail for the saw-tooth shingle is included in the application does not appear to correctly represent the original design. Both of these restoration efforts are voluntary by the applicant as the project does not include a floor area bonus request. Staff appreciates this attention to the historic resource. Another meaningful restoration action, if it is of interest, would be reconstruction of the original design for the front porch railing, which has been altered in the past. The application indicates that the rail will not be restored, but was used as a reference in the design of the proposed addition to the outbuilding. There are two elements of the work on the main house that require restudy. The application proposes to clad the exposed foundation with stone. This is the current condition from the 2003 remodel, however historic photographs do not show an original stone foundation. Staff recommends a simple 13 4 painted metal flashing per Guideline 9.5. A detail which shows the cladding of the foundation in plane with the siding above must be provided for review and approval by staff and monitor. The application includes a proposal for new copper gutters and flashing on the historic structures. This requires restudy as galvanized metal or painted metal are the typically allowed materials per Guideline 7.8. Moving to the addition to the main house, two guidelines require HPC discussion. The first is 10.4, which says that an addition can be no larger than the historic resource. This is a new guideline and staff’s intention was that the addition can be no larger than the historic resource to which it is attached. The guidelines is worded to refer to the historic resource in the singular. The applicant has lumped the two historic resources and their additions together in making their finding on this guideline. The above ground floor area of the Victorian portion of the main house is 1,466 square feet. The proposed addition is 1,915 square feet, approximately 200 square feet larger than what was allowed in the current approval. Previously, HPC made a finding that two of the standards for an exception, highlighted below, are met. There is no evidence that the attic level space being removed from the historic house was historically used as living area. 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: • The proposed addition is all one story • 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 • The project is on a large lot, allowing the addition to have a significant setback from the street • 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. 14 5 Staff can support this finding giving that the addition sits in the least exposed area of the site. The second guideline where staff finds HPC input is needed is 10.6, only with regard to proposed windows on the new addition. The approved project included a condition to restudy the fenestration on the addition for consistency on all in terms of placement, orientation, divisions of glass, etc. The applicant has attempted to resolve the condition with updated elevations. The guideline reads: 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. The elevations of the project are pictured below. Staff finds that the windows on the addition are now more closely related to each other on all sides. The east façade, facing the historic main house, could be restudied to be more consistent with the proportions of the windows on the north, south and west. 15 6 16 7 Addressing the outbuilding, two new ideas are introduced in this amendment; temporarily storing the structure at Smuggler Racquet Club property while the basement is constructed and making an addition on the north side of the building when it is returned to the property. Regarding relocation, the applicant has provided a preliminary plan for how the building would be transported to Smuggler, to a location which has been used by this same contractor to store a historic resource in the past. Given the relatively small size of the building and successful experience with this concept in the past, staff can support the plan and has included proposed conditions of approval in the draft resolution. The conditions include the typical financial assurance, as well as other requirements for the safe transportation of the building and regular monitoring of the storage site. The historic outbuilding is not in its original location on the site. It has been in its siting since the mid 1960s, but before that staff believes it was a primary structure which sat directly forward of the current location. The photo below shows the existing outbuilding in the early 1960’s. The building is sitting alongside the larger Victorian, and has not yet been pulled back to the alley. Staff believes the outbuilding to be the structure shown in red on the Sanborn Map below. The approved project, which is being amended by this application, retained two non-historic additions that have been made to this structure. In the amendment, a smaller addition is proposed to be placed on the north façade of the resource, prominently seen from Aspen Street. The applicant has provided studies of two roof forms- a flat roof and a shed roof. Staff finds that removal of the existing additions is appropriate, but replacement is not necessarily appropriate and should be discussed. 17 8 The photo below shows the existing outbuilding sitting in alignment with the 135 E. Cooper Victorian. This photo also shows the metal cresting on 135 that the applicant proposes to replicate, and shows the original front railing on the porch. Finally, this application provides a detailed landscape plan, which was a condition of the previous approval. Staff finds that some elements of the plan, namely the extent of shrubs adjacent to the historic resources and off property planting along Aspen Street should be restudied per guidelines 1.12 and 1.13. Additionally, some features require additional clarification, such as the proposed non-native stone sidewalk leading to the main house, and what appears to be a fire feature, in the rear courtyard, in an area where this may not be allowed by setback requirements. Staff finds the Substantial Amendment review criteria are not yet met and recommends continuation for restudy. Setback Variations The existing development encroaches into the front, west and rear yards. These conditions have been approved by HPC in the past, however the extent of basement redevelopment and building relocation entailed in this amendment requires all variations to be re-established. Variations which are new to the property occur below grade, where the new basement is to consume the entire building envelope and encroach into the west and rear sideyards. While there will be no visible impact, in the detailed staff 18 9 findings we have suggested careful evaluation of the review criteria to ensure that the variation is appropriate. Generally new construction on a historic site is expected to meet setback requirements, or any variation should be for the purpose of moving new construction away from the historic resource. Arguably the proposed variations do help locate the expansion in a sympathetic location, consistent with existing conditions. Staff finds the setback variation criteria require further discussion. RECOMMENDATION: Staff recommends HPC continue the project for restudy of the window proportion on the addition to the main house, the location and design of the addition on the secondary building, the landscape plan and the rear yard setback variation. A draft resolution has been provided for HPC’s reference if a motion for approval is appropriate. ATTACHMENTS: Resolution #___, Series of 2019 Exhibit A- Substantial Amendment Criteria/Staff Findings Exhibit B- Relocation Review Criteria/Staff Findings Exhibit C- Setback Variation Review Criteria/Staff Findings Exhibit D- Land Use Application 19 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) APPROVING A SUBSTANTIAL AMENDMENT AND SETBACK VARIATIONS FOR 135 E. COOPER AVENUE, LOTS H AND I, AND THE EASTERLY 5 FEET OF LOT G, BLOCK 70, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #__, SERIES OF 2019 PARCEL ID: 2735-131-04-003 WHEREAS, the applicant, Aspen Core Holdings, LLC, represented by BendonAdams, requested Substantial Amendment and Setback Variation approval for 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen. The property is a designated landmark; and 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 a Substantial Amendment, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the design guidelines per Section 26.415.070.E.2 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, the HPC may approve setback variations according to Section 26.415.110.C of the Municipal Code, Variances; and WHEREAS, Amy Simon, in her staff report dated May 22, 2019, performed an analysis of the application and recommended continuation; and WHEREAS, during a duly noticed public hearing on May 22, 2019, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and guidelines and approved the application with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: That HPC approves a Substantial Amendment and Variations for the property located at 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite with the following conditions: Section 1: This approval is subject to the following conditions: 20 1. Provide details of all restoration work for review and approval by staff and monitor prior to building permit submittal. 2. The foundations of the historic resources are to be clad in painted metal. Provide a detail showing the flashing in the same plane as the siding above it. 3. Gutters and flashing throughout the project are to be painted metal or galvanized metal, to be specified in the building permit submittal. 4. As part of the approval to relocate the historic structures, the applicant will be required to provide a financial security of $30,000 for the main house and $15,000 for the outbuilding, until they are set on the new foundation. The financial security is to be provided with the building permit application along with the applicant’s representations as to methodologies for moving the buildings. A specific plan for securing the outbuilding while it is being stored at Smuggler Racquet Club is required. 5. The following variations are approved as depicted on the site plan: a 6” reduction of the front yard for the main house and basement below it, a 2’3” west sideyard reduction for the addition on the main house and the basement below it, a 9’5” reduction of the combined sideyard setback and a 7’6” reduction of the rear yard for the new basement. A 2’6” recution of the rear yard for the secondary building was approved via HPC Resolution #13, Series of 2018 and remains in effect. 6. This amendment does not extend the Vested Rights established by the approval of HPC Resolution #13, Series of 2018. Section 2: 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: 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. 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 4: 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. 21 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: 135 E. Cooper Avenue. 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 22nd day of May, 2019. Approved as to form: Approved as to content: ____________________________________________________________ _____________________________________________ Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair Attest: _______________________________________________________ Nicole Henning, Deputy City Clerk 22 Exhibit A- Substantial Amendment Staff Findings Page 1 of 12 Exhibit A Substantial Amendment Staff Findings 23 Exhibit A- Substantial Amendment Staff Findings Page 2 of 12 24 Exhibit A- Substantial Amendment Staff Findings Page 3 of 12 Relevant Design Guidelines 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 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. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi-public walkway, to a semi private entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more 25 Exhibit A- Substantial Amendment Staff Findings Page 4 of 12 detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. 26 Exhibit A- Substantial Amendment Staff Findings Page 5 of 12 • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. 27 Exhibit A- Substantial Amendment Staff Findings Page 6 of 12 28 Exhibit A- Substantial Amendment Staff Findings Page 7 of 12 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. 8.4 When adding on to a secondary structure, distinguish the addition as new construction and minimize removal of historic fabric. • Additions to a secondary structure must be smaller in footprint than the original building and lower in height. Maintaining the overall mass and scale is particularly important. • Do not alter the original roof form. • An addition must be inset from the corners of the wall to which it attaches. 9.2 Proposals to relocate a building will be considered on a case-by-case basis. • In general, on-site relocation has less of an impact on individual landmark structures than those in a historic district. • In a district, where numerous adjacent historic structures may exist, the way that buildings were placed on the site historically, and the open yards visible from the street are characteristics that should be respected in new development. 29 Exhibit A- Substantial Amendment Staff Findings Page 8 of 12 • Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building relocation. • In some cases, the historic significance of the structure, the context of the site, the construction technique, and the architectural style may make on-site relocation too impactful to be appropriate. It must be demonstrated that on-site relocation is the best preservation alternative in order for approval to be granted. • If relocation would result in the need to reconstruct a substantial area of the original exterior surface of the building above grade, it is not an appropriate preservation option. 9.3 Site a relocated structure in a position similar to its historic orientation. • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. 9.4 Position a relocated structure at its historic elevation above grade. • Raising the finished floor of the building slightly above its original elevation is acceptable if needed to address drainage issues. A substantial change in position relative to grade is inappropriate. • Avoid making design decisions that require code related alterations which could have been avoided. In particular, consider how the relationship to grade could result in non- historic guardrails, etc. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. 9.6 Minimize the visual impact of lightwells. • The size of any lightwell that faces a street should be minimized. 30 Exhibit A- Substantial Amendment Staff Findings Page 9 of 12 • Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. 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. 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. • 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. 31 Exhibit A- Substantial Amendment Staff Findings Page 10 of 12 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 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. 32 Exhibit A- Substantial Amendment Staff Findings Page 11 of 12 • 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 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. • 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. • 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. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. 33 Exhibit A- Substantial Amendment Staff Findings Page 12 of 12 • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Staff Findings: Staff finds that the amendment meets many of the relevant design guidelines. Areas of concern and restudy include guideline 7.8, which calls for gutters and flashing to be galvanized or painted metal, and guideline 9.5, which indicates that foundation materials should be consistent with what was original to the structure. These are simple modifications which can be conditions of approval. Regarding the proposed additions to the historic resources, staff finds that the new addition to the secondary building conflicts with guideline 10.3. This small structure did not originally have an addition of the proposed size and staff finds the location and design of the addition are not deferential to the resource. The addition is prominently placed and does not meet two of the elements of compatibility, which are form, fenestration and materials stated in guideline 10.6. The addition to the main house exceeds the size limits of guideline 10.4, though the criteria for exception may be met. Regarding the landscape proposed for the site, staff finds that guidelines 1.12 and 1.13 should be studied with regard to shrubs surrounding the historic resource, and landscape which is proposed beyond the private property line, in the public right-of-way. Staff recommends the project be continued for restudy of those issues that are not appropriate as conditions of approval. 34 Page 1 of 3 Exhibit B Relocation Staff Findings 26.415.090 Relocation of designated historic properties. The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. 35 Page 2 of 3 C. Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Staff Findings: The applicant has approval to relocate the historic secondary building on the site from the southwest corner to the southeast corner. The amendment in this application is to temporarily store this structure at Smuggler Racquet Club to allow more room to work on the site. The applicant also now proposes to temporarily lift the main historic house and addition and store them along the rear lot line during excavation of a new basement. Once the basement is in place, these structures will be returned to their current positions. The historic house was lifted previously. Staff finds no new impact. The applicant must confirm that the structures will maintain their existing relationship to grade. Also, the existing foundation is clad in a sandstone veneer, which is not apparent in the historic photos of the property. Staff has included a condition of approval that the new basement, to the extent it is exposed above grade, by clad with painted metal flashing to emulate the wood siding that likely met the ground at the base of the building historically. 36 Page 3 of 3 The conditions of approval also include a requirement to provide a financial assurance of $15,000 during relocation of the secondary building and $30,000 during the relocation of the main house. Staff finds the applicable criteria are met, with conditions to ensure the safe relocation of the building. 37 Page 1 of 2 Exhibit C Setback Variations Staff Findings SETBACK VARIATIONS 26.415.110.C Setback Variations. 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; 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 Findings : The existing development on this site encroaches into the front, west, combined and rear setbacks. Variations were granted during the most recent approval. Because the main house and 38 Page 2 of 2 addition are now being lifted for construction of an entirely new basement, staff finds that variations should be formalized again. The historic house and addition are to be returned to their existing locations. The historic house currently encroaches 6” into the front yard. Staff recommends HPC allow this variation, finding it to be consistent with the long-standing location of the house on the site. The basement will also sit this same distance into the front yard. The existing addition encroaches in the sideyard by 2’3”. HPC allowed a slight extension of this condition in the direction of the alley in the previous approval. Staff recommends that this variation be allowed again, including at the basement level. The mudroom and garage that the applicant proposes on the southerly end of the addition comply with the sideyard setback. The property is currently in compliance with the east sideyard setback, but the east and west added together are short on the combined yard. HPC allowed a combined yard variation in 2018. Staff recommend this be stated again by the approval of a 9’5” reduction on the combined yards. Finally, on the rear yard, the revised application complies with the rear yard setback on the main house, except for the basement, which encroaches 7’6” into the requirement. The applicant indicates that this is to allow a simple basement construction that supports the main house and the secondary building, which is already approved to be 2’6” from the alley. This has no above grade impact, however staff does question whether the extensive basement on the site encroaching into setbacks and creating a significant expanse of green roof on the site meets the criteria for variations. It is not necessarily similar to neighborhood patterns or mitigating impacts on the historic resources. This requires discussion. Generally new construction on a historic site is expected to meet setback requirements, or any variation should be for the purpose of moving new construction away from the historic resource. Staff finds that, for the most part, the proposed variations do help locate the expansion in a sympathetic location, consistent with existing conditions. Staff finds the setback variation criteria are met, but recommends discussion of findings on the basement variation at the rear yard. 39 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM April 26, 2019 Aspen Historic Preservation Commission c/o Ms. Amy Simon City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: 135 East Cooper Ave. Substantial Amendment Application Dear Commission and Ms. Simon: Please accept our application for a Substantial Amendment for 135 East Cooper Avenue, Lots H and I, and the East 5’ of Lot G, Block 70, City and Townsite of Aspen, Colorado. The property has a current building permit for a two story connector approved by HPC in 2015 and amended in March 2018 that is being pursued. Subsequently, an amendment was approved on September 12, 2018 that relocated the outbuilding (aka guest house), demolished and rebuilt a one car garage, and reconfigured interior spaces in the basement and removed the attic level in the landmark. The Vested Rights for the September 12, 2018 approved project expire on September 12, 2021. The proposal before HPC is to amend the 2018 approval and to pick up both historic homes to repair the failing foundation underneath the two story landmark. The above grade addition is slightly reconfigured, lightwells and an areaway are removed, a two car garage is proposed, and the basement is enlarged. A setback variance of 5 feet for below grade space only is requested in a few areas along the alley. The combined setbacks may need to be updated to reflect the proposed site plan. Figure 1: 1955. 