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AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
August 28, 2019
4:30 PM, City Council Meeting Room
130 S Galena Street, Aspen
I.SITE VISIT
I.A.12:00 pm: Please meet out front at 202 E. Main Street
II.ROLL CALL
III.MINUTES
III.A.Draft Minutes for August 14th, 2019
coa.hpc.081419.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
XII.A.4:45 pm: 1020 E. Cooper, Conceptual Major Development, Relocation, and
Variations - Continued, PUBLIC HEARING
XIII.NEW BUSINESS
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XIII.A.4:50 pm: 202 E. Main, Conceptual Major Development, Relocation, Setback
Variations, Parking, Fee Waivers, and Floor Area Bonus, PUBLIC HEARING
202EMain_Memo_08.28.19.pdf
202EMain_Draft_Resolution_08.28.19.pdf
ExhibitA.1_HPGuidelinesCriteria.pdf
ExhibitA.2_SetbackVariationCriteria.pdf
ExhibitA.3_RelocationCriteria.pdf
ExhibitA.4_FloorAreaBonus.pdf
ExhibitB_ReferralComments.pdf
ExhibitC_Application.pdf
XIV.ADJOURN
XV.NEXT RESOLUTION NUMBER
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
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Chairperson Greenwood opened the meeting at 4:29 p.m.
Commissioners in attendance: Gretchen Greenwood, Bob Blaich, Roger Moyer, Kara Thompson, Richard
Lai, Jeffrey Halferty, Scott Kendrick. Absent were Nora Berko and Sheri Sanzone.
Staff present:
Nicole Henning, Deputy City Clerk
Jim True, City Attorney
Amy Simon, Historic Planning Director
Sarah Yoon, Historic Preservation Planner
MINUTES: Mr. Moyer moved to approve the minutes of July 24th, Mr. Blaich motioned to approve, Ms.
Thompson seconded. All in favor, motion carried.
PUBLIC COMMENT: None.
COMMISSIONER COMMENTS: Mr. Blaich said hespent this last weekend at the Bauhaus event at the
Institute. He said it was very organized and well presented and he really liked the Aspen Modern
pamphlet that Ms. Simon handed out and said it’s really nice to have. Ms. Simon said she wants to do a
summary of what was learned and mentioned that Ms. Yoon also did some traveling, so they would like
to discuss these items on an agenda where there is some extra time.
Mr. Moyer entered the meeting.
DISCLOSURES OF CONFLICT: Ms. Thompson said she works for Forum Phi who is contracted withMark
Hunt on some other projects. She spoke with Mr. True and he thinks this is ok as long everyone else is
ok with it. Mr. True asked her to note her objectivity. Ms. Thompson stated that she can be objective
on this project.
PROJECT MONITORING: None.
STAFF COMMENTS: None.
CERTIFICATE OF NO NEGATIVE EFFECT: None.
CALL UPS: None.
PUBLIC NOTICE: Mr. True said they have been received and are appropriate.
NEW BUSINESS: 201 E Main
Mike Kramer
Mr. Kramer is asking for continuance on this project because the applicant needed to make some
changes to the site plan and once that is done, they will resubmit it back to staff and allow for some
extra time. They are requesting continuance for September 11
th and this does require a motion from
the board.
MOTION:Mr. Moyer moved, Mr. Kendrick seconded. All in favor, motion carried.
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NEW BUSINESS:414- 422 E Cooper Avenue
Amy Simon
Ms. Simon said this is a single property made up of three townsite lots with three distinct buildings. One
is where Natural Pets is, another with the Red Onion bar and a vacant store front. HPC reviewed the
redevelopment of the Bidwell building a few years ago and included the demolition of the poster shop.
You may have questions about how this all works together, but that project was previously approved.
Jas Aspen will create a venue that will be on the second floor of the historic Red Onion building and on
the second floor of the Natural Pets shop. There are relatively few exterior changes. There will be a
small addition on the alley of the Natural Pet shop and some rooftop changes for mechanical and a
skylight. Other things to be discussed are growth management and a small amount of affordable
housing mitigation that is due, which is roughly 1700 sq. ft. net leasable expansion. The expansion also
generates a requirement for parking mitigation of 1.76 new spaces and those cannot be provided, so
those can also be mitigated through cash in lieu. Staff is recommending approval. There are no design
issues. We have a condition for the applicant to do nothing to change the existing amount of second
tier space. There is a common lobby to serve multiple tenants. This property is within two designated
view planes; one from the Wheeler and one from Main Street. The Wheeler is the more restrictive one
and is the ruling view plane. Most of this development is already above the protected view plane level.
The expansion on the alley and the addition of the skylights is permissible by the community
development director as long as the points of origin cannot be seen. There are diagrams being shown
tonight which reflect that nothing will further pierce the view planes.
APPLICANT PRESENTATION: Sara Adams of Bendon Adams, Mark Hunt and Jim Horowitz from Jas Aspen
Ms. Adams said this is a very exciting project. Mr. Horowitz said this is not an overnight happening. He
said they started talking about this over 10 years ago. There isn’t a single room size of this type of venue
in the city, until now and will hold 125-250 people. This space will provide AV capability, catering,
daytime natural light or full black out darkness. It will add back a vitality to the core, appealing to
diverse age groups. We are short on gathering places here in Aspen. we are short of them. This new
space offers the promise of stability and growth for an organization celebrating our 30
th year. So far, we
have been nomads for a very long time in every nook and cranny. This would be a game changer for us.
Café pricing for the performances, is very affordable and well within reach. We are privately financed.
There are four purposes and uses and the first is the education programs. We are always hurting to find
a place for young musicians to have a rehearsal or a lesson. The JAS Academy is a one of a kind program
and we will be expanding it to 4 weeks starting in 2021. The JAS Café runs 36 nights a year, between
winter and summer and have used various spots all around town. We never know where we will be, so
it will be nice to have a home for this. Lastly, there will be a gallery on the second floor. We house
45,000 pictures of iconic artists currently, so we would like a place to exhibit these and rotate them out.
Mr. Horowitz showed a picture of Billie Holliday standing in front of the Red Onion, which was recently
found in someone’s shoebox in Montana. She played in Aspen in 1952.
Ms. Adams showed the previous approval and explained how this new one will be tied into the Red
Onion. All mechanical is set back to keep the visual impact as minimal as possible. She showed the
materials and all very simple. They are happy to work with staff and monitor on the brick, but would
like to have it close to the Red Onion, but not exactly the same.
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Ms. Greenwood asked when this project will be built, and Mr. Hunt said they are in position to apply for
a permit within 4-6 weeks after approval.
Public comment:
Lorenzo Semple: First of all, what an exciting project. It’s clear that JAS Aspen has couch surfed too
long. Instead of being the Kato Kaelin of jazz gigs, they need a permanent home. Everyone in this room
has incredible memories of JAS Aspen concerts. He has seen incredible performances, such as, Chuck
Berry. These are life altering experiences. He also mentioned the education component and said his
son Patrick, went through the program and from that, has become a touring musician. This just makes
so much sense.
Bill Stirling: He has been connected very loosely with JAS Aspen right from the beginning. Jazz music in
Aspen goes back to the 50’s and 60’s when the Red Onion was really the venue. America was ripe for an
exciting for a new form of musical expression and had really spilled over into Aspen. In the late 60’s,
early 70’s, less and less jazz was played in town and that continued until 1990. Jim’s vision occurred
because of that and he first brought the Labor Day spectacle, which has evolved and moved, and that
place is set. The jazz series downtown could also be set in that same way. Now young people are
turning to jazz and it’s spawning all sorts of new musicians. Downtown is what people call a community
center, where you have “accidental encounters”. That is what a cornerstone of a community is. He is
urging everyone to support this.
Susan Rubel: She is the executive and artistic director at Aspen Film. She said they live down the hall
from Mr. Horowitz and JAS Aspen. She has been looking for ways to collaborate together for the past
couple of years and is still relatively new to the community. She understands the need for their own
home because it’s not good to bounce from venue to venue. This venue can also be used for other
organizations and nonprofits, such as hers, as well. We would love to be able to collaborate and
recently did a successful join up with the Temporary in Basalt. They have ceased their program since the
Temporary closed down, so we hope you will support this project.
Christian McBride: Mr. McBride said that the first ever Jazz festival took place in Nice, France in 1948.
Most jazz musicians during that time, were African American, so they fled to Europe to be able to keep
creating their music, which was more readily embraced. A lot of the more contemporary artists have
been taught in European schools and European institutions. Only in the last 50 years has jazz been
accepted as something legitimate. In terms of how it’s taught in schools, we are still in the dark ages.