40 135 E Cooper HPC Substantial Amendment - 5/22/2019 Background The two story Aspen Queen Anne style landmark is listed on the National Register of Historic Places. It is a frame house that was built for J.M. Dixon sometime between 1886 and 1890. The landmark is generally in good condition, with the exception of a failing foundation due to incorrect waterproofing. Original doors and most of the original windows are intact. Figure 2: left to right – 1890 map, 1893 map, 1898 map, 1904 map. Figure 3: 1957. Figure 4: 1890. House is in the background. Figure 5: 1963. 41 135 E Cooper HPC Substantial Amendment - 5/22/2019 An outbuilding, referred to as the guest house 1, is located on the property. The Sanborn maps show a building of a similar rectangular footprint along the alley; however closer inspection of an Aspen aerial map found in the Denver Public Library archives show a different building in that location than previously thought. The dimensions of the Sanborn map outbuilding are 17 ft x 25 ft and the dimensions of the outbuilding on the property are 14 ft 5 in x 30 ft 5 in. Nevertheless, the guest house most likely came from a different property in Aspen and has been on the property at least since the 1960s. A side addition was added to the simple outbuilding, most likely after it was relocated to 135 E. Cooper. Subsequently an entry porch was added to the lean-to addition. 1 The guest house is considered a dwelling unit in the Aspen Land Use Code (Code) because it has a kitchen. The proposal maintains the kitchen in the guest house as allowed by Code for a 6,000+ sf landmark lot. Figure 6: Denver Public Library archives, 1890-1899. The outbuilding is 1.5 stories as noted on the 1904 Sanborn Map and shown in the aerial above. The outbuilding currently on the property is in a different location, and does not appear to match the height or roof pitch of the outbuilding shown above. Figure 7: Outbuilding 1964. Figure 8: Outbuilding 1965. 42 135 E Cooper HPC Substantial Amendment - 5/22/2019 Proposal The property is under new ownership. During due diligence in late 2018, a building inspection uncovered major waterproofing issues with the foundation under the Victorian. A new foundation was deemed necessary and is the impetus for the amendments proposed. This application makes minor changes to the September 2018 approval that better align with the design guidelines and include restoration efforts: Restoration: A new foundation is proposed beneath the landmark to replace the failing foundation that is currently in place. Decorative metal cresting on top of the corner window and side bay window is proposed to be restored. Historic windows will be restored and operational components cleaned and made functional again as feasible. The original stagger course shingle is proposed be restored as noted on page HPC24 of the drawing set. The roof form of the guest house is proposed to be restored to the original gable by removing the non- historic additions that interrupt the roof pitch. Existing lightwells surrounding the landmark will be removed and grade will be restored. Vegetation surrounding the landmark that could damage historic fabric is proposed to be either removed or relocated within the property. Relocation: The outbuilding was approved to be relocated onsite in September 2018 2 – the approved location onsite is not proposed to change. The request before HPC is to temporarily store the outbuilding off-site at the Smuggler Racquet Club site so the Victorian and existing non-historic two story addition can be shifted to the rear of the property to dig a new foundation and basement. The relocation route will match the 201 E. Hyman route. More information is provided in Exhibit B and a letter from the Smuggler Racquet Club will be provided prior to the HPC hearing on May 22, 2019. The Victorian (and existing non-historic addition) are proposed to be picked up and shifted to the rear of the site to dig a new foundation. The Victorian will be placed back in its 2 A rear yard setback variance of 2’6” was granted by HPC (Reso 13-1018). Figure 9: Yellow circles indicate location of metal cresting to be replicated and restored based on historic documentation. 43 135 E Cooper HPC Substantial Amendment - 5/22/2019 current, original location after a new foundation with proper waterproofing is complete. We are working closely with the Parks Department on tree removals and tree protection for the property during relocation and construction. Basement: The September 2018 approval connected existing basement space below the guest house to the main house. Existing lightwells around the historic Victorian and a large areaway were to remain in 2018 approval. The requirement to lift the large Victorian to dig a new foundation opened the door to consider a basement that removes the lightwells facing the street and around the base of the landmark. The proposed basement follows the existing basement footprint and fills the northwest and the southeast corners of the property A variation is requested for the alley setback of 10 ft to align the basement walls with the approved location of the guest house above. The basement is 2 ft. 6 in. off the alley property line where 10 ft. is required for living space. Incompatible lightwells are removed from around the landmark and from intrusion into the west side setback. A diagram on the following page provides a visual of the proposal. Addition to 2-story landmark: A two car garage with a rooftop deck and glass railing is proposed to replace the approved one car garage. The approved plan does not meet parking requirements – adding an additional parking space on the property allows each unit to have onsite parking and alleviates some of the congestion along the street. The garage meets the setback requirement of 5 ft. and is linked to the two story addition with a connecting element that functions as a mudroom on the ground level and a deck with views of Aspen mountain above. Deck space above the garage meets the setback requirement of 10 ft. A fresh approach to fenestration is proposed on the existing addition to better meet the design guidelines and to comply with the condition of approval from HPC’s discussion in September 2019: HPC Resolution 13-2018 included a condition to restudy the east windows of the addition: “2. Restudy the east windows of the proposed expansion for consistency with the proportions, placement and glass divisions found on the rest of the addition, for review and approval by staff and monitor.” To create a cohesive and consistent look, all of the windows on the existing two story addition are proposed to be replaced. The windows on the primary north façade facing Cooper Street are similar proportions to the double hung windows in the landmark. The existing triangular windows in the gable end are removed and wood siding is proposed to better relate to the proportions and solid to void ratios of the landmark. 44 135 E Cooper HPC Substantial Amendment - 5/22/2019 A fire-rated window is proposed on the west elevation, in the new addition, to allow light into a bedroom. The window will meet Building Code requirements. Windows and sliding glass doors are proposed on the west elevation as a simple approach to delineating new from historic construction and to creating consistency with the rest of the remodeled addition. Figures 10 & 11: Approved north elevation (top) compared to proposed north elevation (bottom). Figure 12: Proposed windows on east elevation with existing trees proposed to remain. 45 135 E Cooper HPC Substantial Amendment - 5/22/2019 Wood siding is proposed for the addition as specified in the 2018 approval. No setback variances are requested for above grade space, only for the proposed basement. Figure 14: Basement level. Overlaid basement floor plans: approved (black and white) on top of proposed. The green area shows basement expansion and the “x” shows lightwells that are removed. Only a portion of the basement along the alley requests a setback variance as shown by the dotted line and diagonal hatching. The required setback is 10 ft. below grade, and 2 ft. 6 in. is provided. Figure 13: Proposed east elevation without trees to show architecture. Note: trees shown in figure 12 are to remain per Parks Department direction included as Exhibit P. 46 135 E Cooper HPC Substantial Amendment - 5/22/2019 Addition to guest house: The non-historic porch and 1960s addition are proposed to be removed. A small bump out that meets the Design Guidelines is proposed. The new addition is located below the eave of the historic outbuilding to preserve the form of the gable roof. A simple addition, inspired by modern interpretations of Victorian greenhouses, relates the guest house back to the main Victorian and maintains a low profile that highlights the form and simple volume of the accessory building. Based on direction from Amy Simon, we also propose a shed roof option that is similar to the existing addition but with updated materials and fenestration. The current non-historic additions are confusing to the layperson and the eave interrupts the simple gable roof form. The guest house was approved in 2018 to be relocated to the southeast corner of the lot, similar to the location of a shed on the 1904 Sanborn map - this is not proposed to change. The guest house will be maintained as a separate dwelling unit with a full kitchen and 2 ft. horizontal gravel separation between the guest house and the basement below. Horizontal wood siding is proposed and the recycled corner windows shown in the 1960s photographs are proposed to remain. Figures 15 & 16: Current photographs of the guest house non-historic addition and non-historic porch. Figure 17: Preferred flat roof option for the addition to the relocated guest house. Figure 18: Second option with shed roof for addition to the relocation guest house. 47 135 E Cooper HPC Substantial Amendment - 5/22/2019 Landscape and stormwater mitigation: A simple landscape is proposed in front of the landmark facing Cooper Avenue. Plant species are consistent with typical 19th century landscapes. A light grey local aggregate is proposed around the base of the buildings in a 1’ wide band to keep drainage off the foundation and irrigation from the face of architecture. Most of the aggregate will have shrubs and planting beds in front making it invisible from the street. Parks department comments about the trees is included as Exhibit P. Stormwater mitigation is proposed as a storm water treatment vault in the Right of Way as recommended by the City of Aspen Engineering Department. Evidence of financial ability to undertake relocation: Posting a bond or other financial measure deemed appropriate by HPC to ensure the safe relocation of the buildings is required by the Land Use Code and is acceptable to the owner. Please contact me if you would like more information to complete your review. sara@bendonadams.com or 970-925-2855. Kind Regards, Sara Adams, AICP Principal BendonAdams, LLC Attachments: A - HP Design Guidelines. B – Relocation plan. C – Setback Variance D - Land Use application. E - Signed fee agreement. F - Pre-application summary. G - Proof of ownership. H – Authorization to represent. I – HOA form. J – Vicinity map. K - List of owners within 300’. L – HPC Resolution 2-2018. M – HPC Resolution 13-2018. N – Stamped survey. O – Preliminary engineering report. P – Parks Department correspondence re: trees. Q – Plans, Elevations and Renderings. 48 Exhibit A Substantial Amendment Design Review Exhibit A –Substantial Amendment Review 26.415.070. Development involving designated historic property or property within a historic district. No building, structure or landscape shall be erected, constructed, 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 development order. 2. Substantial amendments. a) All changes to approved plans that materially modify the location, size, shape, materials, design, detailing or appearance of the building elements as originally depicted must be approved by the HPC as a substantial amendment. f) The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project’s conformance with the City Historic Preservation Design Guidelines. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. Response: Applicable Design Guidelines are addressed below: Streetscape 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. Response – The Victorian is in its original location and an old outbuilding is already approved for a new location along the alley where a building of this style and function would historically be found. 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. • Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. • Abandoning or re-routing a street in a historic area is generally discouraged. • Consider the value of unpaved alleys in residential areas. • Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. Response – An ancillary building is retained along the alley. A new two car garage that is one story in height is proposed along the alley as well. 49 Exhibit A Substantial Amendment Design Review 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. Response – n/a. 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 driveway is located off of the alley. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi-public walkway, to a semi private entry feature, to private spaces. Response – A simple walkway into the main entry is proposed from the sidewalk to the front porch. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. Response – A simple walkway is proposed with grey stone. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. Response – Open space on the site is viewed from Aspen Street which is similar to the pattern and placement of buildings shown on the historic maps. 1.8 Consider stormwater quality needs early in the design process. 50 Exhibit A Substantial Amendment Design Review • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. Response – A storm water treatment vault is proposed in the City’s Right of Way to address stormwater mitigation requirements as recommended by City Engineering. 1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. Response – n/a. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. Response – A water feature is proposed between the garage and the guest house and is screened from view from Aspen Street. Site furnishings are movable. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. Response – Large lilac bushes are proposed to be relocated on the site. The Parks Department has been onsite and indicated approval for tree removals as shown on the landscape plan and included as Exhibit P. 51 Exhibit A Substantial Amendment Design Review 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. Response – A simple landscape with traditional plantings is proposed. 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. Response – No new planting material is proposed that will damage the historic structures. Trees and shrubs that are interfering with the historic buildings are proposed for removal. 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-case basis. • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. 52 Exhibit A Substantial Amendment Design Review • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. Response – Landscape lighting is not proposed as this time. 1.15 Preserve original fences. • Fences which are considered part of the historic significance of a site should not be moved, removed, or inappropriately altered. • Replace only those portions of a historic fence that are deteriorated beyond repair. • Replacement elements must match the existing. Response – Originally, there was no fence, or a very rudimentary fence as shown below. The existing fence is proposed to be retained. Figure 1: Simple fence and large lilacs proposed to be relocated away from the historic facade. Figure 2: No fence shown. 53 Exhibit A Substantial Amendment Design Review 1.16 When possible, replicate a missing historic fence based on photographic evidence. Response – n/a. 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. Response – The existing fence is proposed to be maintained. 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. Response – n/a. 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. Response – n/a. 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. 54 Exhibit A Substantial Amendment Design Review Response – n/a. 1.21 Preserve original retaining walls • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. • Painting or covering a historic masonry retaining wall or covering is not allowed. • Increasing the height of a retaining wall is inappropriate. Response – n/a. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. • All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. Response – n/a. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Response – the historic buildings are proposed to maintain grade similar to existing conditions. 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. Response – n/a 1.25 New development on these sites should respect the historic design of the landscape and its built features. • Do not add features that damage the integrity of the historic landscape. • Maintain the existing pattern of setbacks and siting of structures. • Maintain the historic relationship of the built landscape to natural features on the site. • All additions to these landscapes must be clearly identifiable as recent work. • New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. • Avoid installing utility trenches in cultural landscapes if possible. Response – The simple historic design of the landscape is maintained in the proposal. 1.26 Preserve the historic circulation system. • Minimize the impact of new vehicular circulation. • Minimize the visual impact of new parking. • Maintain the separation of pedestrian and vehicle which occurred historically. 55 Exhibit A Substantial Amendment Design Review Response – All parking is located off of the alley in the garage. 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed, replace it with the same or similar species. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. Response – Large lilacs are proposed to be relocated away from the historic façade to preserve both the historic material and the lilacs. Restoration Materials 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 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. 2.4 Do not use synthetic materials as replacements for original building materials. 56 Exhibit A Substantial Amendment Design Review • Original building materials such as wood siding and brick should not be replaced with synthetic materials. 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. Response – Original material with integrity will be restored or repaired. Any replacement materials will match the original as described in Guideline 2.3, original building materials will not be covered. Windows 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. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. 57 Exhibit A Substantial Amendment Design Review • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. • The historic profile on AspenModern properties is typically minimal. 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. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. • If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub- frames or panning around the perimeter. A storm window should not include muntins unless necessary for structure. Any muntin should be placed to match horizontal or vertical divisions of the historic window. Response – All historic windows will be preserved and operational components will be repaired as needed. No new windows are proposed in the historic 2-story Victorian. Doors 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 58 Exhibit A Substantial Amendment Design Review 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 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. 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. • Match the material, frame design, character, and color of the primary door. • Simple features that do not detract from the historic entry door are appropriate for a new storm door. • New screen doors should be in character with the primary door. Figure 3: Historic front door. Figure 4: Historic side door. 59 Exhibit A Substantial Amendment Design Review 4.7 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. • On Aspen Victorian properties, conceal any modern elements such as entry key pads. Response – Original door openings will be preserved. Historic hardware on the original front and side doors will be preserved. Porch 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. Figure 5: Historic door knob. 60 Exhibit A Substantial Amendment Design Review Response – The front and side porches on the 2-story Victorian are not proposed to change. Architectural Details 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. Response – Architectural details will be repaired as needed. The historic decorative metal cresting is proposed to be recreated according to historic photographs, and the original shingle pattern of a staggered course is proposed to be restored according to historic photographs (reference Sheet HPC 24). 61 Exhibit A Substantial Amendment Design Review Roof 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 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. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. • A new dormer is not appropriate on a primary, character defining façade. • A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. • The mass and scale of a dormer addition must be subordinate to the scale of the historic building. • While dormers improve the livability of upper floor spaces where low plate heights exist, they also complicate the roof and may not be appropriate on very simple structures. • Dormers are not generally not permitted on AspenModern properties since they are not characteristics of these building styles. 7.7 Preserve original roof materials. • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 62 Exhibit A Substantial Amendment Design Review 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non- reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.9 Avoid using conjectural features on a roof. • Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. Response – Wood shingles are proposed for the roof. Simple gutters were approved as part of the September 2018 amendment. Skylights are proposed for the basement level, and are not adjacent to or attached to the historic buildings. Guest House 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. Response – The guest house is proposed to be preserved on the site. It is not original to the 135 East Cooper property, but is an old structure. 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. 63 Exhibit A Substantial Amendment Design Review • The position and orientation of the structure should be maintained except when HPC finds that an alternative is the best preservation option. • Some AspenModern properties incorporated garages and carports into the architecture. This pattern should be maintained. Response – The guest house is detached and will be maintained as a separate dwelling unit. 8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with its original character as a utilitarian structure. • Most secondary structures are basic rectangular solids, with simple finishes and no ornamentation. Response – Ornamentation on the front porch and turned posts are proposed to be removed from the guest house. 8.4 When adding on to a secondary structure, distinguish the addition as new construction and minimize removal of historic fabric. • Additions to a secondary structure must be smaller in footprint than the original building and lower in height. Maintaining the overall mass and scale is particularly important. • Do not alter the original roof form. • An addition must be inset from the corners of the wall to which it attaches. Response – The guest house is not original to the property but was moved to the 135 East Cooper site sometime before 1964. A bump-out addition and front porch were added to the structure after it was moved to the 135 site. The roof was most likely over-framed at that point. The bump-out addition and front porch create a false sense of history by matching the historic building and the roof of these non- historic elements changes the original roof form. The addition and front porch are proposed to be removed prior to relocating the building pursuant to the September 2018 HPC approval. There is an opportunity to replace the small addition with new construction that aligns with the Design Guidelines by not altering the original roof form and being a product of its own time that Figure 6: Existing roof condition at intersection as viewed from the alleyway looking at the old building on the left and the bump-out addition on the right. 64 Exhibit A Substantial Amendment Design Review compliments the utilitarian structure, references the details of the 2-story Victorian porch railings and creates a cohesive look for the entire property. The addition is much smaller than the secondary structure and lower in height. A flat roof that is setback from building corners and is tucked beneath the eave of the original roof is proposed and preferred by the applicant. The footprint matches the existing bump-out addition footprint in size and location, but the existing open porch is not proposed to be replaced. A second option showing a shed roof is proposed based on direction from Amy Simon. The addition is mostly glass with metal details that draw inspiration from the front porch details. A modern interpretation of Victorian-era greenhouses is the design inspiration. 8.5 Preserve the original building materials, or match in kind when necessary. Response – Original building materials are not proposed to be removed. Any patches will match existing material. 8.6 Preserve original door and window openings and minimize new openings. • If an original carriage door exists, and can be made to function for automobile use, this is preferred. Response - Old corner windows shown in the 1960s photographs are proposed to be preserved –note: these windows are approved to be replaced with double hung windows in the Sept. 2018 amendment. An exterior door that is most likely not original, but is shown in the 1960s photographs, is proposed to be removed and replaced with siding to match existing. 8.7 If a new garage door is added, it must be compatible with the character of the historic structure. • The materials and detailing should be simple. Response – n/a. 8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged. • The reuse of any secondary structure should be sensitive so that its character is not lost. Response – The guest house has functioned as a guest house since the 1960s. This use is proposed to remain. 10.1 Preserve an older addition that has achieved historic significance in its own right. Response – The lean to addition is not original to the building which historically was a simple rectangular structure. 65 Exhibit A Substantial Amendment Design Review 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 1960s addition is proposed to be removed and replaced with an addition that meets the design guidelines. New Addition 10.1 Preserve an older addition that has achieved historic significant in its own right. Response – n/a 10.2 A more recent addition that is not historically significant may be removed. Response – n/a. 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. • 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 – Changes to the Sept 2018 design approval are minimal and limited to: • Window changes to the east elevation in line with the HPC conditions of approval from Sept 2018. • Window changes to the north elevation (existing non-historic addition) facing Cooper. • A two car garage, mudroom, and roofdeck to replace the one car garage. • Removal of lightwells around the landmark and facing the street. • Slightly larger second floor toward the alley (4’ 7 3/8” extension proposed to the approved second floor addition). The amended rear of the addition does not interfere with the interpretation of the historic building. The slight (less than 5 ft) extension is setback from the approved addition at the rear to break up the mass as viewed from Aspen Street. 66 Exhibit A Substantial Amendment Design Review 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 – Historic restoration is the main goal of the amended design. The requirement to fix the foundation became the impetus to rework the basement level to increase these the size and to remove lightwells and a large area way around the landmark, and lightwells facing the street that do not meet the Design Guidelines. Floor area was shifted to the rear of the approved addition for a mudroom and larger bedroom, and to a two car garage. The total historic floor area above grade is 1,892 sf and the total new addition is 2,064 sf. The difference is 172 sf between total historic and new construction. The breakdown per historic structure is as follows: Victorian: 1,466 sf historic vs. 1,915 sf new construction. Guest house: 426 sf historic vs. 149 sf new construction. The Sept. 2018 approval for an addition to the Victorian granted 1,774 sf of new construction vs. 1,466 sf of historic. The application requests an increase of 141 sf of above grade floor area over that already granted under this guideline. The additional 141 sf of the project does not meet the suggested floor area restriction and requests an exception considering the following: 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. 67 Exhibit A Substantial Amendment Design Review In Sept 2018 HPC found that the footprint of the addition is closely related to the footprint of the historic resource and the design is similar to the scale and proportions of the landmark, which is largely unchanged in the proposed amendment. o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource. The proposal involves removal of lightwells around the base of the landmark and restoration of the relationship of the landmark to grade. o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically. The interior of the historic resource is fully utilized. The attic space was approved for removal in the Sept 2018 approval. o There are no variance requests in the application other than those related to historic conditions that aren’t being changed. A subgrade variance for the basement is requested at the rear setback. The combined sideyard setback needs to be updated to reflect the new site plan; however, the actual variance amount granted in Sept 2018 is unchanged. 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. 68 Exhibit A Substantial Amendment Design Review Response – n/a. The two story addition and two story connecting element are already approved. This application is for a minor amendment to the existing approvals. 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 – The amended sections of the addition are the similar form and character as the Sept 2018 approval which HPC found was appropriate. Windows are enlarged and simplified on all façades of the two story addition to create continuity on the new construction. 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 – n/a. 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 addition is a slight amendment to an already approved project that does not increase the height. The size of the addition is increased toward the rear of the property with a smaller connecting mudroom that links to a two car garage. The second floor massing is slightly increased by less than 5 ft., and a jog in the roof eave is proposed to break up the roofline. 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. 69 Exhibit A Substantial Amendment Design Review • 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. The connecting element is already approved and is currently being processed for a building permit. 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. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Response – n/a. The location of the addition is already approved. Amendments are located along the alley. 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 – A simple gable roof is approved for the project. The garage is proposed to have a one story flat roof with a deck and planter. The flat roof is simple and does not compete with the two historic buildings on the site. 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 – n/a. The amendment improves the historic structure by restoring architectural features and removing lightwells from around the landmark. 70 Exhibit A Substantial Amendment Design Review 10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the historic building. Response – n/a. 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. Response – n/a. 10.15 The roof form of a rooftop addition must be in character with the historic building. Response – n/a. 71 Exhibit B Relocation Exhibit B – Relocation 26.415.090. Relocation of designated historic properties. The intent of this Chapter is to preserve designated historic properties in their original locations as much of their significance is embodied in their setting and physical relationship to their surroundings as well as their association with events and people with ties to particular site. However, it is recognized that occasionally the relocation of a property may be appropriate as it provides an alternative to demolition or because it only has a limited impact on the attributes that make it significant. C. Standards for the relocation of designated properties. Relocation for a building, structure or object will be approved if it is determined that it meets any one of the following standards: 1. It is considered a noncontributing element of a historic district and its relocation will not affect the character of the historic district; or 2. It does not contribute to the overall character of the historic district or parcel on which it is located and its relocation will not have an adverse impact on the Historic District or property; or 3. The owner has obtained a certificate of economic hardship; or 4. The relocation activity is demonstrated to be an acceptable preservation method given the character and integrity of the building, structure or object and its move will not adversely affect the integrity of the Historic District in which it was originally located or diminish the historic, architectural or aesthetic relationships of adjacent designated properties; and Additionally, for approval to relocate all of the following criteria must be met: 1. It has been determined that the building, structure or object is capable of withstanding the physical impacts of relocation; 2. An appropriate receiving site has been identified; and 3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation of the building, structure or object including the provision of the necessary financial security. Response: Response to the design guidelines is found below. The guest house is already approved for relocation onsite. The primary reason to request approval to pick up the large Victorian is to repair the failing foundation. As part of the foundation repair/reconstruction, a basement addition is proposed to rework the small broken up rooms in the existing basement. The Victorian will be placed back in its original location and great care will be taken when relocating the guest house off site during construction. The Victorian will be shift back to the rear of the property during construction and then placed back on its new foundation in its original location. 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. • This activity will require the same level of documentation, structural assessment, and posting of financial assurances as a building relocation. 72 Exhibit B Relocation Response – This is not a possibility considering the size of the landmark building. 9.2 Proposals to relocate a building will be considered on a case-by-case basis. • In general, on-site relocation has less of an impact on individual landmark structures than those in a historic district. • In a district, where numerous adjacent historic structures may exist, the way that buildings were placed on the site historically, and the open yards visible from the street are characteristics that should be respected in new development. • Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building relocation. • In some cases, the historic significance of the structure, the context of the site, the construction technique, and the architectural style may make on-site relocation too impactful to be appropriate. It must be demonstrated that on-site relocation is the best preservation alternative in order for approval to be granted. • If relocation would result in the need to reconstruct a substantial area of the original exterior surface of the building above grade, it is not an appropriate preservation option. Response – Picking up the building to reconstruct and to repair the foundation is necessary to preserve the longevity and safety of this significant landmark. The landmark will be placed back in its original location. Great care will be taken to preserve the original exterior of the building and character defining features. Windows and doors are proposed to be removed and restored offsite during the temporary relocation. 9.3 Site a relocated structure in a position similar to its historic orientation. • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. Response – The location of the landmark is not proposed to be changed from its original historic orientation. 9.4 Position a relocated structure at its historic elevation above grade. • Raising the finished floor of the building slightly above its original elevation is acceptable if needed to address drainage issues. A substantial change in position relative to grade is inappropriate. • Avoid making design decisions that require code related alterations which could have been avoided. In particular, consider how the relationship to grade could result in non-historic guardrails, etc. 73 Exhibit B Relocation Response – The existing grade will be documented and replicated when it is placed back on its new foundation. 9.5 A new foundation shall appear similar in design and materials to the historic foundation. • On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s cottage where there is no evidence that one existed historically is out of character and is not allowed. • Exposed concrete or painted metal flashing are generally appropriate. • Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged from the original foundation as a veneer. The replacement must be similar in the cut of the stone and design of the mortar joints. • New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the design intent. Response – The new foundation around the landmark is proposed to be stone. A material sample will be provided at the hearing. A section is found on page HPC 26. 9.6 Minimize the visual impact of lightwells. • The size of any lightwell that faces a street should be minimized. • Lightwells must be placed so that they are not immediately adjacent to character defining features, such as front porches. • Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street. • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. Response – Existing and approved lightwells are completely removed from around the landmark. One lightwell is proposed between the garage and the guest house which is proposed to have a grate. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. 74 Exhibit B Relocation • A historic resource may not be relocated outside of the City of Aspen. Response – Brikor Associates and Bailey House Movers are responsible for all measures will be taken to protect the home to ensure safe relocation. The two-story landmark is proposed to remain onsite. The guest house is proposed to be temporarily located to the Smuggler Racquet Club site following a similar route to the nearby 201 E. Hyman project. The guest house will be stored and protected offsite and returned to the site and placed in the Sept 2018 approved location. 9.8 Proposals to relocate a building to a new site are highly discouraged. • Permanently relocating a structure from where it was built to a new site is only allowed for special circumstances, where it is demonstrated to be the only preservation alternative. Response – n/a. 75 76 77 970 923 3088 BRIKOR ASSOCIATES 20 Sunset Drive, Unit 1 Basalt, Colorado 81621 WWW.BRIKOR.COM Specific Project Sequence- HPC 135 E.Cooper Avenue 1. On site - Preconstruction meeting with HPC. 2.On site - Preconstruction meeting with City of Aspen Engineering Dept. 3.Survey existing conditions and set up monitoring points. 4.Install site fencing, project sign, jersey barriers. 5.Install tree protection and limits of disturbance. 6.On site - Preconstruction meeting with COA Parks Dept. 7.Safe off all buildings on site. (Gas, Electric, etc.) 8.Demolish existing garage and haul off debris. 9. Remove non-historic addition to Historic Guest House. 10.Remove all interior finishes in Historic Guest House and Historic Main House. 11. Disconnect “connector structure” between Historic Main House and Addition and stabilize. 12.Remove all drywall, insulation and MEP in Guest House, Addition, and Historic Main House. 13.Remove all historic windows and doors, crate, and store. 14.Install structural bracing as required in Historic Guest House and Historic Main House in preparation for relocation to storage. 15.Mobilize Baileys House Movers, shore, and crib structures. 16.Remove Historic Guest House from site and move along approved route to storage site. 17.Move Addition straight back on lot and locate as far back as allowed. 18.Move Historic Main House back on lot as far back as allowed. 19.Install sound mitigation fencing around perimeter of lot. 20.Survey shoring points, elevations, locations. 21.Mobilize shoring contractor and install perimeter shoring on front 50-65% of property. 22.Excavate down to bottom elevation and export all over burden soils. 23.Mobilize Concrete Contractor and install 50-65% of foundation. 24.Install cellular concrete flow fill as backfill to front half of installed foundation. 25. Relocate Historic Main House on to new foundation (historic location). 26.Move non historic Addition on to new foundation. 27.Mobilize back in, shore remaining perimeter of lot, export over burden soils and complete foundation installation. 28.Install remaining backfill of foundation utilizing cellar concrete flowfill. 