There are only four institutions currently in the U.S.where jazz is being taught, and this Aspen program
would add to that. 1994 was his first trip here to play at the Wheeler. He quickly found out about the
Aspen Music Festival. He mentioned that he went to Julliard and it was his original goal to play classical
and jazz. He found that jazz happened sometimes here in Aspen, in the 90’s. Mr. Horowitz was creating
something so special in a town not necessarily known for jazz. The city now has the opportunity to claim
itself as an important city in American history with regard to its indigenous music. People can now say
New York, New Orleans, Detroit, Chicago and Aspen.
Paul Menter: He remembered when Mr. Horowitz regaled him with the plan to bring vitality back to the
core. He is here 17 years later, still doing it as this is a lifetime mission for him. He put his Billie Holiday
playlist on last night, which is ironic because of the historic picture that was just found, and it gave him
chills. He thinks there are three elements relating to the tapestry of Aspen and the history of the
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organization and how this all came together. His kids graduated from Aspen High School in 2012 and at
the time, he felt the music program was pretty inadequate, even though it’s one of the top-rated
schools in the country. He grew up in a small town outside of Cincinnati and the music program was
huge and a center of the community. This will provide that sense and center for Aspen and the
community. Music has gravity and brings people together. Most importantly, music has soul. Jazz is,
without question, the most diverse and inclusive music genre ever created. There is real historic and
long-term value to that.
Chuck Bergeron: He is the program director of the JAS Academy and faculty member of the Frost School
of Music at the University of Miami. The combination of the Frost School and the JAS Academy creates a
unique educational idea and brings together two dozen of the most talented young people in college
across the country. Now we elevate their careers and prepare them in an entrepreneurial way.
Technology has a huge hand and we’ve created a curriculum which is very hands on. Mr. Horowitz has
allowed us to create a sort of recruitment from all around the country. There are a lot of life lessons to
be learned and is a model for schools across the country.
Rick Crandall: He said he is a 20-year resident of Aspen and has been connected with JAS Aspen for the
past eight years. You can read about our strategic plan on the internet and we talk about the Aspen
experience and how JAS is key to the overall experience. This is an authentic town focused on health. In
our plan, we have set a goal that jazz aspen be a key contributor. We want this to be a part of the
physical Aspen experience, meaning, people can walk around and be a part of the performance. This
kind of thing is what we would love to have and return the Red Onion to its roots. Personally, I am very
passionate about this project. Hope that you all see the vision and go along with moving forward.
Evan Wiley: He lives across the alley from this building and has a beautiful view of the mountain for the
past 20 years. He likes the project, but it has a serious negative impact on the neighbors. The gallery for
photos destroys the view plane of the mountain from where he lives and his light. We currently have a
beautiful view and our view is right where the gallery is. He hates the idea of looking at the alley side of
a building. The property taxes just went up, but this will hurt the valuation of his property. His natural
light will be negatively impacted as well. He loves JASAspen and hopes the project goes forward and he
is not trying to prevent that from happening but would like more consideration regarding the addition.
All the new people will impede on the alley and the parking. He said the alley traffic is already horrible
and trucks have a difficult time getting in and out. There are a number of things that haven’t been
considered, in his opinion.
Ms. said the Bidwell portion has already been approved where Kemosabe used to be.
Ms. Simon entered another public comment from Rose Sullivan who supports the project.
Ms. Greenwood clarified that the gallery space has already been approved from a different project.
Their purview is the view from the Wheeler and the addition on the back. Ms. Simon said the
Community Development Director will make the decision regarding the view plane.
Ms. Greenwood said it’s a wonderful spot, but we can’t comment on the emotional move, just the
building. She inquired how the long the relationship will go between Mr. Hunt and JAS Aspen.
Mr. Hunt said they will be buying it from him and they will control their destiny on this and he almost
never does that.
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Mr. Horowitz said the blessing from HPC is hugely important. We have to raise the money to do this.
At first, there was a lot of skepticism and people saying, you can’t do that, it will never happen. We
aren’t hearing these things so much anymore. We just need your blessing now to move forward. We
have a very good relationship with Mr. Hunt, and this took a year to develop this plan that works for
everyone.
Ms. Greenwood closed the public comment.
Mr. Moyer asked if they could address the accoutrements on the alley side. Ms. Adams said the plan is
to have the penetrations to the roof with clean and clear walls. They want to improve the alley.
Mr. Moyer said they have discussed the importance of alleys and how to use them otherwise and
mentioned “messy vitality”. Mr. Cunniffe agreed that they want to work on this idea and mentioned
that CCLC is currently working on this.
Ms. Greenwood said they are slowly getting nicer with the developments.
Mr. Moyer said he is inconcurrence with staff. He would like to add condition #9 to look at materials.
Our purview is the building and that is what we are looking at. Our community is amazing, and we have
accomplished so many firsts in the country. If we made a list, it would be over a page long. Now we
have another thing to add to the list. He doesn’t see an issue with the view plane pure and simple and
he is in favor of the project.
Mr. Lai said he is very enthusiastic about this project and agrees with Mr. Moyer. He cannot help, as a
citizen, to be very enthusiastic about this. His background is in buildings, planning and architecture, but
his brings back his personal background in Aspen circa 1959. He stayed from 1960-65 and the Red
Onion was always been a centered gathering. He agrees with Bill Stirling, that it’s the accidental
meeting places that make Aspen what it is. He really misses having to go to the post office because they
didn’t do mail delivery. You would see everyone there in line. The other thing is that when the music
school moved out to the suburbs, he missed hearing all of the music through the windows downtown.
Bringing everything back to the core of Aspen will be so important. Maybe this is historic preservation in
terms of urban planning, but this will give life to this whole town. It’s wonderful to hear jazz emanating
from downtown 24/7. So, he is glad, as a planner, that this will bring life back to Aspen with music. He
is very much in favor of this proposal, professionally and personally.
Ms. Thompson said she echoes what the rest of the board said regarding bringing jazz into town. She
feels the project meets all of the guidelines and she is in favor.
Mr. Kendrick said his two concerns were alley facades and view planes and those have been answered.
He’s in favor of the project.
Mr. Halferty said he is in favor of the project. He mentioned that Harry Teague used to say that
“architecture is just frozen jazz”.
Mr. Blaich said hewould love this project. At this age, it’s harder for him to go out to Snowmass for
concerts. Putting this right into town where he can walk and have a couple drinks, it’s a real asset. He
was introduced to jazz very early. His mother sang for the metropolitan opera and she took him to see
Benny Goodman at Carnegie Hall. It was a real eye opener or ear opener and he’s been a fan ever since.
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There is an opportunity to do something here in town and he supports this as a project and as a fan. He
wishes them well on it.
Ms. Greenwood said this is surreal and it’s truly the right home. She congratulated the applicants.
MOTION: Mr. Lai motioned to approve resolution#14 with the addition of condition #9, Mr. Moyer
seconded.
Roll call vote: Mr. Kendrick, yes; Mr. Halferty, yes; Mr. Blaich, yes; Ms. Greenwood, yes; Mr. Moyer, yes;
Mr. Lai, yes; Ms. Thompson, yes.
Mr. Lai is project monitor.
NEW BUSINESS: 616 ½ W. Main Street B
Sara Yoon
Ms. Yoon said this is for the establishment of TDR’s. There are two units on this lot. The owner of unit B
is here. According to this documentation, the rights have been awarded to unit B, which is the legally
established single home on the property. There is an active current undertaking on unit A, which is the
Victorian in front. We have been given direction that this enforcement doesn’t have any impact on this
application. TDR’s are a way of taking development rights and removing them from the property. This
does not increase mass and scale on the site. Under the new guidelines, this property is located in the
mixed-use zone district and will be a 20 % deduction relating to calculating floor area. The applicant can
request three TDR’s for this property. In terms of the criteria for the TDR’s, all criteria have been met.
Staff is in favor of awarding the TDR’s and ultimately, city council is in control of awarding the TDR’s.
APPLICANT PRESENTATION: Alex Halperin, owner and Patrick Rawley of Stan Clauson Associates
Mr. Rawley showed the two units as a visual aid. He showed how the two units were established along
with the floor areas calculations on screen. We can’t have a fraction of a TDR, so we are asking for 3.
The program enables standard market forces.
Ms. Greenwood said there are no questions and she doesn’t have any issue with this. Mr. Moyer agreed
and said he has no questions. Ms. Thompson noted that the existing floor area calculations aren’t done
correctly for the lower level. She questioned how they are measured. Ms. Simon said they will have to
be proofed and have a little leeway for now .