29. Relocate Historic Guest House along COA approved move route back on to lot and in historic location. exhibit B 78 970 923 3088 BRIKOR ASSOCIATES 20 Sunset Drive, Unit 1 Basalt, Colorado 81621 WWW.BRIKOR.COM Head east on E Cooper Ave toward S Aspen St 72 ft Turn left at the 1st cross street onto S Aspen St 0.2 mi Turn right onto E Bleeker St 0.1 mi Turn left onto N Mill St 0.2 mi Turn right onto Gibson Ave 0.2 mi Continue onto South Ave 381 ft South Ave turns right and becomes Park Cir 0.2 mi 79 Exhibit C Setback Variances Exhibit C – 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. Response: HPC granted setbacks in 2003 and in 2018; however, many of the existing conditions that were granted variances do not reflect the existing conditions onsite according to our updated survey and measurements. The intent of this application is to only request a rear yard variance for the expanded basement space and to update the combined setbacks variance to reflect the updated site plan. 80 Exhibit C Setback Variances A below grade rear yard variance of 2’6” is requested for the below grade basement. The approved guest house location above grade is 2’6”, and a basement already exists in the setback at 2’6”. The request enlarges the basement along the 2’6” setback line as shown below. A combined sideyard setback variance granted in September 201 needs to reflect the proposed site plan. The slightly different site plan necessitates updating the site specific approval; however, the requested combined sideyard setback variance amount is not changed. The rear yard setback variance below grade results in a better preservation project that pushes floor area into the basement as recommended in the design guidelines. The combined setbacks were already granted by HPC, the proposed site plan changes respect the side yard setback variances of 5’ but alter the site plan which requires an updated combined setback variance. The updated site plan includes a two car garage that provides an additional onsite parking space than previously approved. The updated site plan also removes 2 lightwells that are adjacent to the landmark and a large area well adjacent to the landmark. Re-establishing grade around the landmark is a much better preservation outcome. Figure 1: Basement level. Overlaid basement floor plans: approved (black and white) on top of proposed. The green area shows basement expansion and the “x” shows lightwells that are removed. Only a portion of the basement along the alley requests a setback variance as shown by the dotted line and diagonal hatching. The required setback is 10 ft. below grade, and 2 ft.6 in. is provided. 81 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: Number of residential units: Existing:__________Proposed:_________________ Existing:__2________Proposed:____2____________ Proposed % of demolition: _19%_________ DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Principal Bldg.: Accessory Bldg.: On-Site parking: % Site coverage: % Open Space: Front Setback: Rear Setback: approved Setback: EASTapproved Setback:WEST approved Combined: approved Distance between buildings: Existing:_________Allowable:__4,139________Proposed:_4,104 Existing:_________Allowable:___25'_____Proposed:________ Existing:_________Allowable:__25'_______Proposed:________ Existing:__1_______Required:___4________Proposed:___2_____ Existing:_________Required:___n/a______Proposed:________ Existing:_________Required:___n/a_______Proposed:________ Existing:_9'6"_____Required:___10'________Proposed:__9'6"___ _ Existing:_2'6"______Required:_5'/10'_______Proposed:______ _ Existing:__5'4"_____Required:___5'________Proposed:___5'4"_ Existing:__2'8"_Required:___5'________Proposed:_2'9 5/8"__ Existing:__8'4"____Required:___17'6"______Proposed:________ Existing:_________Required:___10'________Proposed:__5'______ Existing non-conformities or encroachments and note if encroachment licenses have been issued: ________________________________________________________ _____________________________________________________________________________ Variations requested (identify the exact variances needed): ______________________________ _____________________________________________________________________________ _ 135 E Cooper Ave Aspen Core Holdings LLC 135 E. Cooper Ave., Aspen CO 81611 RMF 6,500 6,500 n/a Rear, side and combined setback variances granted previously. Rear yard variance for subgrade living space, possible combine setback variance update. Note: some setbacks granted previously may not have been correct. exhibit D 82 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.) ________________________________________________________________________________________________________ 135 E Cooper Ave 135 E. Cooper Ave., Aspen CO 81611 Lot H, I and East 5' of Lot G, Block 70. 2735-131-04-003 Aspen Core Holdings LLC 233 Wilshire Blvd, Suite 850, Santa Monica, CA 90401 424-281-3602 aspencoreholdingsllc@bill.com Sara Adams of BendonAdams 300 S. Spring St., Suite 202, Aspen, CO 81611 925-2855 sara@bendonadams.com landmark with two story addition, detached garage, and guest house. Minor exterior changes as noted in the application. Replacement of foundation and new basement level. 83 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 84 85 300 W. Main HPC Relocation review 1 CITY OF ASPEN PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Amy Simon, amy.simon@cityofaspen.com DATE: March 5, 2019 PROJECT: 135 E. Cooper Avenue REPRESENTATIVE: Sara Adams, BendonAdams, sara@bendonadams.com REQUEST: Substantial Amendment to an HPC approval, Relocation, Variations DESCRIPTION: 135 E. Cooper Avenue is listed on the Aspen Inventory of Historic Landmark Sites and Structures, as well as the National Register of Historic Places. The site contains the 1888 Dixon-Markle house and a historic outbuilding, each of which is a free market dwelling unit. In 2003, an HPC approved addition was constructed on the property. Additional modifications were approved in 2015 and 2018. In 2018, approval was granted to demolish a non-historic garage on the site, relocate a historic outbuilding, and to expand the existing addition to the Victorian. This approval was granted via HPC Resolution #13, Series of 2018. The property has since been sold and the new owner proposes to alter the design of this unbuilt project. A Substantial Amendment review is required, along with evaluation of the criteria for Relocation and Variations. The new scope includes temporarily lifting the main house (in order to reconstruct the basement), temporary relocation of the historic outbuilding (potentially off-site), and other architectural changes to the structures. This review is a one-step hearing, meaning that all details of the proposal will be presented to HPC in one application. Staff will evaluate the project and make a recommendation to HPC, based on the Historic Preservation Design Guidelines and Land Use Code. HPC will make a decision to approve, approve with conditions, or deny the proposal. If approved, the application will be subject to Call-Up Notice to City Council because of the Relocation component. Below are links to relevant documents and a list of information needed to submit an application. Relevant Land Use Code Section(s): 26.304 Common Development Review Procedures 26.415.070.E Amendments, Insubstantial and Substantial 26.415.090 Relocation of Designated Historic Properties 26.415.110.C Variances 26.415.120 Appeals, notice to City Council and call up 26.575.020 Calculations and Measurements 26.710.090 RMF Zone District For your convenience – links to the Design Guidelines, Land Use Application and Land Use Code are below: Exhibit F 86 2 Historic Preservation Design Guidelines Historic Preservation Land Use Application Packet Land Use Code Review by: Staff for completeness and recommendation HPC for decision City Council for notice of the HPC decision. Council has the authority to remand the decision back to HPC for further consideration. Public Hearing: Yes. Neighborhood Outreach: No. Referrals: Staff will seek referral comments from the Building Department, Zoning and Parks regarding any relevant code requirements or considerations. There will be no Development Review Committee meeting or referral fees. Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) Referral Agencies Fee: $0. Total Deposit: $1,950. Please submit one copy of the application to the City of Aspen Community Development Department including the following: Completed Land Use Application and signed fee agreement. 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 (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, 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). An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen. List of adjacent property owners within 300’ for public hearing. Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado. A revised site plan.87 3 Revised scaled elevations and drawings. Representations of building materials and finishes. Photographs and other exhibits to illustrate the proposed changes. A written description and/or graphic illustrations of the building, structure or object proposed for relocation. A written explanation of the type of relocation requested (temporary, on-site or off-site) and justification for the need for relocation. A written report from a licensed engineer or architect regarding the soundness of the building, structure or object, its ability to withstand the physical move and its rehabilitation needs, once relocated. Evidence of the financial ability to undertake the safe relocation, preservation and repair of the building, structure or object; site preparation and construction of necessary infrastructure through the posting of bonds or other financial measures deemed appropriate. A written explanation of how the proposed development complies with the review standards and design guidelines relevant to the application. Once the copy is deemed complete by staff, the following items will then need to be submitted: 1 digital PDF copy of the complete application packet 12 sets of all graphics printed at 11x17 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. 88 89 90 91 92 93 94 95 96 97 98 99 2,257 376.2 Legend 1: WGS_1984_Web_Mercator_Auxiliary_Sphere Feet0376.2188.08 Notes 135 E Cooper Vicinity Map THIS MAP IS FOR INFORMATIONAL PURPOSES. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content represented. Map Created on 4:45 PM 03/11/19 at http://www.pitkinmapsandmore.com State Highway Road Centerline 4K Primary Road Secondary Road Service Road Rivers and Creeks Continuous Intermittent River, Lake or Pond Town Boundary Federal Land Boundary BLM State of Colorado USFS exhibit J 100 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273513104003 on 03/11/2019 Instructions: Disclaimer: http://www.pitkinmapsandmore.com exhibit K 101 BROADSCOPE PTY LTD ROSSMOYNE WESTERN AUSTRALIA 6148, 149 RIVERTON DR BARNES ROBERT M MISSION HILLS, KS 66208 6445 SENECA RD DANCING BEAR RES OWNERS ASSOC INC ASPEN, CO 81611 411 S MONARCH ST PINES LODGE DEV LLC NEWPORT BEACH, CA 92660 2353 IRVINE AVE ZEFF CAPITAL LP ASPEN, CO 81611 555 E DURANT AVE CALLAHAN PATRICIA LIVING TRUST ASPEN, CO 81611 184 MOUNTAIN LAUREL DR SCULL JAMES E ASPEN, CO 81612 PO BOX 2051 LIMELIGHT SUB/PUD ASPEN, CO 81611 E HYMAN AVE BARRETT STEVEN R WICHITA, KS 67202 150 N MARKET DANCING BEAR RES OWNERS ASSOC INC ASPEN, CO 81611 411 S MONARCH ST NELSON ARLENE ASPEN, CO 81611 116 W LUPINE DR MURPHY JULIANNE RUTH & WILLIAM R JR REV TRUST ASPEN, CO 816111763 100 E COOPER AVE # 8 MICHAEL MICHAELA ANN BURLINGAME, CA 94011 PO BOX 1006 WICHMANN VICTORIA ASPEN, CO 81611 119 E COOPER ST #4 VERMONT AVE LLC ASPEN, CO 81611 623 E HOPKINS AVE NEW YORK AVE LLC ASPEN, CO 81611 623 E HOPKINS AVE LLC CS WEBER INVESTMENTS LLC ASPEN, CO 81611 15 S WILLOW CT SCHAPIRO PATRICIA GOLDEN, CO 80401 1685 TAMARAC DR BEYER KENNETH G & MAGALI R CEDAR HILL, TX 75104 707 OAK HILL LN JACARANDA ASPEN LLC ASPEN, CO 81612 PO BOX 11980 SALISBURY JAMES A REV TRUST MORGANTON, NC 28655 101 MONTROSE ST SHENNAN MELISSA A CHICAGO, IL 60610 1242 N LAKE SHORE DR #4S ASPEN WILD CONDO ASSOC ASPEN, CO 81611 101 E COOPER AVE CHART HOUSE PROJECT OWNER LLC ASPEN, CO 81611 0115 BOOMERANG RD #5201B GROOS NICHOLAS D HASTINGS, MI 49058 210 N INDUSTRIAL PARK RD RUDERMAN ERIC P & MIMI E DENVER, CO 802093825 3773 E CHERRY CREEK N DR #575 BERHORST FAMILY REV TRUST BLOOMFIELD HILLS, MI 48301 7161 LINDENMERE DR THREE REEDS LLC ALBUQUERQUE, NM 87104-3096 2224 VIA SEVILLE RD NW LARRAC INV LLC SERIES H BOERNE, TX 78006 840 FM 474 WOLPERT FAMILY REV TRUST BOULDER, CO 80305 2280 KOHLER DR 102 KAPLAN BARBARA PEPPER PIKE, OH 44124 3076 EDGEWOOD RD JOHNSTON MARGARET S DENVER, CO 80220 30 DEXTER ST CAIN CONSTANCE M & DOUGLAS M DENVER, CO 80220 1960 HUDSON ST WINFIELD ARMS CONDO ASSOC ASPEN, CO 81611 600 E HOPKINS AVE #203 PARRA KEVIN REV TRUST WAILEA, HI 96753 75-1 HO'OLEI CIR MARK KENNETH A SAYVILLE, NY 117821537 10 KATH CT MAGES LAWRENCE M & MARY K WILMETTE, IL 60091 216 LINDEN AVE COOPER ST LOFT CONDO ASSOC ASPEN, CO 81611 COMMON AREA ZAUNER HEINZ J REV TRUST CARBONDALE, CO 81623 0451 STAGECOACH LN HOMONY MICHAEL J SAN ANTONIO, TX 78209 202 BLUE BONNET BLVD ASPEN SKIING COMPANY LLC ASPEN, CO 81612 PO BOX 1248 DANCING BEAR PROJECT OWNER LLC ASPEN, CO 81611 0115 BOOMERANG RD #5201B LARKIN THOMAS & MARYANN PALM BEACH GARDENS, FL 33418-6820 1 SHELDRAKE LN PRODINGER IRMA ASPEN, CO 81612 PO BOX 1245 WAYNE TIMOTHY & JILL C DENVER, CO 80203 965 PEARL ST WOW LIFT ONE LLC PARADISE VALLEY, AZ 852534054 4824 E MARSTON DR KNAPP C EVAN REV TRUST ASPEN, CO 81611-1821 233 E COOPER AVE # 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1 201 EH INVESTMENTS LLC LOS ANGELES, CA 90024 10877 WILSHIRE BLVD #2300 PAY-ASE PROPERTIES LLC NAPLES , FL 34104 4888 DAVIS BLVD STE 284 FEINBERG HELEN HOUGH ST PETE BEACH, FL 33706 2701 SUNSET WAY LARKIN FRED C SPOUSAL TRUST BOW MAR, CO 80123 ONE COVE LN CHART HOUSE PROJECT OWNER LLC ASPEN, CO 81611 0115 BOOMERANG RD #5201B LEAR STEFANIA ASPEN, CO 81612 PO BOX 3394 CROCKETT RUFUS ASPEN, CO 81612 PO BOX 3837 ALPINE PETROLEUM LLC ASPEN, CO 81611 435 E MAIN ST 109 LEATHERMAN ROBERT D ASPEN, CO 81612 PO BOX 11930 FARR BRUCE K & GAIL H THE VILLAGES, FL 321626128 589 SOCIETY HILL CIR WARREN MATTHEW L GRAND JUNCTION, CO 81507 2022 BASELINE DR LLOYD JAMES QTIP TRUST WILSON, WY 83014 PO BOX 1845 FELDMAN SELMA MIAMI BEACH, FL 331397329 300 S POINTE DR #2403 VANDER WALL ASSET PRO TRUST LONE PINE, CA 93545 632 TUTTLE CREEK RD LORING PETER & ELIZABETH S BOSTON, MA 02110 230 CONGRESS ST DANCING BEAR RES CONDO ASSOC ASPEN, CO 81612 411 S MONARCH ST ROSE JON E & RITA L WINTER SPRINGS, FL 32789 333 TRISMEN TER PINES LODGE DEV LLC NEWPORT BEACH, CA 92660 2353 IRVINE AVE COOPER TWO LLC WINNETKA, IL 60093 950 HILL RD PARKER RICHARD C & KAREN S ATLANTA, GA 303394814 3029 BAKER MDWS SE BRIGHT GALEN ASPEN, CO 81611 205 E DURANT AVE #3D GREINER JERRY M & TERESA U JENKINTOWN, PA 19046 323 HOLMECREST RD CHART HOUSE PROJECT OWNER LLC ASPEN, CO 81611 0115 BOOMERANG RD #5201B 119 E COOPER UNIT 5 LLC ASPEN, CO 81611 119 E COOPER AVE #5 COOPER STREET LOFT # 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COOPER AVENUE, LOTS H AND I, AND THE EASTERLY 5 FEET OF LOT G, BLOCK 70, CITY AND TOWNSITE OF ASPEN, COLORADO RESOLUTION #2, SERIES OF 2018 PARCEL ID: 2735-131-04-003. WHEREAS, the applicant, Chris Pat Aspen LLC, represented by Eigelberger Architecture and Design, requested a Substantial Amendment approval for 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen. The property is a designated landmark; and 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 Substantial Amendment, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the design guidelines per Section 26.415.070.E.2.f of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue, the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Simon, in her staff report dated March 28, 2018, performed an analysis of the application and recommended that the review standards and design guidelines were met with conditions; and WHEREAS, during a duly noticed public hearing on May 28, 2018, the Historic Preservation Commission considered the application, found the application was consistent with the applicable review standards and guidelines and approved the application with conditions by a vote of 6 to 0. NOW,THEREFORE, BE IT RESOLVED: That HPC approves a Substantial Amendment for the property located at 135 E. Cooper Avenue, Lots H and I, and the easterly 5 feet of Lot G, Block 70, City and Townsite with the following conditions: 1. A historic window on the west elevation of the house is approved to be removed. It is not approved to be relocated and no new window opening may be added on this fapade. 2. The new patio and walkways between the back of the Victorian and the outbuildings are to be red brick/pavers or sandstone, with the possible use of other paving as a minor element. The applicant is to provide a design for review and approval by staff and monitor. 3. The requirement to submit for building permit by July 16, 2018, in compliance with the 2015 Development Order, remains in effect. exhibit L 112 4. This approval supersedes and replaces the approval for the two story stair connector represented in Exhibit C. The Municipal Code does not allow multiple versions of a land use approval to be valid at one time. 5. The applicant is asked to commit to the removal of the two spruce trees on the east side of the Victorian as part of this Amendment. 6. Reconfiguration of the below grade courtyard and removal of the stair to the backyard is approved as proposed. APPROVED BY THE COMMISSION at its regular meeting on the 281h day of March, 2018. Appr ved form: Approved as to content: Andre an, Assistant City Attorney Greteffen Gree ood, A t: 6k LL OM/ Linda Manning, City C rk 113 exhibit M 114 115 116 117 118 Preliminary Engineering Report 135 EAST COOPER ASPEN, CO 81611 PARCEL ID: 273513104003 March 7, 2019 RICHARD GOULDING, P.E. RFE Project # 2018-23 Prepared by Richard Goulding, P.E. Roaring Fork Engineering 592 Highway 133 Carbondale, CO exhibit O 119 135 East Cooper ii Preliminary Engineering Report Table of Contents 1.0 Existing Conditions ................................................................................................................................ 1 1.1 Site Location & Access .................................................................................................................... 1 1.2 Grading and Drainage....................................................................................................................... 1 1.3 Geotech ............................................................................................................................................. 1 2.0 Proposed Conditions ............................................................................................................................... 2 2.1 Grading and Drainage....................................................................................................................... 2 2.2 Roads, Driveway and Right of Way ................................................................................................. 2 3.0 Utilities ................................................................................................................................................... 2 3.1 Water ................................................................................................................................................ 2 3.1.1 Existing ................................................................................................................................. 2 3.1.2 Proposed ................................................................................................................................ 3 3.2 Sanitary Sewer .................................................................................................................................. 3 3.2.1 Existing ................................................................................................................................. 3 3.2.2 Proposed ................................................................................................................................ 3 3.3 Electric.............................................................................................................................................. 3 3.3.1 Existing ................................................................................................................................. 3 3.3.2 Proposed ................................................................................................................................ 3 3.4 Communications ............................................................................................................................... 3 3.4.1 Existing ................................................................................................................................. 3 3.4.2 Proposed ................................................................................................................................ 3 3.5 Gas .................................................................................................................................................... 3 3.5.1 Existing ................................................................................................................................. 3 3.5.2 Proposed ................................................................................................................................ 