MOTION: Mr. Blaich motioned to approve, Ms. Thompson seconded. All in favor, motion carried.
MOTION: Mr. Halferty motioned to adjourn, Mr. Moyer seconded. All in favor, motion carried at 6:08
p.m.
________________________
Nicole Henning, Deputy City Clerk
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Sarah Yoon, Historic Preservation Planner
THROUGH: Amy Simon, Historic Preservation Officer
MEETING DATE: August 28, 2019
RE: 202 East Main Street – Conceptual Major Development Review, Relocation and
Dimensional Variations, and Floor Area Bonus, PUBLIC HEARING.
APPLICANT /OWNER:
Rocking Lazy J Properties, LLC
Jake Vickery and Della Pegolotti
REPRESENTATIVE:
Jake Vickery, Architect
LOCATION:
Street Address:
202 E. Main Street
Legal Description:
Lot 1, Main Street Victorians
Historic Landmark Lot Split
Subdivision Exemption,
According to the Plat thereof
recorded November 9, 2012 in
Plat book 100 at Page 92, City
and Townsite of Aspen,
Colorado.
Parcel Identification Number:
PID# 2737-073-99-001.
CURRENT ZONING & USE
MU – Mixed Use (Main Street
Historic District)
Commercial Use
PROPOSED USE:
Single-Family Residential
SUMMARY:
The applicant has requested a Conceptual Major Development
review for the demolition of non-historic additions, relocation of
the historic building onto a new basement, and the construction
of a new rear addition. A change in use from commercial to
residential, dimensional variations related to setbacks and
parking, and a 500 sf floor area bonus are requested.
STAFF RECOMMENDATION:
Staff recommends continuation of this project to restudy the
issues identified on page 9 of this memo.
Site Locator Map – 202 East Main Street
202
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
202 East Main Street is a designated landmark on a 3,000 square foot lot in the MU zone district. This
property contains a one-story miner’s cottage with a non-historic addition to the rear of the property.
The house appears to be in its original location according to the historic Sanborn maps. Historic
photographs show that much of the original architectural details are intact. There is a small spruce tree
in front of the historic resource and two large cottonwood trees towards the front of the property in the
public right-of-way. The site slopes down towards the alley by approximately 3’-6”.
s
Figure 1 – Sanborn Map, 1904 Figure 2 – Historic Photograph, 1890
Image Credit: Aspen Historical Society
In 2012, Aspen City Council granted approval for a Historic Lot Split between 202 E. Main and 208 E.
Main creating two (2) 3,000 sf parcels (Ordinance #14, Series of 2012). The Historic Preservation
Commission (HPC) granted approvals for demolition of a storage room that linked the two historic
structures together and setback variations for both parcels (Resolution #5, Series of 2012).
NOTE:
This project will be reviewed under the Land Use Code prior to the code amendments approved by City
Council on May 13, 2019 because it was submitted and declared complete before the new code language
went into effect on June 12, 2019.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) for demolition of non-historic additions and
construction of a new addition towards the rear of the historic building.
• Relocation (Section 26.415.090) for the relocation of the historic residence onto a new basement.
• Setback Variation (Section 26.415.110.C) for the new addition, lightwells, and trash enclosure.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
• Parking Reduction and Waiver of fees (Section 26.415.110.D) request for a reduction of one (1)
parking space and fee waivers.
• Floor Area Bonus (Section 26.415.110.F) request for a 500 sf bonus for the rooftop deck and
lightwells.
The HPC is the final review authority, however, this project is subject to Call-up Notice to City Council.
The project, once approved, will be granted an Administrative Growth Management Exemption for
Change in Use from commercial to residential with no affordable housing mitigation required.
PROJECT SUMMARY:
The applicant proposes to demolish the existing non-historic addition and construct a new above grade
addition to the rear of the historic resource. A full basement is proposed and will require the temporary
relocation of the historic structure during excavation. The proposed design changes the use from
commercial to a single-family residence, which results in a 20% floor area reduction as required by
underlying zoning. The applicant requests setback variations, parking reduction, fee waivers, and a floor
area bonus of 500 sf as part of this proposal.
STAFF COMMENTS:
The applicant highlights the importance of site context and proposes to maintain the historic alignment
of the historic structure with the adjacent properties, which is in compliance with Guideline 1.1. The
applicant plans to pursue preservation/restoration work on the historic resource according to the
Historic Preservation Design Guidelines, but staff finds that the proposed new above grade addition
does not meet the Design Guidelines and recommends continuation. The new addition must achieve
compatibility with the historic landmark according to Design Guideline 10.6. As part of the restudy, staff
requests a preliminary stormwater mitigation plan that takes the proposed design and existing site
conditions into account.
The following points go into more detail regarding the proposal for HPC discussion:
1. Site Planning & Relocation: The Sanborn maps indicate the existing footprint of the historic
house is original to the location. To construct the basement design, the applicant plans to
temporarily move the house on site, then onto the new foundation. Ultimately, the historic
structure will be placed back in its original location. The applicant will need to provide structural
assessment and financial assurances in order to comply with Design Guideline 9.1.
Considering the lot size, the proposed subgrade addition, and the large Cottonwood trees near
the property, staff finds preliminary plans addressing stormwater mitigation is critical. As part of
the site design, Historic Preservation Guideline 1.8 recommends stormwater management be
addressed early in the design process. Other City Departments have provided comments
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
requesting more information and discussion about plans for stormwater mitigation and
identifying locations for a new waterline. See referral comments for details (Exhibit B).
As part of the site planning process, the applicant will need to work closely with relevant City
Departments to address allowed work in the dripline of trees and requirements related to public
improvement. Staff supports the removal of the small spruce tree in the front yard of the historic
property due to its proximity to the resource. Additionally, the final grading of the site will need
to maintain the historic relationship of how the structure meets the ground while providing
positive drainage (Design Guideline 1.8).
In order to provide natural light into the subgrade spaces, the applicant proposes two large
lightwells. One is located between the historic resource and the new addition on the west side
of the property and the other one is abutting the historic porch along the street facing façade of
the historic building. Staff finds that the street facing lightwell adjacent to the historic porch
does not meet Design Guideline 9.6 and recommends restudy.
Figure 3 – Proposed Site Plan
Staff finds the criteria for relocation are met, but more information needs to be provided in order
to address the comments and concerns expressed by other City Departments related to excavation
staying within the property boundaries. Staff requests preliminary stormwater mitigation plans for
the proposed design due to the design of the subgrade space and the existing site conditions. Staff
recommends restudy of the proposed front lightwell.
2. New Addition – Connecting Element & Form/Materials/Fenestration: The proposed above
grade addition is taller than the historic building and has a floor area that is approximately 87 sf
larger than the historic resource. The transitional space between the old and the new is a two-
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
story space that contains vertical circulation. A majority of the roof form on the new addition is
a flat roof with a roof deck and an 8:12 pitched roof above the master bedroom along the alley.
Connecting Element: When a new addition is taller than the historic resource, the guidelines
call for a one-story connector with a minimum length of 10 feet that tucks under the eave of the
historic building in order to provide a meaningful separation (Guideline 10.9). The proposed
connection does not meet this guideline. The size of the lot and the surrounding context does
create a limited area for new development, but the current design of the new addition does not
create a sensitive transition between the old and new.
According to Design Guideline 10.6, the new addition needs to be recognized as a product of its
own time, but visual compatibility with the historic resource must be achieved. In order to
promote compatibility, the Design Guidelines requires two of the following characteristics to
relate back to the historic resource: form, material and fenestration.
Figure 4 – Proposed East Elevation
Figure 5 – Proposed West Elevation
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Form: The overall form of the above grade addition is a composition of articulated rectilinear
shapes expressed through material changes and minor changes in plane. Much of the addition
has a flat roof. A small portion of the upper level towards the alley with a 8:12 pitched roof. When
compared to the cross gabled historic resource, the form and massing of the addition does not
strongly relate to the forms found on the historic resource.
Materials: The historic miner’s cottage is mostly clad with horizontal clapboard siding and
decorative architectural detailing on the front façade and porch. The historic structure sits on a
simple brick foundation. The new above grade addition is a combination of stone or tile and
metal siding. The variety of materials and different application method result in accentuating
individual massing elements of the new addition, which is a stark contrast from the uniformity
created by the historic wood siding on the historic resource. It is clear there is a deliberate
departure from materials in this design.