3 120 135 East Cooper 1 Preliminary Engineering Report 1.0 Existing Conditions 1.1 Site Location & Access The property addressed at 135 East Cooper Avenue is located in downtown Aspen on a 0.149-acre lot, and documented as parcel ID number 273513104003. It currently has a historic, 3 story, single-family residence that takes up the northern half of the property, along with a single-story house with a basement in the southwest corner, and a one car garage in the southeast corner. Large trees are located along the east and north property line in the right of way, with extensive landscaping, walkways and patios around the residence and its outbuildings. To the west is Winfield Arms Condos, to the north is East Cooper Avenue Right of Way, to the east is South Aspen Street Right of Way, and to the south is the alley right of way with Pines Lodge Condos further south. Figure 1: Pitkin County GIS vicinity view. Parcel 273513104003 shown in red. 1.2 Grading and Drainage The site is relatively flat, with less than 2 feet of grade change across the site sloping to the north. There is an existing storm system onsite, including two drywells. Area drains collect runoff from the site and convey the stormwater to the drywells. More information would be necessary to fully analyze the existing conditions, however it is unnecessary given that this drainage system will be replaced for the remodel. 1.3 Geotech The Geotechnical report has not been completed at this time. Once Roaring Fork Engineering receives the report, the civil design will be updated accordingly. 121 135 East Cooper 2 Preliminary Engineering Report 2.0 Proposed Conditions The proposed project will be a comprehensive remodel of the entire site. The existing garage will be removed, and a large basement with a crawlspace will be constructed. The historic residence will remain in its existing location, but the basement will be constructed below the structure. The small single-story house will be relocated to the southeast corner of the lot, and a garage will be constructed in the southwest corner with access from the alleyway. Extensive landscaping, patios, and walkways will be done between the above grade structures, on top of the proposed basement. 2.1 Grading and Drainage The civil design for the site will meet the requirements of the City of Aspen Urban Runoff Management Plan. Given that the site is so flat, the grading of the site will not vary much from existing. However, a lot of the proposed grade will be on top of the basement structure, so drainage in those areas is vital. All roof areas will be collected by downspouts, and all impervious patios, walkways, and the driveway will be collected by inlets and tie into a proposed pipe network. The pipe network will be sized to convey the runoff from a 100-year 1-hour storm event. These pipes will convey the runoff to two large drywells below the basement. These drywells will be sized for full detention of the site. Preliminary calculations are shown below for full detention of a 100-year storm below. Emergency overflow pumps will be placed in the drywells in case of failure, which will daylight on the property and would overflow into the right of way. 2.2 Roads, Driveway and Right of Way The proposed garage will be accessed through the alley. Improvements will be made to the sidewalks along East Cooper Avenue, curb and gutter, the alley ramp, and the crosswalk ramps to meet City of Aspen Engineering Design Standards. No improvements to the alley are proposed. 3.0 Utilities 3.1 Water 3.1.1 Existing The existing residence has a water service that connects to the water line under East Cooper Avenue. The size of the service is unknown at this time. Full Detention Storage Basin Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Required Storage BMP (ft2)(ft2)(%)(in)F.O.S.(ft3) 1 4606.00 4606.00 100.00%1.23 1.25 590 Drywell A and B Drywell Storage Drywell Basins Diameter Storage Depth Perforated Depth Internal Volume External (18" of Screened Rock) Volume Total Capacity Required Capacity (Name)(#)D (ft)H (ft)P (ft)π*H*(D/2)2) (ft3)0.3*π*P*((D/2)+1.5)2 - (D/2)2) (ft3)(ft3)(ft3) A 1 6 10 4 283 42 325 295 B 1 6 10 4 283 42 325 295 122 135 East Cooper 3 Preliminary Engineering Report 3.1.2 Proposed Once more information is collected on the existing service, it will be determined if it can be reused for the remodel. If more capacity is necessary, the existing service will be abandoned and a new tap will be installed to meet requirements. 3.2 Sanitary Sewer 3.2.1 Existing Aspen Consolidated Sanitation District has a sewer main within the alleyway that the existing residence is connected to. 3.2.2 Proposed The existing sewer service will be utilized if the condition of the pipe is sufficient. If inspections prove that the pipe is not reusable, the existing line will be abandoned and a new sewer service will tie into the existing sewer main. 3.3 Electric 3.3.1 Existing There are three existing transformers located in the alleyway behind the residence. From the survey, the existing residence uses the transformer south of the site on the neighboring property. 3.3.2 Proposed The transformer furthest west in the alleyway once upgraded has capacity for the proposed design. The service for the proposed design will be trenched down the alley right of way to the transformer. 3.4 Communications 3.4.1 Existing The residence currently gets communications from a pedestal directly south of the site, and they are common trenched to the residence. 3.4.2 Proposed The communication services will be upgraded if needed upon further development of the design, but proposed communications will be accessed in the existing location. 3.5 Gas 3.5.1 Existing The existing residence has a service off of the gas line located in the alley to the south of the site. 3.5.2 Proposed The gas service will be upgraded if needed upon further development of the design, but if the existing service is sufficient it will be reused for the remodel. 123 From:Ian Gray ian.gray@cityofaspen.com Subject:RE: 135 E. Cooper Tree Mitigation Review Date:January 2, 2019 at 10:15 AM To :Cassondra Stevens cstevens@eigelberger.com,David Radeck david.radeck@cityofaspen.com Cc:Sara Adams sara@bendonadams.com,Cristof Eigelberger cristof@eigelberger.com Hi Cassondra, Happy New Year. I finally had a chance to review the documents you sent over based on our site visit. Because of the repair needs and reloca?on of the historic pieces, Parks would permit the trees requested for removal. As a condi?on of the permit there will be a requirement to airspade the limits of disturbance near the ROW willow tree on the north side of the lot and the one pine tree being kept on the east side of the lot. Also, because of the high number of trees being lost Parks would like to see some trees replanted – 2 Spring Snow Crabapples at the edge of the dripline of the willow tree, one columnar aspen in the breezeway between the new garage and the guest house and two columnar aspens either side of the light well closest to the alley to the west of the garage. There may be an opportunity for some ROW plan?ng on the east side of the lot, but I know HPC is sensi?ve to plan?ngs which obscure the façade of historic buildings. Let me know what might be feasible. Regards, IanIan GrayGray City Forester Parks Department 585 Cemetery Lane Aspen, CO 81611 p: 970.429.2031 ian.gray@cityofaspen.com www.cityofaspen.com To apply for a Tree Removal/Dripline Excava;on Permit, register here: h[ps://www.surveymonkey.com/r/SFNewUser Tree Removal/Dripline Excava;on Permit Online Permit Applica;on: h[ps://cityofaspen.force.com/applicantportal/s/login/? startURL=%2Fapplicantportal%2Fs%2F&ec=302 If you need assistance for the online portal, please contact customer support: sfsupport@cityofaspen.com or call 970-920-5065 124 From: Cassondra Stevens <cstevens@eigelberger.com> Sent: Wednesday, December 12, 2018 9:05 AM To: Ian Gray <ian.gray@cityofaspen.com>; David Radeck <david.radeck@cityofaspen.com> Cc: Sara Adams <sara@bendonadams.com>; Cristof Eigelberger <cristof@eigelberger.com> Subject: 135 E. Cooper Tree Mi?ga?on Review Good Morning Ian and Dave, Thank you for taking the ?me last Friday to meet and discuss exis?ng and poten?al mi?ga?on trees on site for 135 E. Cooper. I’ve a[ached a set of plans showing the trees that have been deemed for removal from HPC, the poten?al mi?ga?on trees discussed on site and the exis?ng trees to be protected. The plans are showing the approved HPC reloca?on of the Guest House as well as a new proposal not reviewed by HPC on the garage and basement addi?on. I’ve also a[ached our mee?ng notes to help with your review. We would like to have a direc?on from you both before moving forward with any design decisions. Please let us know if you have any addi?onal ques?ons or comments. Thank you, Cassondra J. Stevens Senior Project Manager | Architectural Designer Cell/text: 559-287-6482 cstevens@eigelberger.com EIGELBERGER ARCHITECTURE+DESIGN 220 West Main Street, Suite 201 Aspen, Colorado 81611 www.eigelberger.com www.facebook.com/eigelbergerad/ www.instagram.com/eigelberger_architecture/ 125 BUILT-IN SPA UP UP UP IVBIVB11 A A D D E E F F 3.13.1 44 55 C C G G 2 3 3 B B 2' - 0" FRONT PORCH 21' - 7"POTENTIAL TREE REMOVAL TO BE MITIGATED SUBJECT TO FOUNDATION REPAIR REQUIREMENT FOR HISTORIC LANDMARK EXISTING TREE TO BE MITIGATED A1 NEW PROPOSED LOCATION OF GUEST HOUSE 2' - 6 1/4"5' - 4"22' - 0 7/8" 26' - 4 3/8"5' - 6 3/8"3' - 0 1/2"33' - 8 7/8"65' - 0"A309 1 A308 1 TWO SPRUCES TO BE REMOVED AS REQUIRED BY HPC EXISTING LIGHTWELLS TO REMAIN HISTORIC HOUSE ASPEN STREET COOPER AVE.THESE TREES ARE ALREADY SLATED FOR REMOVAL PER THE HPC APPROVAL IN SEPT. 2018 EXISTING TREE TO BE PROTECTED EXISTING TREES TO BE PROTECTED TREES TO BE MITIGATED OR REMOVED POTENTIAL TREE REMOVAL POTENITAL REMOVAL SUBJECT TO FOUNDATION REPAIR 1 4, 5, 6 3 2 7 8 9 10 22 11 21 15 14 13 12 16 1718 19 20 2324 These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE: Plot Date Drawn By Checked By Project No. Date Issue 3/16" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v2018 -New Owner Revisions .rvt12/12/2018 8:54:44 AM A101 SITE PLAN135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 81611201228 Author Checker SCALE :3/16" = 1'-0"A101 1 PROPOSED SITE PLAN 2018.09.05 2 HPC REVIEW 126 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM February 5, 2019 Jessica Garrow, AICP Community Development Director City of Aspen 130 So. Galena St. Aspen, Colorado 81611 RE: 135 East Cooper AVenue; Aspen, CO. Ms. Garrow: Please accept this letter authorizing BendonAdams, LLC, to represent our ownership interests in 135 East Cooper Avenue 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, please do not hesitate to contact me. Property – 135 East Cooper Avenue; Aspen, CO 81611 Legal Description – Lots H and I and the easterly 5 feet of Lot G, Block 70, City and Townsite of Aspen. Parcel ID – 2735-131-04-003 Owner – Aspen Core Holdings LLC Kind Regards, Aspen Core Holdings LLC DocuSign Envelope ID: 9C473078-8361-42F8-A895-29F6BE42E73E 127 Aspen Core Holdings LLC 135 E. Cooper Ave., Aspen CO 81611 DocuSign Envelope ID: 9C473078-8361-42F8-A895-29F6BE42E73E 2/6/2019 Steve Lockshin 128 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssueBIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:02 PMHPC 01COVER135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorChecker135 EAST COOPER HPC SUBMITTAL129 1AADDEEFF3.145CCGG23BBA1A1LLHHJJ2' - 0"17' - 9"6' - 1 1/32"11' - 8 5/8"33' - 8 7/8"65' - 0"ASPEN STREETCOOPER AVE.ALLEYWAYTWO SPRUCES TO BE REMOVED AS REQUIRED BY HPCTREE TO BE MITIGATED OR REMOVEDTREES TO BE MITIGATED OR REMOVEDHISTORIC HOUSETREES TO BE REMOVEDTREES TO REMAINGARAGE TO BE REMOVEDTREES TO BE MITIGATEDGARAGE SETBACK5' - 0"REAR YARD SETBACK10' - 0"IIKK11AADDEEFF3.13.14455CCGG2233BBA1LLHHJJFRONT PORCH21' - 7"5' - 4"5' - 4" 2'- 9 5/8" 33' - 8 7/8"65' - 0"HISTORIC HOUSEASPEN STREETCOOPER AVE.ALLEYWAY11' - 4"9' - 6 1/2"EXISTING RETAINING WALLDNDNUPWATER FEATURESTEP DNSTEP DNEGRESS WELLRAISED PLANTER5' - 0" 5' - 0"5' - 7"21' - 9"26' - 3"5' - 0"2' - 6 1/4"STEP DNGARAGE SETBACK5' - 0"REAR YARD SETBACK10' - 0"IKK*PLANTING DESIGN MAY BE REVISED WITH APPROVAL BY STAFF AND MONITOR 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:11 PMHPC 02SITE PLAN135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 022EXISTING SITE PLANSCALE :1/8" = 1'-0"HPC 021PROPOSED SITE PLAN130 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssueBIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:14 PMHPC02bRENDERED SITEPLAN135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorChecker*PLANTING DESIGN MAY BE REVISED WITH APPROVAL BY STAFF AND MONITOR131 sheet index landscape drawings context map HPC submittal 135 e cooper ave Aspenhpc submittal 02/25/2019north L000 L100 L001 cover landscape plan notes L002 notes L000 cover 02/25/2019 HPC submittal 04/26/2019 HPC submittalbluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499 l f 970 429 9499www.bluegreenaspen.com135 e cooper ave l aspen, colorado135 e cooperdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreenhpc submittal 04/26/2019132 L001 notes 02/25/2019 HPC submittal 04/26/2019 HPC submittal SCOPE OF WORK CONTROL OF WORK LEGAL RELATIONS AND RESPONSIBILITY TO THE PUBLIC EARTHWORK EROSION AND DUST CONTROL LAYOUT AND CONTROL OF MATERIALS 1.THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL WORK BY THE SUBCONTRACTORS. 2.WATERPROOFING OF SUBGRADE AND OTHER ARCHITECTURAL SPACES BELOW AND/OR ADJACENT TO IMPROVEMENTS DESIGNED BY THE LANDSCAPE ARCHITECT IS TO BE ADEQUATELY DESIGNED AND DETAILED BY OTHERS TO PERMANENTLY REPEL ALL WATER SOURCES INCLUDING, BUT NOT LIMITED TO: PRECIPITATION, SNOW MELT, SURFACE RUNOFF, SUBSURFACE DRAINAGE, GROUND WATER, IRRIGATION, ROOF RUNOFF, GROUND WATER AND PLUMBING LEAKS. 3.STRUCTURAL DESIGN TO SUPPORT IMPROVEMENTS DESIGNED BY THE LANDSCAPE ARCHITECT AND LOCATED ABOVE, BELOW AND/OR ADJACENT TO SUBGRADE AND OTHER ARCHITECTURAL SPACES IS THE RESPONSIBILITY OF THE STRUCTURAL ENGINEER. THE STRUCTURAL DESIGN SHOULD BE ADEQUATELY DESIGNED TO SUPPORT ALL POSSIBLE LOADS INCLUDING, BUT NOT LIMITED TO: BACKFILL, COMPACTION, PLANTINGS, HARDSCAPE, RETAINING AND FREESTANDING SITE WALLS AND CONSTRUCTION MATERIALS/EQUIPMENT/ACTIVITY. 4.THE LANDSCAPE ARCHITECT IS NOT RESPONSIBLE FOR DOCUMENTED WORK FOR WHICH CONSTRUCTION SERVICES WERE NOT PERFORMED BY THE LANDSCAPE ARCHITECT. 1.THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AT JOB SITE AND NOTIFY THE LANDSCAPE ARCHITECT AND GENERAL CONTRACTOR OF DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGINNING ANY WORK. 2.ALL WORK SHALL CONFORM TO THE APPROPRIATE AGENCIES. THE CONTRACTOR SHALL VERIFY LOCATION OF ALL EXISTING UTILITIES, LINES AND STRUCTURES PRIOR TO EXCAVATION OR TRENCHING. DAMAGE SHALL BE REPAIRED BY THE CONTRACTOR AT NO COST TO THE OWNER. THE LANDSCAPE ARCHITECT ASSUMES NO RESPONSIBILITY FOR UTILITIES OR STRUCTURES NOT SHOWN ON THE LANDSCAPE DRAWING SET. THE CONTRACTOR MUST VERIFY THE EXACT LOCATION OF UTILITIES PRIOR TO CONSTRUCTION AND NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES. THE CONTRACTOR SHALL USE EXTREME CAUTION WHEN WORKING OVER OR NEAR EXISTING GAS AND ELECTRICAL LINES. 3.'CONTRACT DOCUMENTS' INCLUDE THE LANDSCAPE DRAWING SET, LANDSCAPE TECHNICAL SPECIFICATIONS MANUAL AND LANDSCAPE LASIS. 4.THE LANDSCAPE ARCHITECT HAS PROVIDED DESIGN INTENT BUT DOES NOT DEFINE THE APPROPRIATE CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES UTILIZED OR SAFETY PRECAUTIONS. THE LANDSCAPE ARCHITECT WILL NOT BE RESPONSIBLE FOR THE CONTRACTOR'S FAILURE TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. 5.THE CONTRACTOR IS TO VERIFY ALL QUANTITIES. IN CASE OF ANY DISCREPANCIES, GRAPHICALLY SHOWN MATERIAL QUANTITIES SHALL TAKE PRECEDENCE. 6.A SYSTEM OF DIAGRAMMATIC SYMBOLS, HATCHES AND NOTATIONS IS USED IN THESE DRAWINGS. REVIEW NOTATIONS CAREFULLY AND REQUEST CLARIFICATION FROM THE LANDSCAPE ARCHITECT REGARDING ANY UNCLEAR NOTATION OR DISCREPANCY PRIOR TO COMMENCING WORK. 7.PROVIDE SLEEVES AS REQUIRED FOR DRAINAGE, IRRIGATION AND ELECTRICAL LINES. IRRIGATION AND ELECTRICAL SLEEVES AND SUBSURFACE DRAINAGE SYSTEMS SHALL BE CONSTRUCTED PRIOR TO PAVING AND LANDSCAPE WORK. UTILITY SLEEVES ARE REQUIRED IN ALL PLANT BEDS ISOLATED BY PAVEMENT OR ANY OTHER STRUCTURES. 8.SPECIAL CONSIDERATION IS GIVEN TO THE DESIGN AND INTENDED RELATIONSHIP BETWEEN ARCHITECTURE, PLANTING AREAS AND PAVING SYSTEMS. PAVEMENT JOINTING, PAVERS, STONE, FINISHES AND GRADES HAVE BEEN STRICTLY COORDINATED DURING THE DESIGN PROCESS. CONSTRUCTION OF THESE SYSTEMS MUST BE STRICTLY COORDINATED. NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO INSTALLATION. 9.CONTACT THE LANDSCAPE ARCHITECT IN THE EVENT OF ANY CONFLICTS IN GEOTECHNICAL REPORT RECOMMENDATIONS AND LANDSCAPE DRAWINGS OR OTHER CONSULTANT DRAWINGS. 10.THE CONTRACTOR SHALL VERIFY THE PLACEMENT OF FLATWORK PENETRATIONS TO ENSURE COORDINATION OF SURFACE FIXTURES, SUCH AS DRAINS AND LIGHTS. NOTIFY THE GENERAL CONTRACTOR AND LANDSCAPE ARCHITECT OF DISCREPANCIES PRIOR TO CONSTRUCTION OF FLATWORK. 11.THE CONTRACTOR SHALL REFER TO THE ARCHITECTURAL DRAWINGS TO VERIFY FINISHED FLOOR ELEVATIONS. NOTIFY THE GENERAL CONTRACTOR AND LANDSCAPE ARCHITECT OF DISCREPANCIES PRIOR TO CONSTRUCTION. 12.THE CONTRACTOR SHALL REFER TO THE MECHANICAL DRAWINGS TO VERIFY DRAIN LOCATIONS OVER STRUCTURE. NOTIFY THE GENERAL CONTRACTOR AND LANDSCAPE ARCHITECT OF DISCREPANCIES PRIOR TO CONSTRUCTION. 13.THE CONTRACTOR SHALL REFER TO THE CIVIL ENGINEERING DRAWINGS TO VERIFY UTILITY AND OTHER DRAIN LOCATIONS. NOTIFY THE GENERAL CONTRACTOR AND LANDSCAPE ARCHITECT OF DISCREPANCIES PRIOR TO CONSTRUCTION. 14.THE GENERAL CONTRACTOR IS TO KEEP ALL ITEMS DESIGNED BY THE LANDSCAPE ARCHITECT FOR IMPLEMENTATION IN PROPER WORKING ORDER THROUGHOUT THE DURATION OF THE PROJECT. 1.THE CONTRACTOR IS TO OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION. ALL CONTRACTORS MUST COMPLY WITH PERMIT REQUIREMENTS, LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES RULES AND REGULATIONS AND LAND USE APPROVAL CONDITIONS AT ALL TIMES. 2.WORK PERFORMED WITHOUT APPROVAL OF LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES AND/OR NOT IN COMPLIANCE WITH THE CONTRACT DOCUMENTS IS SUBJECT TO REMOVAL AT THE CONTRACTOR'S EXPENSE. 3.ALL CONSTRUCTION AND MATERIALS NOT SPECIFICALLY ADDRESSED IN THE CONTRACT DOCUMENTS SHALL BE IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES STANDARDS. 4.THE CONTRACTOR SHALL TAKE ALL PRECAUTIONARY MEASURES NECESSARY TO PROTECT EXISTING IMPROVEMENTS FROM DAMAGE AND ANY SUCH IMPROVEMENTS AND STRUCTURES DAMAGED BY THE CONTRACTOR'S OPERATIONS SHALL BE REPAIRED OR RECONSTRUCTED SATISFACTORY TO THE LANDSCAPE ARCHITECT AT THE CONTRACTOR'S EXPENSE. 5.ALL BARRICADING AND TEMPORARY TRAFFIC CONTROL DEVICES OR METHODS USED DURING CONSTRUCTION SHALL BE IN ACCORDANCE WITH LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES STANDARDS. PROVIDE ADEQUATE TIME FOR REVIEW AND APPROVAL BY THE ABOVE JURISDICTIONS PRIOR TO COMMENCEMENT OF WORK. 1.THESE NOTES SUPPLEMENT THE CIVIL ENGINEERING DOCUMENT SET. NOTIFY THE LANDSCAPE ARCHITECT AND CIVIL ENGINEER OF ANY DISCREPANCIES. 2.LIMITS OF DISTURBANCE SHOWN ON PLANS AND CROSS-SECTIONS SHALL BE CLEARLY MARKED AND DESIGNATED ON-SITE PRIOR TO ANY EARTHWORK. 3.THE PROJECT LIMIT OF CONSTRUCTION AND ALL EXISTING VEGETATION TO REMAIN IS TO BE CLEARLY DEFINED BY STURDY, WEATHERPROOF FENCING AT A MINIMUM OF FOUR (4) FOOT HEIGHT. 4.EXISTING TREES TO BE PRESERVED SHALL BEAR SAME RELATIONSHIP TO FINISHED GRADE AS THEY BEAR TO PRE-CONSTRUCTION GRADE. 5.EXISTING TREES & VEGETATION TO BE PRESERVED SHALL BE PROTECTED WITH STURDY, WEATHERPROOF FENCING AT A MINIMUM FOUR (4) FOOT HEIGHT INSTALLED NO CLOSER TO THE TREE TRUNK THAN ITS DRIPLINE. THIS FENCE SHALL BE MAINTAINED IN WORKING ORDER DURING ALL PHASES OF CONSTRUCTION. MAINTAIN TREE PROTECTION ZONES FREE OF WEEDS AND TRASH. 6.NO WORK SHALL BE CONDUCTED WITHIN THE DRIPLINE, UNLESS REVIEWED AND APPROVED BY THE LANDSCAPE ARCHITECT. ALL WORK APPROVED WITHIN THE DRIPLINE SHALL BE COMPLETED BY HAND. PROTECT ROOT SYSTEMS FROM PONDING, EROSION OR EXCESSIVE WETTING. 7.SOIL ANALYSIS MUST BE PERFORMED BY A QUALIFIED SOIL-TESTING LABORATORY ON IMPORTED OR MANUFACTURED TOPSOIL. A WRITTEN ANALYSIS MUST BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW PRIOR TO INSTALLATION. THIS REPORT MUST STATE PERCENTAGES OF ORGANIC MATTER; GRADATION OF SAND, SILT, AND CLAY CONTENT; CATION EXCHANGE CAPACITY; NATURE OF DELETERIOUS MATERIAL; PH; AND MINERAL AND PLANT NUTRIENT CONTENT OF THE SOIL. 8.IMPORTED TOPSOIL IS TO BE OBTAINED FROM NATURALLY WELL-DRAINED CONSTRUCTION OR MINING SITES WHERE TOPSOIL OCCURS AT LEAST 4 INCHES DEEP. DO NOT OBTAIN FROM AGRICULTURAL LAND, BOGS OR MARSHES. 9.PROPOSED ELEVATIONS INDICATED ON DRAWINGS ARE FINISHED GRADE ELEVATIONS. THE CONTRACTOR SHALL DIRECT ROUGH GRADE WORK TO ALLOW FOR SUFFICIENT TOPSOIL AND OTHER FINISHED CONDITIONS AS DESCRIBED IN THE CONTRACT DOCUMENTS. 10.ALL FINISHED GRADES SHALL MEET AND BLEND SMOOTHLY WITH EXISTING GRADES AT THE PROJECT LIMIT. 11.ALL FINISHED GRADES SHALL BE WITHOUT LOW SPOTS OR POCKETS. THE CONTRACTOR SHALL SET FLOW LINES ACCURATELY AND PROVIDE A MINIMUM OF TWO (2) PERCENT OR MAXIMUM OF FIFTY (50) PERCENT, UNLESS OTHERWISE NOTED. 12.ALL FINISHED GRADES SHALL PRESENT SMOOTH TRANSITIONS BETWEEN TOES AND TOPS OF SLOPES. 13.THE MAXIMUM SLOPE OF SOD TO BE 33% IN AREAS DESIGNATED AS " LAWN," UNLESS OTHERWISE NOTED. 14.ALL MANHOLES, VALVE BOXES, UTILITY BOXES AND PEDESTALS, AND OTHER APPURTENANCES SHALL BE ADJUSTED TO FINISH GRADE IN ACCORDANCE WITH THE LOCAL, STATE AND FEDERAL JURISDICTIONS AND GOVERNING BODIES/AGENCIES OR UTILITY RULES AND REGULATIONS, UNLESS OTHERWISE NOTED. 15.DEFINITION OF COMPACTION: PROCTOR DRY DENSITY. 16.SOIL COMPACTION BENEATH PAVEMENTS, STEPS, WALLS AND LIGHT FOUNDATIONS SHALL BE 95% PROCTOR DENSITY MINIMUM, UNLESS OTHERWISE SPECIFIED. 17.GRADING AND EXCAVATION WORK SHALL BE COMPLETED DURING DRY AND NON-FREEZING WEATHER CONDITIONS. 18.THE CONTRACTOR SHALL REMOVE AND STOCKPILE TOPSOIL FOR REUSE ON-SITE. SOIL SHALL BE SCREENED TO REMOVE ROCKS AND BOULDERS. 19.THE CONTRACTOR SHALL REUSE ANY STRUCTURAL SOIL FOUND ON SITE. 20.THE CONTRACTOR SHALL PROVIDE POSITIVE DRAINAGE AWAY FROM ALL STRUCTURES. 