Fenestration: The fenestration choices on the new addition are elongated window openings in
both vertical and horizontal configurations. The fenestration on the historic resource consists of
mostly double hung windows. The design does allude to the historic window proportions;
however, due to the various window orientations found on the new addition, it is difficult to
identify a direct correlation between the old and new fenestration.
The Design Guidelines call for visual compatibility between the new addition and the historic
landmark. Staff finds that the proposed design of the above grade new addition deviates from
all three categories of form, materials, and fenestration. Staff recommends restudy of the
design by picking two of the three characteristics in order to create visual compatibility. Staff
recommends restudy of the connecting element to comply with Guideline 10.9 since the new
addition is taller than the historic resource.
3. Dimensional Variations: As a historically designated landmark, certain preservation benefits
may be granted by HPC. As mentioned above, this application was submitted and deemed
complete before the code amendments to the Historic Preservation Benefits went into effect,
therefore, is subject to the old code.
Setback Variations:
Following the Historic Lot Split between 202 E. Main and 208 E. Main, HPC granted the following
setback variations for the historic resource (Resolution #5, Series of 2012):
• up to a 5’ west sideyard setback reduction for the existing main building
• 2’ setback east sideyard setback reduction for the existing main building
• 5’ rear yard setback reduction for an existing roof over the rear entry path
With this project, the applicant requests additional setback variations for the project:
• 2’ setback west sideyard setback reduction for new addition
• 2’ setback east sideyard setback reduction for new addition
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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.
Parking Reductions & Fee Waivers:
Underlying zoning requires two (2) parking spaces for single-family residence. Due to the site
configuration and the location of the historic resource, the applicant proposes one (1) on-site
parking spot accessed from the alley and requests a parking reduction of one (1) space. Access
for the proposed one car garage is off the alley.
According to Section 26.415.110.D, HPC may approve the reduction of parking upon a finding that
it will enhance or mitigate an adverse impact on the historic significance or architectural
character of a designed historic property. As a designated property under the old code,
exemptions for growth management and impact fees are available.
Staff recognizes the potential challenges for providing two on-site parking spaces on this site
due to the lot size and the need to maintain the historic alignment of the front façade, but
recommends restudy of the proposed rear addition to provide a more sensitive connection
between the old and new. Following this restudy, staff would like to reevaluate the possibility of
providing two (2) on-site parking spaces.
Staff supports the request for setback variations since it is a result of maintaining the historic
location of the historic house which enhances the historic significance of the property. Staff
recommends restudy of the current design for the new addition in order to reevaluate the impact
of providing two (2) on-site parking spaces to the historic resource.
4. Floor Area Bonus: The applicant is requesting a floor area bonus to the amount of 500 sf. The
proposal mentions undertaking any necessary restoration/preservation work and indicates that
the extra floor area is for the proposed rooftop deck and lightwells. The proposed use of
additional floor area would not increase mass and scale. Following is the criteria for awarding a
floor area bonus for this application (Section 415.110.F)
1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet
of allowable floor area for projects involving designated historic properties. To be considered
for the bonus, it must be demonstrated that:
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a) The design of the project meets all applicable design guidelines;
b) The historic building is the key element of the property and the addition is incorporated in a
manner that maintains the visual integrity of the historic building;
c) The work restores the existing portion of the building to its historic appearance;
d) The new construction is reflective of the proportional patterns found in the historic building's
form, materials or openings;
e) The construction materials are of the highest quality;
f) An appropriate transition defines the old and new portions of the building;
g) The project retains a historic outbuilding; and/or
h) Notable historic site and landscape features are retained.
2. Granting of additional allowable floor area is not a matter of right but is contingent upon the
sole discretion of the HPC and the Commission's assessments of the merits of the proposed
project and its ability to demonstrate exemplary historic preservation practices. Projects that
demonstrate multiple elements described above will have a greater likelihood of being awarded
additional floor area.
Staff recognizes that with the change in use from commercial to residential, the property is subject to a
considerable floor area reduction. A single family home is limited to 1,920 sf, whereas a commercial
property could be 3,000 sf. There is, however, a challenge in accommodating significant expansion on
this site in a sympathetic manner.
Staff finds that a number of criteria for a floor area bonus are being met; however, the proposed
design of the new addition does not meet all applicable Design Guidelines. Staff recommends
restudy of the new addition before awarding any amount of a floor area.
REFERRAL COMMENTS:
The application was referred out to other City departments who have requirements that will significantly
affect the permit review. The following is a summary of comments received. See Exhibit C for more
details.
Engineering Department:
1. The applicant will need to provide a conceptual level information regarding stormwater
treatment and how onsite runoff will be captured and treated prior to HPC approval.
2. Excavation stabilization may require agreements with neighboring properties which must be
submitted at the time of building permit. Micropile walls cannot impact neighboring properties.
3. Work with Parks and Engineering Departments to determine the best alignment for a new water
service line that minimizes impact to the street trees.
4. Public improvements to the sidewalk and a new curb and gutter will be required.
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Parks Department:
1. Clarifications for the tree removal request is needed.
2. Details regarding the proposed excavation need to be reviewed and approved by the City
Forester.
3. Survey information about the size of the cottonwood trees need to be verified.
4. Public improvements such as sidewalks must be floating and no excavation is permitted in the
dripline of the existing Cottonwood trees. All excavation work will require discussion with the
City Forester.
5. Location for new waterline requires discussion with Parks and Engineering.
Building Department:
1. The historic building and parts of the proposed new addition along the East and West property
lines must comply with fire separation and fire rating requirements. Please see Building
comments for specific details (Exhibit B).
2. Emergency escape and rescue windows adjacent to walkways require guards.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue this application for further restudy of
the following:
1.) Restudy the new addition of achieve compatibility with the historic landmark as outlined in
Design Guideline 10.6 by strongly relating the two of the following characteristics: Form,
Materials, and Fenestration.
2.) Restudy the connecting element to meet Design Guideline 10.9.
3.) Restudy the proposed lightwell at the front of the property to meet Design Guideline 9.6.
4.) Provide preliminary plans for drainage and stormwater mitigation for review at the time of Final
review.
5.) Related to the floor area bonus request, provide a detailed preservation plan with supporting
historic documents for review and approval by staff and monitor.
6.) Reevaluate the parking reduction and floor area bonus request after the restudy of the new
addition that complies with the Design Guidelines.
7.) Clarify scope of work related to tree removal and development in the dripline of trees with the
all relevant City Departments.
8.) Provide necessary agreements from neighboring properties for site excavation stabilization prior
to submission of Building permit.
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ATTACHMENTS:
Resolution #____, Series of 2019
Exhibit A.1 – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit A.2 – Dimensional Variations Review Criteria /Staff Findings
Exhibit A.3 – Relocation/Staff Findings
Exhibit A.4 – Floor Area Bonus/Staff Findings
Exhibit B – Referral Comments
Exhibit C – Application
19
HPC Resolution #___, Series of 2019
Page 1 of 3
RESOLUTION #__, SERIES OF 2019
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION, SETBACK
VARIATIONS, PARKING REDUCTION, FEE WAIVERS, AND FLOOR AREA BONUS FOR
THE PROPERTY LOCATED AT 202 EAST MAIN STREET, LOT 1, MAIN STREET
VICTORIANS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION,
ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 9, 2012 IN PLAT BOOK
100 AT PAGE 92, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2737-073-99-001
WHEREAS, the applicant, Rocking Lazy J Properties, LLC, represented by Jake Vickery, has
requested HPC approval for Major Development, Relocation, Setback Variations, Parking
Reduction, Fee Waivers, and Floor Area Bonus for the property located at 202 East Main
Street, Lot 1, Main Street Victorians Historic Landmark Lot Split Subdivision Exemption
According to the Plat thereof recorded November 9, 2012 in Plat Book 100 at Page 92, City
and Townsite of Aspen, Colorado; 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 Conceptual Major Development Review, 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 City of Aspen Historic Preservation Design Guidelines per
Section 26.415.070.D.3.b.2 and 3 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, for approval of Relocation, the application shall meet the requirements of Aspen
Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and
WHEREAS, for approval of Setback Variation, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.C, Setback Variations; and
WHEREAS, for approval of Parking reduction and waivers of payment of payment-in-lieu, the
application shall meet the requirements of Aspen Municipal Code Section 26.415.110.D,
Parking; and
WHEREAS, for approval of Floor Area Bonus, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.F, Floor Area Bonus; and 20
HPC Resolution #___, Series of 2019
Page 2 of 3
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable review standards and recommended continuation for restudy;
and
WHEREAS, HPC reviewed the project on August 28, 2019. HPC considered the application,
the staff memo and public comments, and found the proposal consistent with the review
standards and granted approval with conditions by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Relocation, Setback Variations,
Parking Reduction, Fee Waivers, and Floor Area Bonus for 202 E. Main Street, Lot 1, Main Street
Victorians Historic Landmark Lot Split Subdivision Exemption, according to the Plat thereof
recorded November 9, 2012 in Plat Book 100 at Page 92, City and Townsite of Aspen, CO as
follows:
Section 1: Conceptual Major Development Review, Relocation, Setback Variations, Parking
Reduction, Fee Waivers, and Floor Area Bonus.
HPC hereby approves Conceptual Major Development, Relocation, and Setback Variations as
proposed with the with the following conditions:
1.) Provide preliminary plans for drainage and stormwater mitigation for review at the
time of Final review.
2.) Provide a detailed preservation plan with supporting historic documents for review at
Final review.
3.) Clarify scope of work related to tree removal and development in the dripline of trees
with all relevant City Departments prior to Building Permit submission.
4.) Provide necessary agreements from neighboring properties for site excavation
stabilization prior to submission of Building permit.
5.) Provide details of the relocation plan, outlined by a structural engineer and
housemover, at Final. The applicant will be required to provide a financial security of
$30,000 until the house is set on the new foundation.
6.) The following variations are accepted:
• 2’ setback west sideyard setback reduction for new addition.
• 2’ setback east sideyard setback reduction for new addition.
Section 2: Material Representations
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
21
HPC Resolution #___, Series of 2019
Page 3 of 3
development approvals and the same shall be complied with as if fully set forth herein, unless
amended by other specific conditions or an authorized authority.
Section 3: Existing Litigation
This Resolution shall not affect any existing litigation and shall not operate as an abatement
of any action or proceeding now pending under or by virtue of the ordinances repealed or
amended as herein provided, and the same shall be conducted and concluded under such
prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any
reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall
be deemed a separate, distinct and independent provision and shall not affect the validity of
the remaining portions thereof.
APPROVED BY THE COMMISSION at its regular meeting on the ____ day of ____________, 2019.
Approved as to Form: Approved as to Content:
_________________________________________________________________ _________________________________________________________
Andrea Bryan, Assistant City Attorney Bob Blaich, Vice Chair
ATTEST:
_________________________________________________________________
Nicole Henning, Deputy City Clerk
22
Page 1 of 12
Exhibit A.1
Historic Preservation Design Guidelines Criteria
Staff Findings
NOTE: Staff responses begin on page 11 of this exhibit, following the list of applicable guidelines.
26.415.070.D Major Development. 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.
3. Conceptual Development Plan Review
b) The procedures for the review of conceptual development plans for major development
projects are as follows:
1) The Community Development Director shall review the application materials
submitted for conceptual or final development plan approval. If they are
determined to be complete, the applicant will be notified in writing of this and a
public hearing before the HPC shall be scheduled. Notice of the hearing shall be
provided pursuant to Section 26.304.060.E.3 Paragraphs a, b and c.
2) Staff shall review the submittal material and prepare a report that analyzes the
project's conformance with the design guidelines and other applicable Land Use
Code sections. This report will be transmitted to the HPC with relevant
information on the proposed project and a recommendation to continue, approve,
disapprove or approve with conditions and the reasons for the recommendation.
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.
3) 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.
4) A resolution of the HPC action shall be forwarded to the City Council in
accordance with Section 26.415.120 - Appeals, notice to City Council, and call-up.
No applications for Final Development Plan shall be accepted by the City and no
associated permits shall be issued until the City Council takes action as described
in said section.
23
Page 2 of 12
Chapter 1: Site Planning & Landscape Design MET NOT MET
1.1 All projects shall respect the historic development pattern or context of the block,
neighborhood or district.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
1.5 Maintain the historic hierarchy of spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects.
1.7 Provide positive open space within a project site.
1.8 Consider stormwater quality needs early in the design process.NOT MET
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
1.12 Provide an appropriate context for historic structures. See diagram.
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.
1.26 Preserve the historic circulation system.
1.27 Preserve and maintain significant landscaping on site.
Chapter 2: Rehabilitation - Building Materials MET NOT MET
2.1 Preserve original building materials.
2.2 The finish of materials should be as it would have existed historically.
2.3 Match the original material in composition, scale and finish when replacing materials on
primary surfaces.
Chapter 3: Rehabilitation - Windows MET NOT MET
3.1 Preserve the functional and decorative features of a historic window.
Chapter 4: Rehabilitation - Doors MET NOT MET
4.1 Preserve historically significant doors.
Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET
5.1 Preserve an original porch or balcony.
Chapter 6: Rehabilitation - Architectural Details MET NOT MET
6.1 Preserve significant architectural features.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
6.4 Repair or replacement of missing or deteriorated features are required to be based on
original designs.
CONDITION
MET
MET
MET
MET
MET
CONDITION
CONDITION
Historic Preservation Design Guidelines Review Criteria for 202 E. Main Street
The applicant is requesting a Conceptual Major Development review approval for relocating the historic resource
onto a new basement, and the construction of a new above grade addition. The proposed design
must meet all applicable Historic Preservation Design Guidelines.
MET
MET
MET
MET
CONDITION
MET
MET
MET
MET
CONDITION
MET
MET
24
Page 3 of 12
Relevant Historic Preservation 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.
Chapter 7: Rehabilitation - Roofs MET NOT MET
7.1 Preserve the original form of a roof.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
7.5 Preserve original chimneys, even if they are made non-functional.
Chapter 9: New Construction - Excavation, Building Relocation & Foundations MET NOT MET
9.1 Developing a basement by underpinning and excavating while the historic structure remains in
place may help to preserve the historic fabric.
9.4 Position a relocated structure at its historic elevation above grade.
9.6 Minimize the visual impact of lightwells.NOT MET
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.
Chapter 10: New Construction - Building Additions MET NOT MET
10.2 A more recent addition that is not historically significant may be removed.
10.3 Design a new addition such that one's ability to interpret the historic character of the primary
building is maintained.
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.NOT MET
10.6 Design a new addition to be recognized as a product of its own time.NOT MET
10.7 When planning an addition to a building in a historic district, preserve historic alignments on the
street.
10.8 Design an addition to be compatible in size and scale with the main building.
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.NOT MET
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and character
to remain prominent.
10.11 Roof forms shall be compatible with the historic building.NOT MET
10.12 Design an addition to a historic structure that does not destroy or obscure historically important
architectural features.
Chapter 12: Accessibility, Lighting, Mech. Equipment, Services Areas & Signs MET NOT MET
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage.
MET
MET
MET
CONDITION
CONDITION
MET
MET
MET
CONDITION
MET
CONDITION
MET
MET
25
Page 4 of 12
• 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.
1.2 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.
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
26
Page 5 of 12
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.
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.
• 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.
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.
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. 27
Page 6 of 12
Maintain and preserve any historic landscape elements.
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.
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.
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.
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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.
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.
6.3 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.
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.
7.4 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. 29
Page 8 of 12
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.
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.
9.6 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.
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. 30
Page 9 of 12
• An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural
character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a new faux
Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against the addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade floor area of
the original historic resource. All other above grade development must be completely detached. HPC
may consider exceptions to this policy if two or more of the following are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic resource and
the proposed design is particularly sensitive to the scale and proportions of the historic resource
o The project involves the demolition and replacement of an older addition that is considered to
have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors as existed
historically
o The project is on a large lot, allowing the addition to have a significant setback from the street
o There are no variance requests in the application other than those related to historic conditions
that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as trees that
must be preserved, Environmentally Sensitive Areas review, etc.
10.6 Design a new addition to be recognized as a product of its own time.
• An addition shall be distinguishable from the historic building and still be visually compatible with historic
features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or a modern
interpretation of a historic style are all techniques that may be considered to help define a change from
historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate
strongly to the historic resource in at least two of these elements. Departing from the historic resource
in one of these categories allows for creativity and a contemporary design response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a development.
Some resources of particularly high significance or integrity may not be the right instance for a
contrasting addition.
10.7 When planning an addition to a building in a historic district, preserve historic alignments on
the street.
31
Page 10 of 12
• 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.
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.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
• Only a one-story connector is allowed.
• Usable space, including decks, is not allowed on top of connectors unless the connector has limited
visibility and the deck is shielded with a solid parapet wall.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource
and addition. The connector must reveal the original building corners. The connector may not be as
wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and accessed
by a secondary pathway. See guideline 4.1 for further information.