21.THE GENERAL CONTRACTOR SHALL INSTALL AND MAINTAIN TEMPORARY DRAINAGE DEVICES DURING CONSTRUCTION. 22.THE CONTRACTOR SHALL VERIFY ALL CONTROL POINTS, FINISH FLOOR ELEVATIONS AND PROPOSED SPOT ELEVATIONS WITH THE LANDSCAPE ARCHITECT PRIOR TO FORMWORK INSTALLATION. STORAGE AND DISPOSAL 1.VEHICLES, EQUIPMENT, AND/OR MATERIALS SHALL NOT BE PARKED OR STORED IN AREAS OF EXISTING VEGETATION, INCLUDING WITHIN THE DRIPLINE OF EXISTING TREES TO REMAIN. 2.LANDSCAPE MATERIALS TO BE STORED UNDER SECURED TARPS OR SHEETING TO PROTECT AGAINST WIND, RAIN AND SNOW DAMAGE. 3.CONSTRUCTION WASTE, INCLUDING BUT NOT LIMITED TO PLANT MATERIAL, BUILDING MATERIALS, DEMOLISHED MATERIALS, PACKAGING, LEFTOVER PAINT AND CONCRETE SLURRY, SHOULD BE PROPERLY REUSED, RECYCLED, DISPOSED OF LEGALLY OFF-SITE OR IN DESIGNATED WASH-OUT AREAS DETERMINED BY THE GENERAL CONTRACTOR. 4.RECYCLING AND TRASH BINS TO BE PROVIDED ON SITE. SEPARATE BINS FOR CARDBOARD, CO-MINGLED, AND OTHER RECYCLABLE/REUSABLE MATERIALS IDENTIFIED BY THE LOCAL JURISDICTION SHALL BE MAINTAINED. ALL BINS TO BE WILDLIFE-PROOF. 5.ON-SITE FUEL STORAGE FOR CONSTRUCTION EQUIPMENT IS DISCOURAGED. CONSTRUCTION EQUIPMENT USED ON SITE TO BE CHECKED REGULARLY TO ASSURE CONTAMINATION CONCERNS FROM OILS AND GREASES ARE ELIMINATED. NO TOXIC MATERIALS SHALL BE STORED ON-SITE. 1.LAY OUT AND VERIFY DIMENSIONS PRIOR TO CONSTRUCTION. NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES. THE LANDSCAPE ARCHITECT IS TO REVIEW AND APPROVE ALL LAYOUTS CONTAINED IN THE CONTRACT DOCUMENTS PRIOR TO CONSTRUCTION. 2.WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. DO NOT SCALE DIMENSIONS FROM REDUCED DRAWINGS. 3.DIMENSIONS REFERRED TO AS "EQUAL" INDICATE SPACING WHICH IS EQUIDISTANT MEASURED TO THE CENTERLINES. 4.MEASUREMENTS ARE TO THE FINISHED FACE OF BUILDINGS, WALLS OR OTHER FIXED SITE IMPROVEMENTS. DIMENSIONS TO CENTERLINES ARE IDENTIFIED AS SUCH. 5.INSTALL INTERSECTING ELEMENTS AT 90-DEGREE ANGLES, UNLESS OTHERWISE INDICATED. MAINTAIN HORIZONTAL ALIGNMENT OF ADJACENT ELEMENTS AS INDICATED IN THE CONTRACT DOCUMENTS. 6.THE CONTRACTOR SHALL PROVIDE A FULL-SCALE MOCKUP OF ALL PAVING SYSTEMS AND RECEIVE APPROVAL FROM THE LANDSCAPE ARCHITECT BEFORE BEGINNING CONSTRUCTION. 7.EXPANSION JOINTS SHALL BE PROVIDED WHERE FLATWORK MEETS VERTICAL STRUCTURES, SUCH AS WALLS, CURBS, STEPS, AND OTHER HARDSCAPE ELEMENTS. EXPANSION JOINTS SHALL ALSO BE PROVIDED AT MATERIAL CHANGES. EXPANSION JOINT MATERIALS/METHODS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 8.CONTROL JOINTS SHOULD BE SPACED NO GREATER THAN TEN (10) LINEAR FEET MAXIMUM, UNLESS OTHERWISE SPECIFIED. EXPANSION JOINTS SHOULD BE SPACED NO GREATER THAN FORTY (40) LINEAR FEET MAXIMUM, UNLESS OTHERWISE SPECIFIED. THE CONTRACTOR SHALL ADVISE ON OTHER JOINTS AS NEEDED TO MINIMIZE CRACKING. THIS INFORMATION SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 9.ALL STEPS SHALL HAVE FOURTEEN (14) INCH TREADS AND SIX (6) INCH RISERS, UNLESS OTHERWISE SPECIFIED. 10.HOLD TOP OF WALLS & FENCES AND ALL SITE FURNISHINGS LEVEL UNLESS OTHERWISE SPECIFIED. 11.THE CONTRACTOR SHALL NOT INSTALL WORK LOCATED ON TOP OF ARCHITECTURAL STRUCTURES WITHOUT FIRST REVIEWING ARCHITECTURAL DRAWINGS. 12.SAMPLES OF SPECIFIED MATERIALS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO PROCUREMENT. 1.THESE NOTES SUPPLEMENT THE CIVIL ENGINEERING DOCUMENT SET. NOTIFY THE LANDSCAPE ARCHITECT AND CIVIL ENGINEER OF ANY DISCREPANCIES. 2.PRIOR TO BEGINNING ANY DISTURBANCE, THE CONTRACTOR SHALL INSTALL AND MAINTAIN ALL SESC MEASURES AS SHOWN ON THE CONTRACT DOCUMENTS AND AS REQUIRED BY ANY GOVERNING AGENCIES. 3.ALL SESC MEASURES TO BE MAINTAINED DAILY. 4.THE CONTRACTOR SHALL PREVENT SOIL LOSS TO WIND AND WATER EROSION. 5.THE CONTRACTOR IS TO CONDUCT ALL EXCAVATION, FILLING, GRADING, AND CLEANUP OPERATIONS IN A MANNER SUCH THAT SEDIMENT GENERATED BY WIND OR WATER IS NOT DISCHARGED INTO ANY STORM SEWER, DRAINAGE DITCH, RIVER, LAKE, AIR OR UNDERGROUND UTILITY SYSTEM. 6.WATER FROM TRENCHES AND OTHER EXCAVATION TO BE PUMPED INTO A FILTRATION BAG TO REMOVE SEDIMENTS FROM THE WATER. 7.NORTH AMERICAN GREEN SC-150 OR EQUIVALENT EROSION CONTROL FABRIC IS REQUIRED ON ALL DISTURBED SLOPES GREATER THAN 33% UNTIL PROJECT AREA IS REVEGETATED PER THE PLANTING PLAN. 8.CONTRACTOR TO PROVIDE ONSITE WATERING TO REDUCE FUGITIVE DUST LEAVING THE SITE DURING CONSTRUCTION. 9.SOIL EROSION CONTROL MEASURES TO BE PROVIDED FOR ALL EXISTING AND PROPOSED DRAINAGE STRUCTURES WITHIN THE PROJECT LIMITS. 10.CONSTRUCTION STAGING AND PHASING SHALL OCCUR, WHERE APPLICABLE, TO MINIMIZE SOIL DISTURBANCE TIME, THEREBY REDUCING THE OPPORTUNITY FOR SOIL EROSION. 11.BEST MANAGEMENT PRACTICES (BMPs) SHALL BE ADJUSTED AS NEEDED TO MEET ANY OTHER UNFORESEEN CONDITIONS. 12.THE GENERAL CONTRACTOR MUST INSTALL A MUD TRACKING PAD/WASHING PAD AT THE CONSTRUCTION ENTRANCES TO MINIMIZE MUD DETACHMENT FROM TRUCK TIRES. 1-1/2 INCH SCREENED ROCK TO BE PLACED ON MIRAFI 140-N FILTER FABRIC. ADDITIONAL CLEAN GRAVEL TO BE ADDED THROUGHOUT THE DURATION OF CONSTRUCTION AS NEEDED. 13.THE CONTRACTOR SHALL ABIDE BY CONSTRUCTION MANAGEMENT PLAN REQUIREMENTS SET FORTH BY LOCAL, STATE AND FEDERAL JURISDICTIONS AND OTHER GOVERNING BODIES/AGENCIES. 14.IF SITE WORK IS DELAYED DUE TO ANY CIRCUMSTANCE; THE CONTRACTOR SHALL PROTECT PREPARED PLANT BEDS FROM EROSION.bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499 l f 970 429 9499www.bluegreenaspen.com135 e cooper ave l aspen, colorado135 e cooperdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 133 L002 notes 02/25/2019 HPC submittal 04/26/2019 HPC submittal SEEDING/ FERTILIZER/ SOIL CONDITIONER/ SODDING PLANTING AND TRANSPLANTING 1.PLANT MATERIAL IS TO BE HEALTHY SPECIMENS FREE FROM DISEASE OR DAMAGE, AND IS TO BE MAINTAINED IN EXCELLENT CONDITION WHILE ON THE JOBSITE. THE LANDSCAPE ARCHITECT SHALL INSPECT PLANT MATERIAL UPON ARRIVAL TO JOBSITE AND WILL REJECT PLANT MATERIAL THAT DOES NOT MEET THE STANDARDS DESCRIBED WITHIN THE CONTRACT DOCUMENTS. 2.LANDSCAPE MATERIALS TO BE STORED UNDER SECURED TARPS OR SHEETING TO PROTECT AGAINST WIND, RAIN AND SNOW DAMAGE. 3.STOCKPILED PLANT MATERIAL TO BE PLACED IN THE SHADE AND PROPERLY HAND-WATERED UNTIL PLANTED. 4.THE LANDSCAPE ARCHITECT WILL PERIODICALLY INSPECT PLANT MATERIAL STOCKPILED AND/OR PLANTED ON SITE DURING THE COURSE OF CONSTRUCTION. PLANT MATERIAL NOT MEETING THE STANDARDS CONTAINED WITHIN THE CONTRACT DOCUMENTS SHALL BE REPLACED AT NO COST TO THE OWNER. 5.PROVIDE MATCHING SIZES AND FORMS FOR EACH PLANT OF THE SAME SPECIES UNLESS OTHERWISE INDICATED. 6.THE CONTRACTOR IS TO VERIFY ALL QUANTITIES. IN CASE OF DISCREPANCIES, GRAPHICALLY SHOWN QUANTITIES SHALL TAKE PRECEDENCE. 7.ALL MATERIALS USED SHALL CONFORM TO THE GUIDELINES ESTABLISHED BY THE CURRENT AMERICAN STANDARDS FOR NURSERY STOCK, PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN. 8.ALL TREES MUST BE SOURCED FROM A REGION COMPARABLE IN CLIMATE TO THE HIGH ROCKIES (I.E. WY,ID, CO, UT, MT) 9.TREES TO BE HEALTHY, FREE OF DISEASE AND PESTS, AND SINGLE-STEMMED UNLESS OTHERWISE NOTED. 10.ALL PLANT MATERIAL SHALL BE INSTALLED PLUMB AND PER THE SPECIFICATIONS CONTAINED WITHIN THE CONTRACT DOCUMENTS. ANY NECESSARY STAKING AND/OR OTHER SUPPORTS MATERIALS/METHODS SHALL BE SUBMITTED TO THE LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 11.THE CONTRACTOR SHALL PRUNE EXISTING AND/OR NEW TREES ONLY PER LANDSCAPE ARCHITECT DIRECTION. 12.THE CONTRACTOR SHALL STAKE THE LOCATIONS OF ALL TREES AND B&B SHRUBS FOR LANDSCAPE ARCHITECT REVIEW AND APPROVAL PRIOR TO INSTALLATION. 13.ALL ROOT-WRAPPING MATERIALS THAT ARE NOT BIO-DEGRADABLE SHALL BE REMOVED FROM THE ROOT BALL. ROOT BALLS SHALL BE FREE OF WEEDS. 14.SPECIFIED PLANT MATERIAL SIZES SHALL BE CONSIDERED MINIMUM SIZES. 15.FINISH GRADE OF PLANTING BEDS SHALL BE ONE (1) INCH BELOW ADJACENT FLATWORK UNLESS SPECIFIED OTHERWISE. 16.ALL VEGETATION PROPOSED FOR INSTALLATION OUTSIDE THE BUILDING ENVELOPE TO BE NATIVE UNLESS OTHERWISE NOTED. PLANTING PROPOSED TO OCCUR OUTSIDE THE BUILDING ENVELOPE IS FOR RESTORATION PURPOSES ONLY OR IS SPECIFIC TO UTILITIES RESTORATION. 17.SIX (6) INCH TOPSOIL SHALL BE PROVIDED FOR ALL LAWN, TURF, AND NATIVE PLANTING ZONES. EIGHTEEN (18) INCH PLANT MIX SHALL BE PROVIDED FOR ALL PERENNIAL PLANTING BEDS UNLESS OTHERWISE NOTED. 1.ALL NEWLY REGRADED OR OTHERWISE DISTURBED SLOPES ARE TO BE REVEGETATED. 2.MINIMUM SIX (6) INCHES OF TOPSOIL TO BE PLACED IN AREAS TO RECEIVE SEED, TURF AND NATIVE PLANTING. TOPSOIL TO BE GOOD CLEAN ORGANIC SOIL (FREE OF WEEDS AND ROCKS). 3.SEED MIXTURES AND FERTILIZER SHALL BE APPLIED PER THE REQUIREMENTS OF THE GOVERNING JURISDICTIONS, UNLESS OTHERWISE NOTED. 4.ALL SEED MUST BE CERTIFIED WEED FREE. NO SEED CAN CONTAIN ANY SPECIES ON THE CITY, COUNTY OR STATE NOXIOUS WEED LISTS. SEED MIX SUPPLY SHALL HAVE THE CERTIFIED SEED (BLUE TAG) OR SOURCE IDENTIFIED SEED (YELLOW TAG) ATTACHED. ONLY SEED WITH A COMPLETE ANALYSIS LABEL ON THE BAG AND A CURRENT GERMINATION TEST CONDUCTED BY AN ACCREDITED LABORATORY WILL BE ACCEPTED. 5.SEEDING SHALL OCCUR IN THE EARLY SPRING AND LATE FALL. SEEDING SHALL NOT BE PERFORMED WHEN THE GROUND IS FROZEN. FOR WARM SEASON SPECIES, SEEDING IN LATE SPRING OR EARLY SUMMER IS MORE LIKELY TO ACCOMPANY TEMPERATURES WARM ENOUGH TO SUPPORT GERMINATION. SEED THE SITE AS SOON AS FINAL GRADING AND TOPSOIL PLACEMENT HAVE OCCURRED TO MINIMIZE EROSION AND WEED ESTABLISHMENT ON THE PROJECT. DURING PERIODS OF TIME WHEN SEEDING CANNOT BE ACCOMPLISHED, SOILS SHALL NOT REMAIN UNPROTECTED. 6.UNLESS OTHERWISE NOTED, HAND BROADCAST OF SEED SHALL BE USED ON ALL SLOPES, INCLUDING THOSE THAT ARE STEEP (GREATER THAN 33%), EXTREMELY ROCKY, REMOTE OR INACCESSIBLE. SEED RATE WILL VARY PER SEED MIXTURE SPECIFIED. BROADCAST SEEDING REQUIRES DOUBLE OR TRIPLE THE SEEDING RATE OF DRILL SEEDING, AND CALIBRATION OF SEEDING RATES IS LESS PRECISE THAN WITH DRILL SEEDING. SOILS TO BE RAKED OR HARROWED TO ELIMINATE CRUSTING BEFORE ACCEPTING BROADCAST SEED. CARE SHALL BE TAKEN TO ENSURE UNIFORM COVERAGE (EVEN SEED APPLICATION RATES) OVER THE AREA. SEEDING SHALL NOT OCCUR DURING WINDY WEATHER. 7.HAND RAKE SEED INTO TOPSOIL NO MORE THAN 3/4 INCH DEEP TO COVER. SOIL / SEED CONTACT IS CRITICAL FOR GROWTH. 8.DRILL SEEDING, WHEN INDICATED IN THE CONTRACT DOCUMENTS, MAY OCCUR ON SLOPES OF 33% OR FLATTER BUT NOT IN AREAS OF EXTREMELY ROCKY SOILS. SEED TO A DEPTH OF 1/4 TO 1/2 INCH. DRILL TUBE SPACING SHOULD BE SIX (6) TO SEVEN (7) INCHES. SEEDING SHOULD BE CONDUCTED ALONG THE CONTOUR OF THE SLOPE TO AVOID EROSION FROM WATER FLOWING DOWN DRILL FURROWS. SEEDING RATE INDICATED IN THE DRAWINGS IS CONSIDERED A MINIMUM RATE. 9.HYDROSEEDING, WHEN INDICATED IN THE CONTRACT DOCUMENTS, SHALL BE SPRAYED ON A ROUGHENED SLOPE USING A HYDROSEEDING MACHINE AND SHALL BE USED TO REACH AREAS THAT ARE INACCESSIBLE BY BROADCAST METHODS. USE SHALL BE LIMITED TO STEEP (GREATER THAN 33%), INACCESSIBLE SLOPES IN AREAS WITH ADEQUATE AND DEPENDABLE MOISTURE DURING THE GROWING SEASON. HYDROMULCHING MUST OCCUR AS A SEPARATE PROCESS AFTER HYDROSEEDING. DO NOT MIX SEED AND MULCH TOGETHER IN ONE WATER APPLICATION PROCESS AS THIS WILL PREVENT SEEDS FROM COMING INTO CONTACT WITH THE SOIL. 10.SEEDED AREAS SHALL BE MAINTAINED FREE OF WEEDS TO ALLOW THE DESIRED VEGETATION TO THRIVE WITHOUT THE CROWDING TENDENCIES OF AGGRESSIVE WEEDS. 11.ALL PLANT MATERIAL SHOULD RECEIVE AN ORGANIC FERTILIZER IN LIMITED APPLICATION FOLLOWING INSTALLATION. TYPE AND APPLICATION RATE AND METHOD OF APPLICATION TO BE SPECIFIED BY THE CONTRACTOR AND APPROVED BY THE LANDSCAPE ARCHITECT. 12.EXCESS FERTILIZER SHALL BE DISPOSED OF PROPERLY OFF-SITE. IT SHALL NOT BE DISPOSED OF IN STORM DRAINS AND/OR DRYWELLS. SOIL AMENDMENT CRITERIA AND PREPARATION IRRIGATION 1.TOPSOIL OF GRASSES (INCLUDING TURF), SHRUBS, PERENNIALS, AND ANNUALS SHALL BE A SANDY LOAM TO A DEPTH OF AT LEAST 6 INCHES (6") CONTAINING AT LEAST 5 PERCENT (5%) ORGANIC MATTER BY VOLUME. TOPSOIL TO BE GOOD CLEAN ORGANIC SOIL (FREE OF WEEDS AND ROCKS). 2.TREE SOIL SHOULD HAVE A MINIMUM DEPTH OF 3 FEET (3'). BOTH TOPSOIL AND SUBSOIL LAYERS SHALL BE SANDY LOAM. THE TOP SOIL SHALL BE AT LEAST 6 INCHES (6") AND HAVE 5 PERCENT (5%) ORGANIC MATTER BY WEIGHT AND SUBSOIL SHALL HAVE AT LEAST ONE TO THREE PERCENT (1 - 3%) ORGANIC MATTER BY WEIGHT. 3.A MINIMUM OF FOUR (4) CUBIC YARDS OF ORGANIC MATTER SOIL AMENDMENT PER ONE‐THOUSAND SQUARE FEET OF LANDSCAPED AREA SHALL BE REQUIRED AS NECESSARY TO MEET THE 5 PERCENT (5%) ORGANIC MATTER SPECIFICATION. 4.SOIL AMENDMENT ORGANIC MATTER SHALL CONSIST OF EITHER CLASS I AND CLASS II COMPOST. 5.AMENDMENT SHALL BE TILLED TO A MINIMUM DEPTH OF SIX INCHES (6"). 6.SITE SHALL BE GRADED TO WITHIN TWO‐TENTHS OF A FOOT (2/10TH') OF THE GRADING PLAN. 7.SITE SHALL BE FREE OF ROCKS AND DEBRIS OVER ONE INCH (1") DIAMETER IN SIZE. ROCKS AND DEBRIS 0.5 INCH (0.5") TO ONE INCH (1") SHALL NOT EXCEED 5 PERCENT (5%) BY VOLUME AND GRAVEL 0.6 INCH (0.6") TO 1.25 INCHES (1.25") SHALL NOT EXCEED 5 PERCENT (5%) BY VOLUME. PARTICLES SUCH AS CONCRETE, BRICK, GLASS, METAL, WOOD OR PLASTIC GREATER THAN ONE INCH (1") SHALL NOT BE ALLOWED. THE TOTAL VOLUME OF THESE MATERIALS SMALLER THAN ONE INCH (1") SHALL NOT EXCEED 5 PERCENT (5%). 8.SITE SHALL BE FREE OF DIRT CLODS OVER THREE‐QUARTER INCH (3/4") DIAMETER IN SIZE. DRYLAND SEED AREAS MAY CONTAIN DIRT CLODS UP TO TWO INCH (2") DIAMETER IN SIZE. 9.STOCKPILING - STRIPPING AND STOCKPILING OF INDIGENOUS SOIL (TOPSOIL) SHALL BE REQUIRED DURING CONSTRUCTION (EXCEPT AS WAIVED BY THE CITY OF ASPEN). THE REPLACEMENT OF THIS SOIL, PLUS ADDITIONAL SOIL AMENDMENTS, ARE CRITICAL TO SUCCESSFUL PLANT MATERIAL ESTABLISHMENT, ONGOING HEALTH, AND EFFICIENT USE OF WATER THROUGH THE LIFE OF THE PROJECT. 10.THE SOIL SHALL HAVE NO HERBICIDES, HEAVY METALS, BIOLOGICAL TOXINS OR HYDROCARBONS THAT IMPACT PLANT GROWTH OR EXCEED THE EPA'S STANDARDS FOR SOIL CONTAMINANT. 1.REFERENCE IRRIGATION SHEETS IR100 - IR103 FOR IRRIGATION PLAN AND DETAILS. SUPPLEMENTAL INFORMATION IS INCLUDED IN NOTES BELOW. 2.ALL NEW TREES AND SHRUBS TO RECEIVE DRIP-TYPE IRRIGATION. 3.ALL REVEGETATED AREAS TO RECEIVE SPRAY-TYPE IRRIGATION FOR FIRST TWO GROWING SEASONS MINIMUM. 4.ALL PERENNIAL BEDS TO RECEIVE SPRAY-TYPE IRRIGATION. 5.ALL SPRAY-TYPE IRRIGATION TO BE DIRECTED AWAY FROM STRUCTURES. 6.INSTALL SPRAY HEADS ALONG SIDEWALKS ON POP-UP RISERS. 7.LOCATE HEADS SO THEY ARE PROTECTED FROM TRAVEL AND DO NOT CAUSE WATER TO FALL ON PAVERS, MASONRY OR OTHER ARCHITECTURAL SURFACES. 8.ADJUST HEAD LOCATION IF SPRAY IS DETRIMENTAL TO OR BLOCKED BY TREE, SHRUB OR STRUCTURE, MAINTAINING EVEN COVERAGE OF PLANTING AREAS. 9.THE GENERAL CONTRACTOR IS TO COORDINATE SIZE AND LOCATION OF SLAB PENETRATIONS FOR IRRIGATION EQUIPMENT WITH THE MECHANICAL CONTRACTORS. 10.INSTALL MAIN LINES TO SLOPE AT 1% MINIMUM TO MANUAL DRAIN VALVES LOCATED AT LOW POINTS OF THE MAIN SYSTEM. 11.INSTALL 3/4 INCH POLYETHYLENE LATERAL LINES TO SLOPE AT 1% MINIMUM TO AUTOMATIC DRAIN VALVES LOCATED AT LOW POINTS OF LATERAL SYSTEMS. 12.TRENCHES TO BE OF SUFFICIENT DEPTH TO PROVIDE 18 INCHES OF COVER OVER LATERAL LINES. SLEEVED LINES SHALL HAVE A MINIMUM COVER OF 24 INCHES. TRENCHES ARE TO BE BACKFILLED WITH MATERIAL FREE OF ROCKS GREATER THAN 3/4 INCH IN DIAMETER. 13.INSTALL BACKFLOW PREVENTER(S) IN COORDINATION WITH THE GENERAL CONTRACTOR. BACKFLOW PREVENTERS SHALL BE INSTALLED PLUMB AND SQUARE WITH ADJACENT PAVEMENT EDGES OR STRUCTURES. COLOR, BLACK. 14.CONTROL VALVE BOX AND HEAD BOX LOCATIONS TO BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. COLOR, BLACK. 15.THE FINAL LOCATION AND EXACT POSITIONING OF THE CONTROL STATION SHALL BE APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE OR GENERAL CONTRACTOR PRIOR TO INSTALLATION. 16.VALVE BOXES SHALL BE INSTALLED FLUSH WITH FINISH GRADE. ALIGN VALVE BOXES WITH ADJACENT PAVEMENT EDGES OR STRUCTURES. VALVE BOXES TO BE PLACED A MINIMUM OF 12 INCHES FROM AND PARALLEL TO CURBS AND WALKS. GROUPED VALVES TO BE EQUALLY SPACED AND PARALLEL. CONCEAL ALL BOXES IN PLANTING BEDS WHERE POSSIBLE AND COVER WITH MULCH. VALVE BOXES SHALL BE INTEGRAL PLASTIC WITH BOLT DOWN LID; COLOR, BLACK. 17.CONTRACTOR TO MAINTAIN A SET OF "AS-BUILT" DRAWINGS THROUGHOUT THE COURSE OF CONSTRUCTION AND DELIVER THESE DRAWINGS TO THE OWNER'S REPRESENTATIVE AND LANDSCAPE ARCHITECT UPON COMPLETION OF WORK. 18.EXCAVATIONS TO BE BACKFILLED TO PROCTOR DRY DENSITY, MINIMUM. THE CONTRACTOR SHALL REPAIR SETTLED TRENCHES FOR ONE YEAR AFTER COMPLETION OF WORK. THE CONTRACTOR SHALL WARRANT THAT THE SYSTEM WILL REMAIN FREE FROM DEFECTS IN MATERIAL AND WORKMANSHIP FOR A PERIOD OF ONE YEAR AFTER COMPLETION OF WORK. 19.EXERCISE EXTREME CARE IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES AND IN EXISTING TREE ROOT ZONES. THE CONTRACTOR MUST VERIFY THE LOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE TO UTILITIES. DAMAGE CAUSED BY OR DURING THE PERFORMANCE OF WORK IS TO BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. FIELD ADJUST SPRINKLER LOCATIONS SO AS TO AVOID CONFLICTS WITH UTILITIES (FIRE HYDRANTS, TRANSFORMERS, ETC). 20.FLUSH AND ADJUST SPRINKLER HEADS FOR OPTIMUM PERFORMANCE. THIS SHALL INCLUDE THROTTLING THE FLOW CONTROL AT EACH VALVE TO OBTAIN THE OPTIMUM OPERATING PRESSURE FOR EACH SYSTEM. 21.IRRIGATION SYSTEM ARE TO BE COMPLETELY DRAINED ANNUALLY TO PROTECT PIPES FROM BURSTING PRIOR TO FREEZING TEMPERATURES. 22.PROVIDE CONDUIT/SLEEVES AS REQUIRED FOR IRRIGATION LINES THROUGH PAVEMENT AND OTHER HARDSCAPE ELEMENTS. COORDINATE INSTALLATION OF WORK TO ENSURE ALL ISOLATED PLANTING AREAS RECEIVE ACCESS TO THE IRRIGATION SYSTEM. MULCHING 1.MULCH OR PLANTING BED DRESSING SHALL BE PLACED IN ALL PLANTING AREAS AS SPECIFIED. MULCH OR PLANTING BED DRESSING SHALL NOT BE PLACED WITHIN SIX (6) INCHES OF TREE TRUNKS. MULCHING SHOULD BE REPEATED ANNUALLY DURING THE AUTUMN TO A THREE (3) INCH DEPTH. 2.THE SITE MUST BE MULCHED WITH WEED-FREE MULCH (HAY OR HYDROMULCH) AFTER SEEDING. 3.HYDROMULCH MUST BE APPLIED SEPARATELY FOLLOWING SEED APPLICATION. DO NOT OVERSPRAY AS THIS MAY RESULT IN EROSION. AN ORGANIC TACKIFIER SHALL BE ADDED TO THE SLURRY TO ENHANCE THE DURABILITY OF THE APPLIED MULCH COVER. APPLY AT A RATE OF 3,000 LBS PER ACRE (3360 KG/HA). ADD AN ORGANIC-BASED TACKIFIER AT THE RATE OF 150 LBS PER ACRE TO PREVENT EROSION. 4.HAY MULCH MUST BE WEED-FREE. HAY TO BE “CRIMPED” INTO THE SOIL SURFACE BY HAND ON STEEP SLOPES. ON FLAT SURFACES A MODIFIED DISC PLOW MAY BE UTILIZED TO DRIVE THE HAY STEMS INTO THE SOIL TO REDUCE SURFACE WIND SPEEDS AND SOIL DESICCATION. APPLY AT THE RATE OF 3,000 TO 4,000 LBS PER ACRE (3360-4480 KG/HA). ADD AN ORGANIC-BASED TACKIFIER AT THE RATE OF 150 LBS PER ACRE TO PREVENT EROSION. 5.FINE GRADE MULCH WITH INTEGRATED SOIL CONDITIONER SHALL BE USED IN AREAS PROXIMATE TO ARCHITECTURAL STRUCTURES TO RETURN NUTRIENTS TO THE SOIL, REDUCE MAINTENANCE AND MINIMIZE EVAPORATION. MINI-NUGGET TYPE DECORATIVE BARK MULCH MAY BE USED IN CONJUNCTION WITH SOIL CONDITIONER WHEN SPECIFIED IN THE CONTRACT DOCUMENTS. MAXIMUM MINIMUM MISCELLANEOUS NOT IN CONTRACT NOMINAL NOT TO SCALE ON CENTER OPPOSITE POINT OF BEGINNING POINT OF CURVATURE PEDESTRIAN PERFORATED PROPERTY LINE POLYVINYL CHLORIDE PAVEMENT QUANTITY RADIUS REFERENCE REVISION, REVISED RIGHT OF WAY SQUARE FOOT (FEET) SIMILAR SPECIFICATIONS SQUARE STATION STANDARD TO BE DECIDED TOP OF CURB THICK TOPOGRAPHY TOP OF PAVEMENT/PAVER TOP OF RAMP TOP OF STEP TOP OF WALL TYPICAL VARIES VEHICULAR VERIFY IN FIELD WIDTH WITH WITHOUT WEIGHT YARD (YARDS) MAX MIN MISC NIC NOM NTS OC OPP POB POC PED PERF PL PVC PVMT QTY R RE REV ROW SF SIM SPECS SQ STA STD TBD TC THK TOPO TP TR TS TW TYP VAR VEH VIF W W/ W/O WT YD ARCHITECTURE AVERAGE BALLED AND BURLAPPED BOTTOM OF CURB BOTTOM OF WALL CALIPER CUBIC FOOT (FEET) CAST IN PLACE CONTROL JOINT CENTERLINE CONCRETE CONTINUOUS CUBIC DEGREE DEMOLISH, DEMOLITION DIAMETER DETAIL DRAWING EACH EXPANSION JOINT ELEVATION ENGINEER EQUAL EQUIPMENT EXISTING EXPOSED FINISH FLOOR ELEVATION FINISHED GRADE FINISH FLOW LINE FOOT (FEET) GAUGE GENERAL CONTRACTOR HIGH DENSITY POLYETHYLENE HORIZONTAL HIGH POINT HEIGHT INCH (INCHES) IRRIGATION JOINT LENGTH LOW POINT LIGHT ARCH AVG B&B BC BW CAL CF CIP CJ CL CONC CONT CU DEG DEMO DIA DTL DWG EA EJ EL ENG EQ EQUIP EXIST EXP FFE FG FIN FL FT GA GC HDPE HORIZ HP HT (H) IN IRR JT L LP LT SITEWORK ABBREVIATIONS bluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499 l f 970 429 9499www.bluegreenaspen.com135 e cooper ave l aspen, colorado135 e cooperdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen 134 LEGEND WOODS ROSE SHRUBS POPULUS TREMULOIDESCOLUMNAR ASPEN EXISTING TREES BOTANICAL NAMECOMMON NAMESYMBOL ROSA WOODSII TREES SYRINGA VULGARISRELOCATED PURPLE LILAC PERENNIAL PLANTING AREA MASS PLANTING AREAS SOD LIGHT GREY LOCAL AGGREGATE GRAVEL EDGING ROOF DECK SHRUB 0 5 scale north L100 landscape plan 02/25/2019 HPC submittal 04/26/2019 HPC submittalbluegreen300 south spring street l suite 202 l aspen, colorado 81611 l t 970 429 7499 l f 970 429 9499www.bluegreenaspen.com135 e cooper ave l aspen, colorado135 e cooperdate l issue PRELIMINARY NOT FOR CONSTRUCTION © copyright bluegreen A S P E N S T R E E T C O O P E R A V E N U EROOF ABOVEBASEMENT BELOWBASEMENT BELOW ROOF ABOVE PROPERTY LINE PROPERTY LINEROOF ABOVE ROOF ABOVE ROOF ABOVEUPPER ROOF DECK RE ARCH 135 11AAEEFF3.13.14455CCGG2233BBUPUP11AADDEEFF3.13.14455CCGG2233BBA1THEATER ROOMBEDROOMBATHGAME ROOMMECH.BARLIVING ROOMBEDROOMLIVING SPACEBEDROOM10' - 0"5' - 10"20' - 11"5' - 6"9' - 1"5' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"BEDROOMGAME ROOMGYMLAUNDRYBATHBEDROOMLIVING ROOMBARBEDROOMBEDROOMMECH.5' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"10' - 0"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"11AADDEEFF3.13.14455CCGG2233BBA1A1LL8' - 2"14' - 6"27' - 0"3' - 6"LAUNDRYROOMBATH 01BATH 02BEDROOM02CLOSET 02BEDROOM01CLOSET 01SAUNASPA BATHMASSAGE2' - 0"GYMMEDIAROOMPOOL/SPAHHJJ21' - 7"6' - 4 1/2"2' - 0 1/8"17' - 11 5/8"5' - 5 3/4"7' - 4 1/8"2' - 7 7/8"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"5' - 