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.
12.4 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.
32
Page 11 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 Finding: The applicable sections of the design guidelines are as follows: site planning, relocation,
building materials, windows, doors, roofs, porches, building additions, and service areas.
Staff finds Design Guideline 1.8 regarding stormwater mitigation requires further discussion with all
relevant City Departments. Engineering and Parks have specific requirements that need to be met. This
guideline requires the design of the stormwater mitigation system to provide positive drainage away
from the historic buildings and minimize the visual impact of any associated features, such as drywells.
Staff recommends further discussion with all relevant City Departments and the provision of a
preliminary plan that considers the existing site conditions, as well as the proposed subgrade addition.
Design Guideline 9.6 relates to the visual impact of lightwells and their overall location. The applicant
proposes two lightwells to provide daylight into the subgrade areas of the house. Both lightwells are
significant in size, but the one visible from the street facing façade and connected to the historic porch
is problematic because it competes with other architectural features that are character defining to the
historic building. Staff recommends restudy of the size and/or location of the front lightwell so that it
has minimal visual impact. The Building Department provided comments related to railings for the
proposed lightwells. We plan to continue working with the Building Department to find a solution that
does not result in elements that would obstruct the view of the historic resource.
Design Guideline 10.4 calls for the historic resource to be the focus and main entry for the property.
The main entrance is proposed on Main Street with an alternative entrance being proposed on the
alleyway in the form of a loggia. The historic resource is perceived as the visually dominant structure
on the site; however, the total above grade floor area of the new addition is more than 100% of the
historic resource. HPC may consider an exception to this requirement if two or more of the listed
concepts are met. Staff finds that only one of the concepts related to the utilization of interior space
has been met. Staff recommends a restudy of the scale and proportions of the new addition to be more
sensitive to the historic resource. 33
Page 12 of 12
Design Guideline 10.6 concerns the design of the new addition to be compatible with the historic
resource by considering form, materials, and fenestration. Staff finds that the proposed design does
not establish a strong relationship for any of the three aspects listed. Staff recommends a restudy of
the new above grade addition by selecting two of the three characteristics listed and relating them back
to the historic resource.
Design Guideline 10.9 provides requirements for situations where the new above grade addition is taller
than the historic resource. As a one-story historic resource on a 3,000 sf lot, it is important that the new
addition does not overshadow the historic resource through mass and scale. The above grade addition
is two stories and does not have a connecting element as stipulated in the requirements. The addition
does not tuck under the eave of the historic resource, but attaches to the back side of the historic
building. Staff recommends restudy for a more sensitive connection between the old and the new.
Design Guideline 10.11 addresses the roof form of the new addition. These forms must be simple and
compatible with the historic resource. In this case, a majority of the new addition is a flat roof that also
has a roof deck located on top of the roof, which may be visible from Main Street. Unless form is the
selected aspect for deviation from the historic resource, new additions to Victorian structures primarily
have a pitched roof. Staff recommends restudy.
In summary, staff recommends restudy above grade addition and a more sensitive connecting element
between the old and new buildings.
34
Page 1 of 2
Exhibit A.2
Dimensional Variations Criteria
Staff Findings
26.415.110.C: Variances:
Dimensional variations are allowed for projects involving designated properties to create development
that is more consistent with the character of the historic property or district than what would be required
by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the
historic property, an adjoining designated historic property or historic district.
Staff Finding: The applicant is requesting for setback variations on the west and east sideyards of the
property for the construction of a new addition. The historic resource is currently in the setback and
received dimensional variations when the lot was approved for a historic lot split in 2012. As a 3,000sf
lot located between two properties and a historic alignment to maintain, there is a limited area of
buildable space. Staff finds the granting of setback variations helps mitigate any adverse impacts
towards the historic resource and supports the granting of the setback variation.
2. In granting a variance, the HPC must make a finding that such a variance:MET NOT MET DOES NOT
APPLY
a.) Is similar to the pattern, features and 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.
MET
Review Criteria for 202 East Main Street
As a historically designated property, HPC may grant dimensional variations of the Land Use Code to allow for
development in the side, rear and front setbbacks. The applicant is requesting Setback Variations for the proposed design.
MET
Summary of Review Criteria for Setback Variation Request
26.415.110.C - Variances. Dimensional variations are allowed for projects involving designated properties to create development that
is more consistent with the character of the historic property or district than what would be requried by the underlying zoning's
dimensional standards.
35
Page 2 of 2
26.415.110.D: Parking:
Parking reductions are permitted for designated historic properties on sites unable to contain the
number of on-site parking spaces required by the underlying zoning. Commercial designated properties
may receive waivers of payment-in-lieu fees for parking reductions.
In addition to the review criteria listed in Chapter 26.515, the parking reduction and waiver of payment-
in-lieu fees may be approved upon a finding by the HPC that it will enhance or mitigate an adverse
impact on the historic significance or architectural character of a designated historic property, an
adjoining designated property or a historic district.
Staff Finding: The proposal requires two (2) parking spaces for a single-family residence. The proposed
design provides for one (1) parking space, and the applicant wishes to reduce the parking requirement
by one (1) space. Staff recognizes the potential challenge of providing for two on-site parking spaces
due to the size of the lot and the need to maintain historic alignment towards the front of the property;
however, staff recommends restudy of the proposed above grade addition, then reevaluating the site
conditions for a parking space reduction.
In addition to the review criteria in Section 26.515, the parking reduction and waiver of payment-in-lieu
fees may be approved upon a finding by HPC that:MET NOT MET DOES NOT
APPLY
it will enhance or mitigate an adverse impact on the historic significance or architectural character of a
designeated historic proerty, an adjoining designated property or a historic district.NOT MET
Review Criteria for 202 East Main Street
As a historically designated property, HPC may grant parking reduction and waiver of payment-in-lieu fees
if designated properties are unable to contain the number of required parking spaces.
Summary of Review Criteria for Parking Variation Request
26.415.110.D - Parking. Parking reductions are permitted for designated historic properties on sites unable to contain the nubmer of
on-site spaces requird by the underlying zoning.
36
Page 1 of 2
Exhibit A.3
Relocation Criteria
Staff Findings
26.415.090.C: Relocation:
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.
26.415.090.C - Relocation. Relocation for a building, structure or object will be approved if it is
determined that it meets any one of the following standards:MET NOT MET DOES NOT
APPLY
1. It is considered a noncontributing element of a historic district and its relocation will not affect the
character of the historic district; or N/A
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 .N/A
3. The owner has obtained a certificate of economic hardship; or N/A
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:MET NOT MET DOES NOT
APPLY
1. It has been determined that the building, structure or object is capable of withstanding the physical
impacts of relocation;CONDITION
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.CONDITION
MET
MET
Review Criteria for 202 East Main Street
The applicant is requesting for Conceptual Major Development review approval
and relocation of the historic building onto a new basement.
Summary of Review Criteria for Relocation Request
37
Page 2 of 2
Staff Finding: According to the historic Sanborn Map from 1904, it appears that the historic miner’s
cottage is in its original location. The applicant’s plan for temporary relocation is for the purpose of
building a new basement. The proposed work for relocation and excavation must comply with Design
Guideline 9.1 by providing structural assessment and financial assurances. Additional comments have
been provided by other relevant City Departments regarding the excavation process that the applicant
will need to address prior to Building permit submittal. Staff finds all the relevant review criteria for
relocation are met with conditions.
38
Page 1 of 2
Exhibit A.4
Floor Area Bonus Criteria
Staff Findings
26.415.110.F: Floor Area Bonus:
1. In selected circumstances, the HPC may grant up to five hundred (500) additional square feet of allowable
floor area for projects involving designated historic properties. To be considered for the bonus, it must
be demonstrated that:
a) The design of the project meets all applicable design guidelines;
b) The historic building is the key element of the property and the addition is incorporated in a
manner that maintains the visual integrity of the historic building;
c) The work restores the existing portion of the building to its historic appearance;
d) The new construction is reflective of the proportional patterns found in the historic building's
form, materials or openings;
e) The construction materials are of the highest quality;
f) An appropriate transition defines the old and new portions of the building;
g) The project retains a historic outbuilding; and/or
h) Notable historic site and landscape features are retained.
2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole
discretion of the HPC and the Commission's assessments of the merits of the proposed project and its
26.415.110.F - Floor Area Bonus. In selected circumstances, the HPC may grand up to five hundred
(500) additional square feet of allowable floor area for projects involving designated historic properties.
To be considered for the bonus, it must be demonstrated that:
MET NOT MET DOES NOT
APPLY
a) The design of the project meets all applicable design guidelines;NOT MET
b) The historic building is the key element of the property and the addition is incorporated in a manner
that maintains the visual integrity of the historic building;
c) The work restores the existing portion of the building to its historic appearance;
d) The new construction is reflective of the proportional patterns found in the historic building's form,
materials or openings;
e) The construction materials are of the highest quality;
f) An appropriate transition defines the old and new portions of the building;NOT MET
g) The project retains a historic outbuilding; and/or N/A
h) Notable historic site and landscape features are retained.N/A
MET
MET
MET
MET
Review Criteria for 202 East Main Street
The applicant is requesting for Conceptual Major Development
review approval and a 500 sf floor area bonus.
Summary of Review Criteria for Floor Area Bonus Request
39
Page 2 of 2
ability to demonstrate exemplary historic preservation practices. Projects that demonstrate multiple
elements described above will have a greater likelihood of being awarded additional floor area.
3. The decision to grant a floor area bonus for major development projects will occur as part of the approval
of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D. The floor area bonus may also
be approved as part of a Historic Landmark Lot Split Review.
4. Floor area bonuses are cumulative. A property shall receive no more than 500 square feet total.
Staff Finding: This project is subject to the code language before the Historic Preservation Benefits
updates. HPC may grant up to 500 sf floor area bonus. Of the eight criteria listed, two are not
applicable, and staff finds that the applicant meets four of the six remaining criteria for awarding a floor
area bonus. The applicant is taking a 480 sf reduction for building a residential building in the MU zone
district due to underlying zoning requirements, and the request for the 500 sf bonus is for the proposed
rooftop deck and lightwells that do not add mass and scale. Staff could support the request for a floor
area bonus; however, recommends a restudy of the above grade addition and connection element to
ensure the expansion is sympathetic to the site before discussing this request.
40
From:Nick Thompson
To:Sarah Yoon; Amy Simon; Ben Carlsen; Bob Narracci; Bonnie Muhigirwa; David Coon; David Radeck; Denis
Murray; Hailey Guglielmo; Jack Danneberg; Jim Pomeroy; Mike Horvath; PJ Murray; Trish Aragon
Subject:RE: HPC Referral Project: 202 E. Main Street
Date:Friday, June 21, 2019 4:58:44 PM
Attachments:image009.png
image010.png
image011.png
image012.png
image003.png
Hi Sara,
Here are comments from building:
1. Historic portion East property line fire separation distance of 3’-5” complies with IRC (change
in use to single family) if fire sprinklers are installed. (2015 IRC R302.1)
2. Historic portion West property line fire separation distance of 1’-0” requires 1 hour rated wall
and no windows or eave overhangs allowed. The existing condition is similar but with a few
more inches of clearance on the West (but then less on the East) (2015 IRC R302.1). However,
2015 IEBC 1205.3 allows the existing historic exterior wall and opening situation to remain
due to a change of occupancy to an equal hazard category. The applicant must submit a
report per 2015 IEBC 1201.2.
3. The new addition is 3’ from the East and West property lines. This requires either a fire
sprinkler or 1 hour fire rated wall with windows no more than 25% of wall area and 1 hour fire
rated eave overhangs no closer than 2’ to the property lines (2015 IRC R302.1). Applicant
should verify with the Parks department that a fire sprinkler line can feasibly be installed.
4. Emergency escape and rescue opening window wells have grates and appear to be adjacent
to walkways- requiring guards per City policy.
Nick Thompson
Plans Examiner
Community Development
130 S Galena St.
Aspen, CO 81611
p: 970.429.2757
c: 970.456.5165
www.cityofaspen.com
www.aspencommunityvoice.com
Notice and Disclaimer:
EXHIBIT B - REFERRAL COMMENTS
41
From:Hailey Guglielmo
To:Sarah Yoon
Subject:RE: HPC Referral Project: 202 E. Main Street
Date:Thursday, June 27, 2019 4:22:55 PM
Attachments:image001.png
image002.png
image003.png
image004.png
image005.png
Sarah,
Engineering comments are as follows:
1.Stormwater - The application makes no reference to how onsite runoff will be captured and
treated for water quality. The proposed plan does not leave much room for stormwater
treatment. Prior to HPC approval the applicant shall provide information on a conceptual level
of how rainwater will be treated.
2.Excavation Stabilization - The proposed excavation stabilization plan is very constrained. If any
work or layback is proposed to be done on neighboring properties, an agreement between
the property owners must be submitted to the City along with the building permit. Micropile
walls cannot have any impact on neighboring properties.
3.Water service line – at building permit, the applicant shall work with the Parks and
Engineering Departments to determine the best alignment of the new water service line. Any
plan shall minimize impacts to the street trees. The application mentioned removing the tree
in the front yard so it is my understanding there will be no onsite utility tree conflicts.
4.Public improvements – at the time of building permit a 6’ sidewalk will be required. The
sidewalk shall follow the COA “floating sidewalk” detail to avoid tree roots. New curb and
gutter will be required. A one sided pour on the back will be required to protect the existing
tree roots. A 2’ asphalt t-top patch will be required.
Thanks,
Hailey Guglielmo, PE
Development Engineer
Engineering Department
201 N Mill St. Ste 203
Aspen, CO 81611
p: 970.429.2751
www.cityofaspen.com
42
From:David Radeck
To:Sarah Yoon; Amy Simon; Ben Carlsen; Bob Narracci; Bonnie Muhigirwa; David Coon; Denis Murray; Hailey
Guglielmo; Jack Danneberg; Jim Pomeroy; Mike Horvath; Nick Thompson; PJ Murray; Trish Aragon
Subject:RE: HPC Referral Project: 202 E. Main Street
Date:Thursday, June 20, 2019 5:00:08 PM
Attachments:image001.png
image012.png
image013.png
image014.png
image015.png
Hi Sarah,
Parks comments:
On page 19, applicant is asking for a removal of the front tree. As there are two trees in the
front yard, 1 deciduous and 1 coniferous, we need to know which they are inquiring about.
What are the limits of excavation in front yard? This will require discussion with the City
Forester to see how close to the cottonwood trunks they can disturb.
On pages 5 & 30, Waiver request for Parks Dedication fees will need approval of Manager of
Parks.
DBH on cottonwood trees are the same on both surveys, one dated 9/24/2012 and the other
dated 3/21/2019. Will need to verify sizes.
If ENG is requiring sidewalk to be replaced it must be of a floating design and no excavation
can occur within the driplines of the existing cottonwoods.
Any activity in the front yard will require discussion with the City Forester as it is entirely
within the driplines of the cottonwoods. This includes staging of house while the basement is
being dug.
The waterline for both 202 and 208 W Main is in between the 2 cottonwoods and a discussion
will need to be had between ENG and Parks to determine the best location for the new
waterline.
Dave
David Radeck
Project Technician
Parks Department
585 Cemetery Lane
Aspen, CO 81611
p: 970.429.2025
c: 970.274.2175
f: 970.920.5128
www.cityofaspen.com
43
202 EAST MAIN STREET
APPLICATION FOR MAJOR DEVELOPMENT
VICKERY – PEGOLOTTI
JUNE 10, 2019
44
202 East Main
Application for Major Development
June 10, 2019
Contents
Sections
Application Form
Written Description
Vicinity Map
Context Analysis
Site Improvement Survey
Architectural Drawings
Total FAR Summary
Overall Construction Method
Partial Demolition
Temporary Relocation multiple
Summary of Proposed Variations and Benefits
Code Section Compliance
Documents
Site Improvement Survey
Site Improvement Survey Enlargement
Recorded Subdivision Exemption Plat
Vicinity Aerial
FEMA Flood Plain
Proof of Ownership
Mailing List
Structural Integrity Report*
Landscape Plan on site plan*
Lighting Plan*
Exhibits
Site Improvement Survey Enlargement
Envelope Reduction Graphic
202-208 Adjacent Site Plan Diagram
Livability Benefits Workup
Photographs of Existing
Worksheets
FAR Calculation Worksheet – Existing
FAR Drawing Worksheets – Existing
FAR Calculation Worksheet – Proposed
FAR Drawing Worksheets – Proposed
FAR Calculation Worksheet – Resource Only
Demolition Calculation
Demolition Plan Worksheet
Demolition Elevation Worksheet
45
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
Agreement to Pay Application Fees
An agreement between the City of Aspen (“City”) and
I understand that the City has adopted, via Ordinance No. 30, Series of 2017, review fees for Land Use applications and
payment of these fees is a condition precedent to determining application completeness. I understand that as the property
owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are
non-refundable.