2 1/4"4' - 7 3/8"3' - 8 3/4"20' - 5 1/8"2' - 7 1/2"IIKK2' - 0"13' - 10"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:27 PMHPC 03FLOOR PLANS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 031HPC EXISTING LOWER LEVEL PLANSCALE :1/8" = 1'-0"HPC 032HPC APPROVED LOWER LEVEL PLANSCALE :1/8" = 1'-0"HPC 033HPC PROPOSED LOWER LEVEL PLAN136 11AADDEEFF3.13.14455CCGG2233BBA1UPBBQ.UPUPUPUPUPDN11AAEEFF3.13.14455CCGG2233BBUPKITCHENLIVING ROOMDININGEXISTING LINKFAMILY ROOMNEW GARAGE5' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"10' - 0"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"EXISTING GARAGELIVING ROOMKITCHENFAMILY ROOMENTRYLINKLIGHTWELL5' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"10' - 0"5' - 10"20' - 11"5' - 6"9' - 1"11AADDEEFF3.13.14455CCGG2233BBA1A1LLSOUTH ASPEN STREETLIVINGENTRYKITCHENHALLDININGROOMGARAGEHHJJ21' - 7"6' - 4 1/2"2' - 0 1/8"17' - 11 5/8"5' - 5 3/4"7' - 4 1/8"2' - 7 7/8"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"5' - 2 1/4"4' - 7 3/8"3' - 8 3/4"20' - 5 1/8"2' - 7 1/2"WATER FEATURESTEP DNSTEP DNEGRESS WELLRAISED PLANTERGLASS FLOOR SYSTEM14' - 5"30' - 5"MUDROOMHISTORIC GUEST HOUSEUPSTEP DNIIKKSTEP DN*PLANTING DESIGN MAY BE REVISED WITH APPROVAL BY STAFF AND MONITOR 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:32 PMHPC 04FLOOR PLANS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 041HPC APPROVED MAIN LEVEL PLANSCALE :1/8" = 1'-0"HPC 042HPC EXISTING MAIN LEVEL PLANSCALE :1/8" = 1'-0"HPC 043HPC PROPOSED MAIN LEVEL PLAN137 DNDNUP11AAEEFF3.13.14455CCGG2233BB11AADDEEFF3.13.14455CCGG2233BBA15' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"10' - 0"5' - 10"20' - 11"5' - 6"9' - 1"10' - 0"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"5' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"11AADDEEFF3.13.14455CCGG2233BBA1LLMASTERBATHROOMBEDROOM 4BEDROOM 3BATH 3BATH 4CL. 3HALLDNDNNEW MASTER DECKSPA30" PLANTERHHJJ21' - 7"6' - 4 1/2"2' - 0 1/8"17' - 11 5/8"5' - 5 3/4"10' - 0 3/4"5' - 9 1/4"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"5' - 2 1/4"4' - 7 3/8"3' - 8 3/4"20' - 5 1/8"2' - 7 1/2"MSTR.SHWR.DNIIKK*PLANTING DESIGN MAY BE REVISED WITH APPROVAL BY STAFF AND MONITOR 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:37 PMHPC 05FLOOR PLANS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 051HPC EXISTING UPPER LEVEL PLANSCALE :1/8" = 1'-0"HPC 052HPC APPROVED UPPER LEVEL PLANSCALE :1/8" = 1'-0"HPC 053HPC PROPOSED UPPER LEVEL PLAN138 EXISTING ATTICROOF OUTLINE ABOVEDN11AAEEFF3.13.14455CCGG2233BB11AADDEEFF3.13.14455CCGG2233BBA15' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"10' - 0"5' - 10"20' - 11"5' - 6"9' - 1"VAULTED CEILINGVAULTED CEILING5' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"10' - 0"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"VAULTED CEILING11AADDEEFF3.13.14455CCGG2233BBA1A1LLROOF OUTLINE ABOVEFLAT CEILING ABOVE WINDOWSVAULTED CEILINGVAULTED CEILINGHHJJ21' - 7"6' - 4 1/2"2' - 0 1/8"17' - 11 5/8"5' - 5 3/4"7' - 4 1/8"2' - 7 7/8"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"5' - 2 1/4"4' - 7 3/8"3' - 8 3/4"20' - 5 1/8"2' - 7 1/2"IIKK*PLANTING DESIGN MAY BE REVISED WITH APPROVAL BY STAFF AND MONITOR 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:41 PMHPC 06FLOOR PLANS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 061HPC EXISTING ATTIC LEVEL PLANSCALE :1/8" = 1'-0"HPC 062HPC APPROVED ATTIC LEVEL PLANSCALE :1/8" = 1'-0"HPC 063HPC PROPOSED ATTIC LEVEL PLAN139 11AADDEEFF3.13.14455CCGG2233BBA111AADDEEFF3.13.14455CCGG2233BBA15' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"10' - 0"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"5' - 5 3/4"17' - 11 5/8"2' - 1 5/8"6' - 3"21' - 7"10' - 0"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"11AADDEEFF3.13.14455CCGG2233BBA1A1LLHHJJ21' - 7"6' - 4 1/2"2' - 0 1/8"17' - 11 5/8"5' - 5 3/4"7' - 4 1/8"2' - 7 7/8"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"5' - 2 1/4"4' - 7 3/8"3' - 8 3/4"20' - 5 1/8"2' - 7 1/2"IIKK*PLANTING DESIGN MAY BE REVISED WITH APPROVAL BY STAFF AND MONITOR 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:45 PMHPC 07FLOOR PLANS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 071HPC EXISTING ROOF LEVEL PLANSCALE :1/8" = 1'-0"HPC 072HPC APPROVED ROOF LEVEL PLANSCALE :1/8" = 1'-0"HPC 073HPC PROPOSED ROOF LEVEL PLAN140 13.1 4523MAIN LEVEL0"MAIN LEVEL0"UPPER LEVEL9' - 9 5/8"UPPER LEVEL9' - 9 5/8"ROOF PLATE HEIGHT15' - 9"ROOF PLATE HEIGHT15' - 9"13.1 4523MAIN LEVEL0"MAIN LEVEL0"UPPER LEVEL9' - 9 5/8"UPPER LEVEL9' - 9 5/8"ROOF PLATE HEIGHT15' - 9"ROOF PLATE HEIGHT15' - 9"MAIN LEVEL0"MAIN LEVEL0"13.14523UPPER LEVEL9' -9 5/8"UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"ROOF PLATE HEIGHT15' -9"NO CHANGES TO THE HISTORIC BUILDING FACADEREPLACE FLASHING AND GUTTERSEXISTING SIDING AND SHINGLESHORIZONTAL WOOD BOARD TO MATCH EXISTINGWOOD SHINGLE TO MATCH EXISTING22' - 3"25' HEIGHT RESTRICTION CALCULATED FROM MOST RESTRICTIVE GRADE-1' - 5"5' - 5 3/4"17' - 11 5/8"2' - 0 1/8"6' - 4 1/2"21' - 7"MAIN LEVEL0"13.123UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"8' - 7"7' - 6"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:50 PMHPC 13ELEVATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 131HPC EXISTING NORTH ELEVATIONSCALE :1/8" = 1'-0"HPC 132HPC APPROVED NORTH ELEVATIONSCALE :1/8" = 1'-0"HPC 133ELEVATION - HPC NORTH PROPOSED ENLARGEDSCALE :1/8" = 1'-0"HPC 134NORTH ELEVATION GUEST HOUSE141 13.14523MAIN LEVEL0"MAIN LEVEL0"UPPER LEVEL9' - 9 5/8"UPPER LEVEL9' - 9 5/8"ROOF PLATE HEIGHT15' - 9"ROOF PLATE HEIGHT15' - 9"13.14523MAIN LEVEL0"MAIN LEVEL0"UPPER LEVEL9' - 9 5/8"UPPER LEVEL9' - 9 5/8"ROOF PLATE HEIGHT15' - 9"ROOF PLATE HEIGHT15' - 9"MAIN LEVEL0"MAIN LEVEL0"13.14523UPPER LEVEL9' -9 5/8"UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"ROOF PLATE HEIGHT15' -9"NO CHANGES TO HISTORIC BUILDING ELEVATIONSNEW GARAGE LOCATION WITH DECK ABOVE23' - 5 1/4"1/3 POINT HEIGHT TO MOST RESTRICTIVE24' - 5 1/4"25' HEIGHT RESTRICTION CALCULATED FROM MOST RESTRICTIVE GRADEOPEN TO KITCHEN21' - 7"6' - 4 1/2"2' - 0 1/8"17' - 11 5/8"5' - 5 3/4"MAIN LEVEL0"13.123UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:05:55 PMHPC 14ELEVATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 141ELEVATION - HPC SOUTH PROPOSED ENLARGEDSCALE :1/8" = 1'-0"HPC 142HPC APPROVED SOUTH ELEVATIONSCALE :1/8" = 1'-0"HPC 143HPC EXISTING SOUTH ELEVATIONSCALE :1/8" = 1'-0"HPC 144SOUTH ELEVATION GUEST HOUSE142 ADE FCGBA1MAIN LEVEL0"MAIN LEVEL0"UPPER LEVEL9' - 9 5/8"UPPER LEVEL9' - 9 5/8"ROOF PLATE HEIGHT15' - 9"ROOF PLATE HEIGHT15' - 9"ADE FCGBA1MAIN LEVEL0"MAIN LEVEL0"UPPER LEVEL9' - 9 5/8"UPPER LEVEL9' - 9 5/8"ROOF PLATE HEIGHT15' - 9"ROOF PLATE HEIGHT15' - 9"MAIN LEVEL0"MAIN LEVEL0"ADEFCGUPPER LEVEL9' -9 5/8"UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"ROOF PLATE HEIGHT15' -9"BA1LNEW SHINGLE IF NEEDEDWALL TO BE RE-BUILT AS CLASS A FIRE RATED ASSEMBLY WITH DESGLASS SHEATHING, REMOVAL OF WINDOWS ON THIS FACADE, AND ADDITION OF SPRINKLERS ON INTERIOREAVE ON WEST FACADE TO BE RE-BUILT AS CLASS A ROOF ASSEMBLYNEW UPPER LEVEL DECKHJHORIZONTAL WOOD BOARD SIDING TO MATCH EXISTINGGLASS RAILING-1' - 5"1/3 POINT HEIGHT TO MOST RESTRICTIVE23' - 8"22' - 3"25' HEIGHT RESTRICTION CALCULATED FROM MOST RESTRICTIVE GRADEIK7' - 4 1/8"2' - 7 7/8"5' - 10"9' - 3"11' - 10 5/8"5' - 3 1/2"9' - 1"5' - 2 1/4"4' - 7 3/8"3' - 8 3/4"20' - 5 1/8"2' - 7 1/2"9' - 9 5/8"15' - 0 5/8"MAIN LEVEL0"UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"LJ_______HPC 2647' - 3"8' - 6"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:01 PMHPC 15ELEVATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 151HPC PROPOSED WEST ELEVATION ENLARGEDSCALE :1/8" = 1'-0"HPC 152HPC APPROVED WEST ELEVATIONSCALE :1/8" = 1'-0"HPC 153HPC EXISTING WEST ELEVATIONSCALE :1/8" = 1'-0"HPC 154WEST ELEVATION GUEST HOUSE143 ADEFCGB A1MAIN LEVEL0"MAIN LEVEL0"UPPER LEVEL9' - 9 5/8"UPPER LEVEL9' - 9 5/8"ROOF PLATE HEIGHT15' - 9"ROOF PLATE HEIGHT15' - 9"ADEFCGB A1MAIN LEVEL0"MAIN LEVEL0"UPPER LEVEL9' - 9 5/8"UPPER LEVEL9' - 9 5/8"ROOF PLATE HEIGHT15' - 9"ROOF PLATE HEIGHT15' - 9"MAIN LEVEL0"MAIN LEVEL0"ADEFCGUPPER LEVEL9' -9 5/8"UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"ROOF PLATE HEIGHT15' -9"BA1LHJROOF SHINGLE TO MATCH EXISTINGWOOD SIDING TO MATCH EXISTINGGUTTERS AND FLASHING TO BE UPDATED 21' - 5"-1' - 0"1/3 POINT HEIGHT TO MOST RESTRICTIVE22' - 5"25' HEIGHT RESTRICTION CALCULATED FROM MOST CONSTRICTIVE GRADEPROPOSED ORIGINAL IRON DETAIL TO RETURNNEW SHINGLE TO MATCH ORIGINAL COURSINGIK2' - 7 1/2"20' - 5 1/8"3' - 8 3/4"4' - 7 3/8"5' - 2 1/4"9' - 1"5' - 3 1/2"11' - 10 5/8"9' - 3"5' - 10"2' - 7 7/8"7' - 4 1/8"MAIN LEVEL0"UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"LI10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:06 PMHPC 16ELEVATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 161HPC- PROPOSED EAST ELEVATION ENLARGEDSCALE :1/8" = 1'-0"HPC 162HPC EXISTING EAST ELEVATIONSCALE :1/8" = 1'-0"HPC 163HPC APPROVED EAST ELEVATONSCALE :1/8" = 1'-0"HPC 164East Elevation Guest House144 EXISTING LOWER LEVEL-10' -6"EXISTING LOWER LEVEL-10' -6"MAIN LEVEL0"MAIN LEVEL0"ADEFCGUPPER LEVEL9' -9 5/8"UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"ROOF PLATE HEIGHT15' -9"BA1NEW BASEMENT LEVEL F.F.-15' -0 1/2"NEW BASEMENT LEVEL F.F.-15' -0 1/2"CRAWL SPACE-23' -9"CRAWL SPACE-23' -9"LHJ9' - 0"IKMAIN LEVEL0"MAIN LEVEL0"ADEFCGUPPER LEVEL9' -9 5/8"UPPER LEVEL9' -9 5/8"ROOF PLATE HEIGHT15' -9"ROOF PLATE HEIGHT15' -9"BA1NEW BASEMENT LEVEL F.F.-15' -0 1/2"NEW BASEMENT LEVEL F.F.-15' -0 1/2"LHJELIMINATE DORMER HEREIK10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:14 PMHPC16aSECTIONSTHROUGHCONNECTOR135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC16a1PROPOSED SECTION @ BRIDGE CONNECTORSCALE :1/8" = 1'-0"HPC16a2EAST THROUGH CONNECTOR145 DNUP11AADDEEFF3.13.14455CCGG2233BBA1HISTORIC: 721 SFADDITION: 871 SFLLHHJJIK11AADDEEFF3.13.14455CCGG2233BBA173 SF30 SF186 SFGARAGEHISTORIC 1044 SFADDITION:LLHHJJ149 SF426 SF745 SFIK10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:19 PMHPC16bAREA CALCS -HISTORIC VS.ADDITION135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerMEASURED FLOOR AREA ABOVE GRADEMAIN FLOORHISTORIC HOUSE: 1,171 SFADDITION: 1,193 SFUPPER FLOORHISTORIC HOUSE: 721 SFADDITION: 871 SFTOTAL SF OF HISTORIC: 1,892 SFTOTAL SF OF ADDITION: 2,064 SF2018.09.05 2 HPC REVIEW 146 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssueBIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:22 PMHPC16cRENDERS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerVIEW OF PROPOSED FROM ALLEYVIEW OF ALLEY EXISTINGVIEW OF ALLEY APPROVED147 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssueBIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:24 PMHPC16dRENDERS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerVIEW OF PROPOSED FROM ASPEN ST.SHED ROOF OPTION A.SHED ROOF OPTION B.148 UP1910 SF535 SF NO CHANGE TO EXISTINGABCHIJKLDFNPQRSTUEGOMAADDBBEECCFFGGHHABCWALL AREA = 142 SF9' - 0"21' - 1 1/2"WALL AREA = 190 SF9' - 0"15' - 10"WALL AREA = 155 SF9' - 0"17' - 2 1/2"DEFWALL AREA = 18 SFGHIWALL AREA = 75 SFEXPOSED = 54 SF9' - 0"2' - 0"9' - 0"8' - 3 3/4"2' - 3 1/2"9' - 0"WALL AREA = 18 SF9' - 0"2' - 0"9' - 0"33' - 9 3/4"WALL AREA = 21 SF20' - 4 3/4"WALL AREA = 304 SFWALL AREA = 184 SFJK9' - 0"10' - 7"WALL AREA = 95 SFEXPOSED = 76 SFWALL AREA = 232 SFEXPOSED = 58 SFL24 SF5' - 0 1/2"M4' - 8"WALL AREA = 42 SFEXPOSED = 24 SF5' - 0 1/2"3' - 0"5' - 8"WALL AREA = 51 SFEXPOSED = 32 SF32 SFNR9' - 0"3' - 3"WALL AREA = 29 SFO9' - 0"3' - 0"WALL AREA = 27 SF9' - 0"6' - 8 1/2"P9' - 0"31 SFWALL AREA = 121 SFEXPOSED = 31 SFSTU3' - 3"9' - 0"WALL AREA = 29 SF9' - 0"7' - 1"WALL AREA = 64 SF9' - 0"4' - 5"WALL AREA = 40 SFWALL AREA = 60 SFEGRESS LIGHTWELLLOWER LEVEL ACCESS/EGRESSEGRESS LIGHTWELL54 SF76 SF58 SF8' - 4 1/2"4' - 1"4' - 11"25' - 9 1/2"9' - 0"Q3' - 0"WALL AREA = 27 SF9' - 0"AREA CALCULATIONS LEGENDCONDITIONED LIVING SPACECOVERED EXTERIOR SPACEGARAGE SPACE4' - 9"2' - 6"AABBFFWALL AREA = 114 SF9' - 0"28' - 7 1/2"WALL AREA = 258 SFEXPOSED = 84 SF9' - 0"12' - 8"WALL AREA = 92 SF9' - 0"10' - 2"DDWALL AREA = 25 SFCC9' - 0"2' - 9"12' - 10"WALL AREA = 115.5 SFEEWALL AREA = 118.5 SF9' - 0"13' - 2"GGWALL AREA = 81 SF9' - 0"8' - 11 1/2"2' - 8"12' - 8 1/2"9' - 0"WALL AREA = 114 SF9' - 0"HHABCDEFGHIJKLMN12' - 0"15' - 4 1/4"WALL AREA = 631 SFWALL AREA = 26 SFWALL AREA = 149 SFWALL AREA = 24 SFWALL AREA = 92 SFWALL AREA = 36 SFWALL AREA = 184 SFWALL AREA = 615.5 SFWALL AREA = 190 SFWALL AREA = 28 SFWALL AREA = 374 SFWALL AREA = 28 SFWALL AREA = 458 SFWALL AREA = 296 SF49' - 11 3/8"13' - 2 1/2"12' - 0"24' - 0 1/2"25' - 10 7/8"13' - 2 1/2"2' - 0"11' - 3 3/8"13' - 2 1/8"12' - 0"2' - 0"7' - 7 5/8"12' - 0"12' - 0"3' - 0"51' - 3 1/2"12' - 0"15' - 10"12' - 0"2' - 4"12' - 0"31' - 1 7/8"12' - 0"2' - 4"12' - 0"38' - 1 7/8"12' - 0"24' - 8"12' - 0"OPQRWALL AREA = 38 SFWALL AREA = 38 SFWALL AREA = 51 SFWALL AREA = 51 SF3' - 2 1/2"12' - 0"3' - 2 1/2"12' - 0"3' - 6"3' - 6"3' - 6"12' - 0"12' - 0"3' - 6"4' - 3"4' - 3"EXPOSED AREA = 27 SFEXPOSED AREA = 27 SFEXPOSED AREA = 36 SFEXPOSED AREA = 36 SFSUBGRADE LIGHTWELL WALLS8' - 6"SWALL AREA = 24 SFTWALL AREA = 284 SF23' - 8"12' - 0"4372 SFABCDEFGHIJKLMNQPROTS10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:30 PMHPC 17FLOOR AREACALCULATION135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 171EXISTING LOWER LEVEL FLOOR PLAN - Dependent 1SCALE :1/8" = 1'-0"HPC 173MAIN HOUSE EXISTING WALL CALCULATION ZONINGSCALE :1/8" = 1'-0"HPC 175GUEST HOUSE WALL CALCULATION EXISTINGSCALE :1/8" = 1'-0"HPC 172MAIN HOUSE WALL CALCULATION - PROPOSEDSCALE :1/8" = 1'-0"HPC 174NEW BASEMENT LEVEL F.F. - ZONING FAR 149 DNUPGUEST HOUSE 575 SFFRONT PORCH 186 SFMAIN LEVEL1789 SFGARAGE 383 SF6 5/8"* PLANTING DESIGN MAY BE REVISED WITH APPROVAL BY STAFF AND MONITORMAIN LEVEL EXISTING 1565 SFEXISTING GARAGE 231 SF61 SF OF STAIR EXISTINGFRONT PORCH 73 SFFRONT PORCH 30 SFFRONT PORCH 186 SFEXISTING HISTORIC GUEST HOUSE 509 SF10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:31 PMHPC 18FLOOR AREACALCULATION135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 181PROPOSED MAIN LEVEL FLOOR PLANSCALE :1/8" = 1'-0"HPC 182EXISTING MAIN LEVEL FLOOR PLAN150 DNPROPOSED UPPER LEVEL 1592 SFBACK PORCH 338 SFPLANTERS RAISED 30" FROM GROUND PLANESPA* PLANTING DESIGN MAY BE REVISED WITH APPROVAL BY STAFF AND MONITOREXISTING UPPER LEVEL 1462 SFSTAIR INCLUDED IN SF AS STAIR ACCESS TO EXISITNG ATTIC280 SFELIMINATION OF ATTIC SPACE IN PROPOSED DESIGNVAULTED CEILINGVAULTED CEILING10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:39 PMHPC 19FLOOR AREACALCULATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 191PROPOSED UPPER LEVELSCALE :1/8" = 1'-0"HPC 192EXISTING UPPER LEVELSCALE :1/8" = 1'-0"HPC 193EXISTING ATTIC LEVELSCALE :1/8" = 1'-0"HPC 194PROPOSED ATTIC LEVEL151 ABCDEFGHQRWUBBDDEETVSDEMO AREAEXISTING ROOF AREAIJKLMNOPXYZAACCFF10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/8" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:40 PMHPC 20ROOFDEMOLITIONCALCULATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorChecker152 UPUPAABCAEDFAGAHIWALL AREA: 144.00 SQ FTWALL AREA: 318.00 SQ FTWALL AREA: 302.00 SQ FTWALL AREA: 330.00 SQ FTWALL AREA: 246.00 SQ FTWALL AREA: 303.00 SQ FTWALL AREA: 240.00 SQ FTWALL AREA: 229.00 SQ FTWALL AREA:78.00 SQ FTKWALL AREA: 172.00 SQ FTLAWALL AREA: 283.00 SQ FTMWALL AREA: 700.00 SQ FTNWALL AREA: 329.00 SQ FTOAWALL AREA: 139.00 SQ FTTWALL AREA: 221.00 SQ FTSWALL AREA: 376.00 SQ FTQWALL AREA: 180.00 SQ FTRWALL AREA: 218.00 SQ FTPWALL AREA: 78.00 SQ FT1' - 8"1' - 6"2' - 0"1' - 6"1' - 6"1' - 6"11 SF15 SF 15 SF15 SF15 SF13 SF26 SF21 SF15 SF13 SF16 SF 16 SF17 SF 24 SF8 SF19 SF22 SF15 SF64 SF14 SF16 SF14 SF18 SF19 SF18 SF14 SF18 SF2.5 SF5 SF2.5 SF26 SF10 SF10 SF48 SF14 SF 19 SF 14 SF64 SF13 SF13 SF15 SF21 SF 15 SFUWALL AREA: 165.00 SQ FTVWALL AREA: 128.00 SQ FTWWALL AREA: 168.00 SQ FTXWALL AREA: 128.00 SQ FT1' - 3"1' - 3"5 SF4 SF23 SF72 SFABACCBCCFBGBLB LCOB OCJWALL AREA: 664.00 SQ FTDemo: 40310 SF26 SF22 SF 22 SF11 SF21 SF21 SF21 SFADD-ON TO HISTORIC SHED TO BE REMOVED PER HPC23 SF13 SFRE-FINISH EXISTING STAIRRELOCATION OF GUEST HOUSE ABOVE GRADE ONLYAAABACBCACBCCDEFAFBGAGBHIJKLALBLCMNJPQXVUWRSTCACBCCBDEFAFBGAGBHIJKLALBLCMNJPOCOAOBEXPOSED WALL LEGENDEXISTING WALL TO REMAINWALL AREA TO BE REMOVEDAREA REDUCED FOR FENESTRATION10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssueAs indicatedBIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:46 PMHPC 21WALLDEMOLITIONCALCULATIONS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 211WALL DEMO CALCSSCALE :3/32" = 1'-0"HPC 212DEMO PLAN MAINSCALE :3/32" = 1'-0"HPC 213DEMO PLAN UPPER153 F.F.+0'-0"TYPE "A1"FIXEDF.F.+0'-0"F.F.+0'-0"TYPE "A2"OPERABLETYPE "A4"FIXEDTYPE "A5"FIXED/OPERABLETYPE "A6"DOUBLEHUNG/FIXEDTYPE "7"FIXED 3-PANETYPE "A8"FIXEDTYPE "A9"FIXEDPER. SCHEDPER. SCHEDPER. SCHEDTYPE "A3"FIXED/OPERABLEPER. SCHEDPER. SCHEDPER SCHEDPER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/4" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:50 PMHPC 22WINDOWSCHEDULE135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerWINDOW SCHEDULEWINDOW TYPESDOOR/WINDOW NOTES1. SIZES GIVEN ARE NOMINAL. SEE DETAILS TO DETERMINE UNIT SIZES AND ROUGHOPENING DIMENSIONS.2. ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING/MANUFACTURINGDOORS AND WINDOWS.3 ALL DOOR AND WINDOW GLAZING MEETS .28 U VALUE WINDOW ID LOCATION ROOM NO. TYPE ID WINDOW TYPE WIDTH HEIGHT SILL HEIGHT WINDOW FINISH ROLL DOWN SHADE BLACK OUT 5% BUG SCREEN GLAZINGREMARKSNEW BASEMENT LEVEL F.F.W1 BEDROOM 01031 A2 SINGLE CASEMENT 3' - 0" 8' - 6" 3' - 6" Bronze & Wood clad YESYESW2 BED VEST.213 A1 FIXED4' - 3" 9' - 0" 3' - 6" Bronze & Wood clad YESYESW3 SHWR 2214 A1 FIXED3' - 0" 4' - 0" 3' - 0" Bronze & Wood clad YESYESW4 BEDROOM 02029 A2 SINGLE CASEMENT 3' - 0" 8' - 6" 3' - 6" Bronze & Wood clad YESYESMAIN LEVELW5 OFFICE216 A2 SINGLE CASEMENT 3' - 0" 7' - 0" 1' - 11 1/2" Bronze & Wood clad YESYESW6 OFFICE216 A3 FIXED/OPERABLE 8' - 6" 7' - 0" 1' - 11 1/2" Bronze & Wood clad YESYESW7 OFFICE216 A4 FIXED18' - 6" 9' - 0" 0" Bronze & Wood clad YESYESW8 GUEST BEDROOM109 A1 FIXED4' - 11" 4' - 2" 2' - 511/16"Bronze & Wood clad YESYESW9 GUEST BEDROOM109 A5 FIXED/OPERABLE 9' - 6" 4' - 2" 2' - 6" Bronze & Wood clad YESYESW10 GUEST BEDROOM109 A6 FIXED/OPERABLE 13' - 10 3/4" 4' - 2" 2' - 6" Bronze & Wood clad YESYESW11 GUEST BEDROOM109 A1 FIXED1' - 10" 4' - 2" 2' - 6" Bronze & Wood clad YESYESW12 KITCHEN105 A1 FIXED1' - 5 3/4" 9' - 0" 0" Bronze & Wood clad YESYESUPPER LEVELW13 MASTER BEDROOM219 A1 FIXED4' - 1" 8' - 2" 8 1/4" Bronze & Wood clad YESYESW14 MASTER BEDROOM219 A1 FIXED4' - 1" 8' - 2" 8 1/4" Bronze & Wood clad YESYESW15 MASTER BATHROOM208 A7 FIXED/OPERABLE 8' - 6" 7' - 0" 8 1/4" Bronze & Wood clad YESYESW16 MASTER BEDROOM219 A4 FIXED15' - 0" 6' - 2" 8 1/4" Bronze & Wood clad YESYESW17 MSTR. SHWR.224 A4 FIXED18' - 6" 6' - 2" 8 1/4" Bronze & Wood clad YESYESW18 MASTER BEDROOM219 A8 FIXED16' - 7 3/4" 8' - 3 5/8" 9' - 6 1/4" Bronze & Wood clad YESYES*ALL WINDOWS IN HISTORIC STRUCTURE AND HISTORIC GUEST HOUSE TO REMAIN.154 F.F.+0'-0"F.F.+0'-0"PER. SCHEDPER. SCHEDPER. SCHEDPER. SCHEDPER. SCHEDPER. SCHED"TYPE EXT-1"SINGLE SWING 2'8"X8'"TYPE EXT-2"SINGLE SWING 3'X8'"TYPE EXT-3"SLIDING XO EXT 15. "TYPE EXT-5"SLIDING XOX EXT.15"TYPE EXT-4"GARAGE DOOR FLUSHPER. SCHEDPER. SCHED7' - 2"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1/4" = 1'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:53 PMHPC 23DOORSCHEDULE -EXTERIOR135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerDOOR/WINDOW NOTESEXTERIOR DOOR SCHEDULEEXTERIOR DOOR TYPES1. SIZES GIVEN ARE NOMINAL. SEE DETAILS TO DETERMINE UNIT SIZES AND ROUGHOPENING DIMENSIONS.2. ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING/MANUFACTURINGDOORS AND WINDOWS.3 ALL DOOR AND WINDOW GLAZING MEETS .28 U VALUE DOOR ID LOCATION ROOM NO. TYPE ID DOOR TYPE WIDTH HEIGHT DOOR MAT. ROLL DOWN SHADEBlack OutShade5% Shade BUG SCREEN Glazing REMARKSMAIN LEVELD101 GUEST BEDROOM109EXT-1 SINGLE SWING 2' - 10" 7' - 2" GLASS AND STEEL NOXYesD102 MUDROOM222EXT-2 SINGLE SWING 3' - 0" 8' - 0"BRONZEYESXYesD103 KITCHEN105EXT-3 DUAL PANELSLIDING DOOR15' - 0" 9' - 0"BRONZEYESXYesD104 GARAGE107EXT-5 OVERHEAD DOOR 17' - 0" 7' - 0" GLASS AND STEEL YESXYesUPPER LEVELD105 MASTER BEDROOM 219EXT-4 3 PANEL SLIDINGDOOR16' - 7 1/4" 8' - 10"BRONZEYES XYes155 10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssueBIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:06:55 PMHPC 24HISTORICPRECEDENTS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorChecker1964196519801890-1899CURRENT -2019HISTORIC PHOTOSSHINGLE PATTERNMETAL DETAILDECORATIVE RAIL* RESTORE ORIGINAL SHINGLE PATTERN TO HISTORIC CHARACTER WITH STAGGER COURSE APPLICATION.*BRING BACK IRON DETAIL ABOVE FLAT ROOF ON HISTORIC BUILDING AND ON ASPEN STREET SIDE.*TAKE PRECEDENT FROM HISTORICDETAIL FOR NEW ADDITION OFF OF GUEST HOUSE. SEE PRECEDENT IMAGES ON THE FOLLOWING PAGES.156 10.31.20 19These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE: Plot Date Drawn By Checked By Project No. Date IssueBIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/30/2019 1:19:53 PM HPC 25 GUEST HOUSE ADD ON135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019 Author Checker MODERN INTERPRETATIONS OF HISTORIC VICTORIANS FLAT ROOF OPTION SHED ROOF OPTION 157 DOUBLE STARTER COURSESHEATHINGWATERPROOF MEMBRANE AND DRAINMATCEDAR SHINGLERIGID INSULATION AT PERIMETER OF GYPCRETE3/4" FINISH WOOD FLOORING , ALLOW 1/2" GAP TO FOUNDATION WALLLAYER OF T&G PLYWD., S.S.D.FLOOR JOIST , S.S.D.DRAINAGE PLANE3" OF SPRAY IN RIGID INSULATION & BATT INSULATION TO FILL REMAINING WALL CAVITY(2) LAYERS OF BUILDING PAPER, LAP OVER FLASHINGEXISTING WOOD SIDING3X8 TREATED SILLPLATE OVER CONTINUOS SILL GASKETFOUNDATION WATER PROOF MEMBRANE2" RIGID INSULATION W/DRAINAGE CHANNELSFOUNDATION DRAIN MATS.A.F. O/FOUNDATION WATER PROOF MEMBRANE, LAP OVER DRAIN MAT, MIN 6"METAL BASE FLASHING UNDER BUILDING PAPER, LAP OVER S.A.F. 6" MIN.STONE VENEER TO BE 6" MIN. BELOW GRADELEVEL 1 -MAIN LEVEL F.F. NAVDGYPCRETE & 2X2 NAILER3"GRADE SLOPES AWAY FROM BUILDING MIN. 2%6"ROOF SHINGLE O/ GRACE ICE AND WATER SHIELDWOOD BOARD T&G3/4" PLYWOOD S.S.D.COPPER FLASHINGPAINTED WOOD SOFFIT TO MATCH EXTERIOR SIDING1/2 ROUND 6" COPPER GUTTER WITH 3" DOWNSPOUT2"GREY BASALT STONESHALLOW WATER BASINPATINA COPPER METAL BASIN3' - 7 1/4"2' - 2 1/4"WATER CIRCULATION10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssueAs indicatedBIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:07:12 PMHPC 26DETAILS135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerSCALE :1/8" = 1'-0"HPC 261Staggered Course Roof ShingleSCALE :1 1/2" = 1'-0"HPC 262FOUNDATION DETAIL @ HISTORIC STRUCTURESCALE :3" = 1'-0"HPC 263TYPICAL GUTTER DETAILSCALE :1" = 1'-0"HPC 264SECTION AT WATER FEATURE158 DNUPIKIKIKIKIK10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.Copyright c 2015 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:Plot DateDrawn ByChecked ByProject No.DateIssue1" = 20'-0"BIM 360://135 E. Cooper - 2018/17008 - 135 Cooper - v 2018 - HPC MAY 2019.rvt4/26/2019 2:07:17 PMHPC 27SEQUENCE OFRELOCATION135 E. COOPER AVE.135 E. COOPER AVE.ASPEN, COLORADO 8161118019AuthorCheckerPROPOSED SITE NEW MOVE BACKEXISTING SITE PLANNOTES:1. MAIN HOUSE2. GUEST HOUSE 3. GUEST HOUSE MUDROOM4. GARAGE 1342EX. PLAN W/OUT GARAGE + NON HIST. GH ADD.NOTES:1. MAIN HOUSE2. GUEST HOUSE3. GUEST MUDROOM 4.GARAGE12MOVE OFFSITE PLAN1NOTES:1. MAIN HOUSE2. GUEST HOUSE MOVE OFF SITE2NOTES:1. MAIN HOUSE2. GUEST HOUSE 3. GUEST HOUSE MUDROOM4. GARAGE TEMPORARY SET BACKPROPOSED NEW SITE PLANNOTES:1. MAIN HOUSE2. GUEST HOUSE 3. GUEST HOUSE MUDROOM4. GARAGE 1342PROJECT SEQUENCE-HPC1. On site-Preconstruction Meeting with HPC2. On site-Preconstruction Meeting with City of Aspen Engineering Dept.3. Survey existing conditions and set up monitoring points. 4. Install site fencing, project sign, jersey barriers.5. Install tree protection and limits of disturbance.6. On site -Preconstruction meeting with COA Parks Dept.7. Safe off all buildings on site. (Gas, Electric, etc.)8. Demolish existing garage and haul off debris.9. Remove non-historic addition to Historic Guest House10. Remove all interior finishes in Historic Guest House and Historic Main House.11. Disconnect “connector structure”between Historic Main House and Addition and stabilize.12. Remove all drywall, insulation and MEP in Guest House, Addition, and Historic Main House.13. Remove all historic windows and doors, crate, and store.14. Install structural bracing as required in Historic Guest House and Historic Main House in preparation for relocation to storage. 15. Mobilize Baileys House Movers, shore, and crib structures. PROJECT SEQUENCE-HPCPROJECT SEQUENCE-HPC17. Move Addition straight back on lot and locate as far back as allowed.18. Move Historic Main House back on lot as far back as allowed.19. Install sound mitigation fencing around perimeter of lot.20. Survey shoring points, elevations, locations.21. Mobilize shoring contractor and install perimeter shoring on front 50-65% of property.22. Excavate down to bottom elevation and export all over burden soils.23. Mobilize Concrete Contractor and install 50-65% of foundation.24.Install cellular concrete flow fill as backfill to front half of installed foundation.25. Relocate Historic Main House on to new foundation (historic location).26. Move non historic Addition on to new foundation.27. Mobilize back in, shore remaining perimeter of lot, export over burden soils and complete foundation installation.28. Install remaining backfill of foundation utilizing cellar concrete flowfill.29. Relocate Historic Guest House along COA approved move route back on to lot and in historic location. PROJECT SEQUENCE-HPC16. Remove Historic Guest House from site and move along approved route to storage site.29. Relocate Historic Guest House along COA approved move route back on to lot and in historic location. 431159 C1COVER SHEET135 EAST COOPERASPEN, COROARING FORK ENGINEERING 592 HIGHWAY 133 CARBONDALE COLORADO, 81623 PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES135 EAST COOPER AVENUE ASPEN, CO 2019-06NOT FORJKERBG1 HPC SET 03.07.2019 JKE 160 SITE BENCH MARKFOUND NO. 5 REBAR& 1-1/4" YELLOW PLASTICCAP LS-ILLEGIBLEELEVATION:7912.19GES75°09'11"E 65.00' S14° 5 0 ' 4 9 " W 1 0 0 . 0 0 ' (BASI S O F B E A R I N G S )N75°09'11"W 65.00'N14°5 0 ' 4 9 " E 1 0 0 . 0 0 'FOUND NO. 5 REBAR& 1-1/4" YELLOW PLASTICCAP LS24669FOUND NO. 5 REBAR &1-1/4" YELLOW PLASTICCAP LS13166 MARKEDWITNESS CORNERS71°54'W 0.83 FEETFROM TRUE POSITION12.3'FOUND NO. 5 REBAR& 1-1/4" YELLOW PLASTICCAP LS2376 PESMAN3.9 'N07°14'06"W 675.37'(TIE)N74°40'49"E 1241.51'(TIE)CIYT OF ASPENGPS MONUMENT #6ELEVATION: 7893.61CIYT OF ASPENGPS MONUMENT #59.4'FLAGS T O N E W A L K FLAGS T O N E P A T I O F L A G S T O N E W A L K SPAPORCHPORCHI.E.W.I.E.W.I.E.W. I.E.W. I.E.W.STEPSSTEPSITE WALL14.0'5.7'2.8'5.5'2.0' 1.5'4.3'GRAVEL ALLEYWAYASPH A L T APRO N 22.0'19.2'9.9' 4.6'12.5'3.1'3.0'8.7'3.0'3.9 'ALLEY - BLOCK 70(18.74' WIDE)8.0'16.5'13.8'1.5'13.9'8.0'19.1' 2.1'10.4'COOPER AVENUE (73.70' WIDE)2.1'2.4'35.9'14.5'10.3'10.3'14.5'14.9' 12.9' 30.5' 2.7' 20.3' 20.3'12.3'12.3'CONC R E T E S I D E W A L K CONC R E T E C U R B & G U T T E R CONCRETE CURB & GUTTERDETECTIBLEWARNINGSYSTEMCONCRETE SIDEWALKCONCRETEDRIVEWAYCONC R E T E RETAI N I N G W A L L STATUEGARAGEONE - STORYFRAME HOUSE& BASEMENTTHREE - STORYFRAME HOUSE& BASEMENT135 E. COOPERAVENUENW CORNER - BLOCK 70FOUND NO. 5 REBARS75°09'11"E 205.33'EDGE O F P A V E M E N T LOT IEDGE OF PAVEMENTS. ASP E N S T R E E T (75.30 ' W I D E )LOT HLOT PEAST 5 ' L O T GLOT GLOT FLOT QLOT RLOT SPROPERTY AREA6,500 SQ.FT.(0.149 ACRES)PORCHIVB IVBFFE:7914.25SLIDER7914.27FFE:7914.21FFE7914.25123456BUSHBUSHBUSH789101112131415161718192021YARDDRAIN7912.34YARDDRAIN7911.78GRATE:7912.91BOTTOM:7905.71GRATE:7913.30BOTTOM:7905.30GRATE:7913.24BOTTOM:7905.24GRATE:7913.42BOTTOM:7906.02GRATE : 7 9 1 3 . 1 6 BOTT O M : 7 9 0 5 . 3 6 DRY WELLGRATE:7912.38BOTTOM:7898.984"PVC:7909.28222324DRY WELLGRATE:7912.25BOTTOM:7901.45AC UNITAC UNITGAS SERVICE9.0'18.0'ELECTRIC UTILITY& COMMUNICATIONEASEMENTPLAT BOOK 5 PAGE 78UTILITY EASEMENTPLAT BOOK 15 PAGE 5910.0'7.0'STORM MHRIM:7913.1930" SOUTH INV:7907.8330"NORTH INV:7907.8610" WEST INV:7909.39LOT BLOT CLOT DLOT EWINFIELD ARMSCONDOMINIUMSASPEN WILDCONDOMINIUMSC2EXISTING CONDITIONSROARING FORK ENGINEERING 592 HIGHWAY 133 CARBONDALE COLORADO, 81623 PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES135 EAST COOPER AVENUE ASPEN, CO 2019-06NOT FORJKERBG1 HPC SET 03.07.2019 JKE 161 C3GRADING AND LAYOUTROARING FORK ENGINEERING 592 HIGHWAY 133 CARBONDALE COLORADO, 81623 PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES135 EAST COOPER AVENUE ASPEN, CO 2019-06NOT FORJKERBG1 HPC SET 03.07.2019 JKE 162 GEI V B I V B C4UTILITIESROARING FORK ENGINEERING 592 HIGHWAY 133 CARBONDALE COLORADO, 81623 PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES135 EAST COOPER AVENUE ASPEN, CO 2019-06NOT FORJKERBG1 HPC SET 03.07.2019 JKE 163 EXHIBIT D D AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E), ASPEN LAND USE CODE ADDRESS OF PROPERTY: \�j S Cox>"r Aspen, CO SCHEDULED PUBLIC HEARING DATE: /`'(,a.y 'Z_2 , 20 11 STATE OF COLORADO ) ss. County of Pitkin ) I, �t� ' 0 &VrKV (name, please print) being or repres nting n Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060 (E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official paper or a paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof materials, which was not less than twenty-two (22) inches wide and twenty-six (26) inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15) days prior to the public hearing on the day of , 20 , to and including the date and time of the public hearing. A photograph of the posted notice (sign) is attached hereto. Mailing of notice. By the mailing of a notice obtained from the Community Development Department, which contains the information described in Section 26.304.060(E)(2) of the Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S. mail to all owners of property within three hundred (300) feet of the property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached, was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (continued on next page) Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, to affected mineral estate owners by at least thirty (30) days prior to the date scheduled for the initial public hearing on the application of development. The names and addresses of mineral estate owners shall be those on the current tax records of Pitkin County. At a minimum, Subdivisions, PDs that create more than one lot, and new Planned Developments are subject to this notice requirement. Rezoning or text amendment. Whenever the official zoning district map is in any way to be changed or amended incidental to or as part of a general revision of this Title, or whenever the text of this Title is to be amended, whether such revision be made by repeal of this Title and enactment of a new land use regulation, or otherwise, the requirement of an accurate survey map or other sufficient legal description of, and the notice to and listing of names and addresses of owners of real property in the area of the proposed change shall be waived. However, the proposed zoning map shall be available for public inspection in the planning agency during all business hours for fifteen (15) days prior to the public hearing on such amendments. Si ure The foregoing "Affidavit of Notice"wascknowledged befo me this 2 day of V4 , 20�, by a >o 1 e o ht NOTICE OF PUBLIC HEARING 135 E.Cooper Avenue WITNESS MY HAND AND OFFICIAL SEAL Public Hearing:4:30 p.m..Wednesday,May 22, 2019 Meeting Location:City Hall,City Council Chambers 130 S.Galena Street,Aspen,CO 81611 My commission expires: 2 Project Location: 135 E.Cooper Avenue Ton I(af Legal Description:Lots H and I,and the easterly 5 feet of Lot G,Block 70,City and Townsite of Aspen, PID#2735-131-04-003 _ Description:The applicant requests a Substantial Amendment to a previous redevelopment approval granted for this site in 2018. The scope includes otary Public demolishing the existing garage,relocating the historic outbuilding to the southeast corner of the property,and expanding the main house including LAUREN LITCHET an attached garage.Setback variations are request- ed. NOTARY PUBLIC Land Use Reviews: Substantial Amendment, Variations STATE OF COLORADO Decision Making Body: Historic:Preservation Commission Applicant: Aspen Core Holdings,LLC,233 ATTACHMENTS AS APPLICABLE: NOTARY ID 20194003051 Wilshire Boulevard,Suite fico, Santa Monica, MY COMMISSION EXPIRES JANUARY 23,2023 More 9 Information: 1E PUBLICATION More Information:For further information related to the project,contact Amy Simon at the City of r� r �TT Aspen Community Development Department,130 PI OF THE POSTED NOTICE(SIGN) S.Galena St.,Aspen,CO,(970)429-2758. amy.simon®cityofaspen.com. E OWNERS AND GOVERNMENTAL AGENCIES NOTICED Published in the Aspen Times on'Nay 2,2019 0000416098 • APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICE AS REQUIRED BY C.R.S. §24-65.5-103.3 AFFIDAVIT OF PUBLIC NOTICE REQUIRED BY SECTION 26.304.060 (E),ASPEN LAND USE CODE ADDRESS OF PROPERTY: 135 East Cooper Street , Aspen, CO SCHEDULED PUBLIC HEARING DATE: May 22nd 20 19 STATE OF COLORADO ) ss. County of Pitkin ) I, Sara Adams (name, please print) being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that I have complied with the public notice requirements of Section 26.304.060(E) of the Aspen Land Use Code in the following manner: Publication of notice: By the publication in the legal notice section of an official Paper or paper of general circulation in the City of Aspen at least fifteen (15) days prior to the public hearing. A copy of the publication is attached hereto. V Posting of notice: By posting of notice, which form was obtained from the Community Development Department, which was made of suitable, waterproof Materials,which was not less than twenty two(22) inches wide and twenty-six (26) Inches high, and which was composed of letters not less than one inch in height. Said notice was posted at least fifteen (15)days prior to the public hearing on the 3rd day of May , 20 19 ,to and including the date and time of the public hearing. A photograph of the posted notice(sign)is attached hereto: Mailing of notice. By mailing of a notice obtained from the Community Development Department,which contains the information described in Section 26.304.060(E) (2) of The Aspen Land Use Code. At least fifteen (15) days prior to the public hearing, notice was hand delivered or mailed by first class postage prepaid U.S mail to all owners of property subject to the development application. The names and addresses of property owners shall be those on the current tax records of Pitkin County as they appeared no more than sixty (60) days prior to the date of the public hearing. A copy of the owners and governmental agencies so noticed is attached hereto. Neighborhood Outreach: Applicant attests that neighborhood outreach, summarized and attached,was conducted prior to the first public hearing as required in Section 26.304.035, Neighborhood Outreach. A copy of the neighborhood outreach summary, including the method of public notification and a copy of any documentation that was presented to the public is attached hereto. (Continued on next page) 2016Apen 1130 S. Galena St.1(970) 920 5050 fi+ ASPEN COMMUNITY • ' DEPARTMENT Mineral Estate Owner Notice. By the certified mailing of notice, return receipt requested, To affected mineral estate owners by at least thirty(30)days prior to the date scheduled for the initial public hearing on the application of development. the names and addresses of mineral estate owners shall be those on the current tax tax records of Pitkin County. At a minimum,Subdivision,Spas or PUDs that create more thar one lot, new Planned Unit Development, and new Specially Planned Areas, are subject to this notices requirement. Rezoning or text amendment. Whenever the official zoning district map is in anyway to be charged or amended incidental to or as part of a general revision of this Title,to whenever the text of this Title is to be amended,whether such revision be made by repeal of this Title and enactment of new land use regulation,or otherwise,the requirement of an accurate survey map or other significant legal description of, and the notice to and listing of names and addresses of owners of real estate property in the ears of the proposed change shall be waived. However,the proposed zoning during all business hours for fifteen (15)days prior to the public hearing on such amendments. a Signature The foregoing"Affidavit Notice"was acknowledged before me this day of �rV ITA 20 by % r WITNESS MY HAND AND OFFICIAL SEAL TARA L. NELSON NOTARY PUBLIC My commission expires: L TF•,TE C:F CGLORP,DU `' iARY ID x200140201317 � I ti` ��� ission Expn��s SsptFm!er 25,209 '�'�'� '"' Notary Public ATTACHMENTS AS APPLICABLE: COPY OF THE PUBLICATION PHOTOGRAPH OF THE POSTED NOTICES (SIGN) ' LIST OF THE OWNERS AND GOVERNMENTAL AGENCIES NOTICED BY MAIL APPLICANT CERTIFICATION OF MINERAL ESTATE OWNERS NOTICED AS REQIURES BY C.R.S§24-65.5-103.3 2016 City of Apen 1130 S.Galena St. 0)920 5050 t k Vi -- --____�--- .----. ter,. 135 11H 1111 ^ -— — PUBLIC NOTICE OkiNpate:wad May 22 M71.2019 place:lm s Gama a.uy Hol.Canty Chwnt erp Purpose: HPC Nor—.dw an ape rer Aspen Cee HoW p,LLC,200 We BNA—d.UAW 950,Sank Norm.CA90101 b,an aae*7 W•p!con_ppPMI-A gaoled iar eYa W n 2018 gape e,uudea - - _ _ denol:ahng me ens�.ng ga,age. j.: r rNoraw,g e,a Mawnc wlCuiefag ro r p2e0e>V corror,6 eapWng,no - equw nclWrg a rcw ea-ape a mne adorm�upn 910429.2159 OWFO Lam':]Jcal[�' r � ^� i� y .Yr\i►-a..3W.AlklplX/ - PUBLIC NOTICE Date : Wed . , May 22 , 2019 Time : 4 : 30 p . m . Place : 130 S . Galena St. , City Hall , Council Chambers Purpose : HPC will consider an application by Aspen Core Holdings , LLC , 233 Wilshire Boulevard , Suite 850 , Santa Monicca , CA 90401 for an amendment to a previous approval granted for this site in 2018 . Scope includes demolishing the existing garage , relocating the historic outbuilding to southeast corner, & expanding the main house including a new garage . For more information : 970-429-2758 . exhibit K Pitkin County Mailing List of 300 Feet Radius From Parcel: 273513104003 on 03/11/2019 1' KIN COUNT' Instructions: This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. Disclaimer: Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. Mineral estate ownership is not included in this mailing list. Pitkin County does not maintain a database of mineral estate owners. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. http://www.pitkinmapsandmore.com BROADSCOPE PTY LTD BARNES ROBERT M DANCING BEAR RES OWNERS ASSOC INC 149 RIVERTON DR 6445 SENECA RD 411 S MONARCH ST ROSSMOYNE WESTERN AUSTRALIA 6148, MISSION HILLS,KS 66208 ASPEN,CO 81611 PINES LODGE DEV LLC ZEFF CAPITAL LP CALLAHAN PATRICIA LIVING TRUST 2353 IRVINE AVE 555 E DURANT AVE 184 MOUNTAIN LAUREL DR NEWPORT BEACH,CA 92660 ASPEN,CO 81611 ASPEN,CO 81611 SCULL JAMES E LIMELIGHT SUB/PUD BARRETT STEVEN R PO BOX 2051 E HYMAN AVE 150 N MARKET ASPEN,CO 81612 ASPEN,CO 81611 WICHITA,KS 67202 DANCING BEAR RES OWNERS ASSOC INC NELSON ARLENE MURPHY JULIANNE RUTH&WILLIAM R JR R 411 S MONARCH ST 116 W LUPINE DR 100 E COOPER AVE#8 ASPEN,CO 81611 ASPEN,CO 81611 ASPEN,CO 816111763 MICHAEL MICHAELA ANN WICHMANN VICTORIA VERMONT AVE LLC PO BOX 1006 119 E COOPER ST#4 623 E HOPKINS AVE BURLINGAME,CA 94011 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JEFFREY S 122 E DURANT 510 BERING DR#455 8182 MARYLAND AVE#801 ASPEN,CO 81611 HOUSTON,TX 77057 SAINT LOUIS,MO 63105 INDIANA AVE LLC MURRAY EDWARD M JR&MELISSA A ATTERBURY ANDREW L 623 E HOPKINS AVE 498 WOODBRIDGE WY 2001 SHAWNEE MISSION PKY ASPEN,CO 81611 DURANGO,CO 81301 SHAWNEE MISSION, KS 66205 AVERITT DON R GLISMANN JOHN P TOWNE PLACE OF ASPEN CONDO ASSOC Ir` 6918 LUPTON 681 SOPRIS MOUNTAIN RANCH RD 200 E DURANT AVE DALLAS,TX 75225 BASALT,CO 81621 ASPEN,CO 81611 CARRUTHERS MARILYN 101 E COOPER #301 ASPEN,CO 81611 '135 E Cooper Project Ixic;ation: '135 Cast Cooper Ave. Land Use Reviews: Substantial Amendment, Variations 130 S. Galena Street, Decision Making Body: Historic Preservation Commission Aspen, CO 81611 Hearing Date: May 22, 2019, 4:30 p.m. p: (970) 920.5000 Hearing Location: City Hall, Council Chambers; 130 S. f: (970) 920.5197 Galena St; Aspen, CO 81611 www.aspenpitkin.com Project Description: The applicant requests a Substantial Amendment to a previous redevelopment approval granted for this site in 2018.The scope includes demolishing the existing gauge, relocating the historic outbuilding to the southeast corner of the property, and expanding the main house including an attached garage. Setback variations are requested. Legal Description: Lots H and I, and the easterly 5 feet of Lot G,Block 70, City and Townsite of Aspen. Parcel ID: 2735-131-04-003. Applicant: AspenCore Holdings, LLC, 233 Wilshire Boulevard, Suite 850, Santa Monica, CA 90,101 Represented by BendonAdams. More Information: For further information related to the project, contact Amy Simon at the City of Aspen Community Development Department, 130 S. Galena St., Aspen, CO, (970)429.2758, amy.simon@cityofaspen.com Sara Adams From: Nathan Waldron <nathan@brikor.com> EXHIBIT Sent: Tuesday, May 21, 2019 10:05 AM To: Sara Adams; 'Karl Schindler' Subject: FW: From Torre f.2 Torre is "Board President" Nathan B. Waldron BRIKOR 0 970-923-3088 C 970-618-7202 E nathan@brikor.com www.BRIKOR.com Confidentiality Statement: This message is intended only for the individual or entity to which it is addressed. It may contain privileged, confidential information which is exempt from disclosure under applicable laws. If you are not the intended recipient, please note that you are strictly prohibited from disseminating or distributing this information (other than to the intended recipient) or copying this information. If you have received this communication in error, please notify us immediately by e-mail or by telephone at (970) 923-3088. Thank you. -----Original Message----- From:Torre Torre [mailto:aspentorre@gmail.com] Sent: Tuesday, May 21, 2019 10:02 AM To: Nathan Waldron Subject: Re: From Torre Board President Torre (970)948-2023 Aspentorre@gmail.com PO Box 2230 Aspen CO 81612 >On May 21, 2019, at 7:59 AM, Nathan Waldron <nathan@brikor.com>wrote: >Thanks Torre. In case anyone at the City asks, are you President, >Vice President, Board Member, etc? > Nathan B. Waldron > BRIKOR >0 970-923-3088 >C 970-618-7202 > E nathan@brikor.com 1 > www.BRIKOR.com > >Confidentiality Statement: >This message is intended only for the individual or entity to which it > is addressed. It may contain privileged,confidential information >which is exempt from disclosure under applicable laws. If you are not >the intended recipient, please note that you are strictly prohibited >from disseminating or distributing this information (other than to the > intended recipient)or copying this information. If you have received >this communication in error, please notify us immediately by e-mail or > by telephone at(970) 923-3088. >Thank you. >-----Original Message----- • From:Torre Torre [mailto:aspentorre@gmail.com] >Sent: Monday, May 20, 2019 8:54 PM >To: nathan@brikor.com >Subject: From Torre > Nathan, >This email is to serve as confirmation for your request to utilize the >Smuggler Racquet Club property to store a Victorian resource.We can > accommodate your request and will be glad to start working on terms > similar to previous arrangements. I will contact you in early June to >start finalizing details. >Thank you, >Torre > (970)948-2023 >Aspentorre@gmail.com > PO Box 2230 Aspen CO 81612 >--- >This email has been checked for viruses by AVG. > https://www.avg.com 2