$.___________flat fee for __________________. $.____________ flat fee for _____________________________
$.___________ flat fee for __________________. $._____________ flat fee for _____________________________
For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not
possible at this time to know the full extent or total costs involved in processing the application. I understand that addit ional
costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete
processing, review and presentation of sufficient information to enable legally required findings to be made for project
consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to
the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of
an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay
the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not
render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I
agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly
rates hereinafter stated.
$________________ deposit for_____________ hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at $325.00 per hour.
$________________ deposit for _____________ hours of Engineering Department staff time. Additional time above the
deposit amount will be billed at $325.00 per hour.
City of Aspen:
________________________________
Jessica Garrow, AICP
Community Development Director
Signature: _________________________________________
PRINT Name: _______________________________________
Title: ______________________________________________City Use:
Fees Due: $_______Received $_______
Case #___________________________
Please type or print in all caps
Address of Property: ______________________________________________
Property Owner Name: __________________________ Representative Name (if different from Property Owner)_______________________
Billing Name and Address - Send Bills to:
___________________________________________________________________________________________________
Contact info for billing: e-mail: _______________________________________ Phone: __________________________
202 East Main Street, Aspen, CO 81611
Jake Vickery, RLJP*
Della Pegolotti
Jake Vickery
Jake Vickery, PO Box 12360, Aspen, CO 81612
jakevickery@comcast.net 970 309-7722
Jake Vickery
co-owner & manager
*Rocking Lazy J Properties
6$1950
46
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
LAND USE APPLICATION
Project Name and Address:_________________________________________________________________________
Parcel ID # (REQUIRED) _____________________________
APPLICANT:
Name: ______________________________________________________________________________________________
Address: _______________________________________________________________________________________________
Phone #: ___________________________ email: __________________________________
REPRESENTIVATIVE:
Name: _________________________________________________________________________________________________
Address:________________________________________________________________________________________________
Phone#: _____________________________ email:___________________________________
Description: Existing and Proposed Conditions
Review: Administrative or Board Review
Have you included the following?FEES DUE: $ ______________
Pre-Application Conference Summary
Signed Fee Agreement
HOA Compliance form
All items listed in checklist on PreApplication Conference Summary
Required Land Use Review(s):
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage _________ Lodge Pillows______ Free Market dwelling units ______
Affordable Housing dwelling units_____ Essential Public Facility square footage ________
202 EAST MAIN; 202 East Main Street, Aspen, CO
Parcel #273707399001; Account #R021796
Jake Vickery and Della Pegolotti, Rocking Lazy J Properties
202 East Main Street, Aspen, CO
970 309-7722 jakevickery@comcast.net
Contact: Jake Vickery
1. Single story "miner's cottage", a local historic landmark, on an interior 3000 sf lot in the 200
block of East Main Street. The existing house encroaches into side yard setbacks. There is a
non-historic addition on the rear. There is a similar house structure on the lot to the east,
developed as mixed use building. The two parcels are an historic landmark lot split.
2. The proposal is to demolish the existing non-historic rear addition, restoring of the exterior
of the existing structure, add a full basement, convert existing commercial use to residential
single family, and expand with an new addition to the rear. The existing house will be
temporarily relocated on site. An FAR bonus of 500 FAR sf is being sought.
HPC
Major Development Plan; partial demolition, temporary relocation
na 1
0 0
x
na
x
970 309-7722 jakevickery@comcast.net
202 East Main Street, Aspen, CO
na
Legal: Lot 1 Main Street Victorians Historic Lot Split Subdivision Exemption, Pitkin County
x
x
x
47
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
DIMENSIONAL REQUIREMENTS FORM
Project and Location ____________________________________________________________________
Applicant: ____________________________________________________________________________
Gross Lot Area: __________Zone District: _______ Net Lot Area: __________
Please fill out all relevant dimensions
Single Family and Duplex Residential
Existing Allowed Proposed
1) Floor Area (square feet)
2) Maximum Height
3) Front Setback
4) Rear Setback
5) Side Setbacks
6) Combined Side Setbacks
7) % Site Coverage
8) Minimum distance between buildings
Proposed % of demolition ______
Commercial
Proposed Use(s)____________________
Existing Allowed Proposed
1) FAR (Floor Area Ratio)
2) Floor Area (square feet)
3) Maximum Height
4) Off-Street Parking Spaces
5) Second Tier (square feet)
6) Pedestrian Amenity (square feet)
Proposed % of demolition ______
Existing non-conformities or encroachments:
Variations requested:
**Please refer to section 26.575.020 for information on how to calculate Net Lot Area
Multi-family Residential
Existing Allowed Proposed
1) Number of Units
2) Parcel Density (see 26.710.090.C.10)
3) FAR (Floor Area Ratio)
4) Floor Area (square feet)
4) Maximum Height
5) Front Setback
6) Rear Setback
7) Side Setbacks
Proposed % of demolition ______
Lodge
Additional Use(s)____________________
Existing Allowed Proposed
1) FAR (Floor Area Ratio)
2)Floor Area (square feet)
3)Maximum Height
4) Free Market Residential(square feet)
4) Front setback
5) Rear setback
6) Side setbacks
7) Off-Street Parking Spaces
8) Pedestrian Amenity (square feet)
Proposed % of demolition ______
Complete only if required by the PreApplication checklist
1550
MU 3000 sf 3000 sf
Main Street Historic District
202 EAST MAIN; 202 East Main Street, Aspen, CO
Jake Vickery and Della Pegolotti, Rocking Lazy J Properties
na
nana
(1) HP Bonus requested - 500 sf max.500 sf
FAR 1920 2420(1)
25'25'(2)19'-1"
13'-4"13'-4"10'-0"(min. required)
(min. required)
(min. req'd new)
5'-0"5'-0"5'-0"
5'-0"3'-0"(2)see below
na
na
na
(1339 sf /4149 sf)32.27%
1.8' East Side Yard encroachment to 3.2' (not including roof overhang)
3.9' West Side Yard encroachment to 1.1' (not including roof overhang)
2' East sideyard reduction to 3' for new addition 2' West sideyard reduction to 3' for new addition
1 parking space; sideyard variances for new basement under existing house (see above)
WAIVERS REQUESTED: Park dedication fees, transportation demand management fees, employee
housing mitigation (exempt);
5' light well encroachments both side yards, trash enclosure
HP Bonus - 500 sf.
in lieu parking fees
(2)
(3) the site drops approximately 3' front to back
48
COMMUNITY DEVELOPMENT DEPARTMENT
November 2017 City of Aspen | 130 S. Galena St. | (970) 920-5090
Homeowner Association Compliance Policy
All land use applications within the City of Aspen are required to include a Homeowner Association
Compliance Form (this form) certifying the scope of work included in the land use application complies
with all applicable covenants and homeowner association policies. The certification must be signed by
the property owner or Attorney representing the property owner.
Property
Owner (“I”):
Name:
Email: Phone No.:
Address of
Property:
(subject of
application)
I certify as follows: (pick one)
□This property is not subject to a homeowners association or other form of private covenant.
□This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application do not require approval by the homeowners association or
covenant beneficiary.
□This property is subject to a homeowners association or private covenant and the improvements
proposed in this land use application have been approved by the homeowners association or
covenant beneficiary.
I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the
applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I
understand that this document is a public document.
Owner signature: _________________________ date:___________
Owner printed name: _________________________
or,
Attorney signature: _________________________ date:___________
Attorney printed name: _________________________
202 East Main Street, Aspen, CO
Jake Vickery and Della Pegolotti, Rocking Lazy J Properties
jakevickery@comcast.net 970 309-7722
x
Jake Vickery
6.10.19
x
49
202 EAST MAIN STREET
Application for Major Development, Partial Demolition, Temporary Relocation, and Benefits
Written Description
June 7, 2019
OVERVIEW
This application is for Major Development, Partial Demolition, Temporary Relocation, and Benefits for
202 East Main Street, Aspen. This application conforms to the purpose, intent, and provisions of the
relevant sections of the Land Use Code and the AACP as well as complying with the more detailed
requirements and standards of the Historic Preservation Guidelines.
INTRODUCTION
202 East Main is a one-story “Miner’s Cottage” located on the north side of the 200 block of East Main
Street in Aspen. This application is for the preservation and rehabilitation of this historic house and
redevelopment of the property including the removal of an existing non-historic rear addition and
replacement with a new addition. The current use of the property is commercial. This application
changes the use to single family residential. A FAR bonus and several variations are requested as well as
waivers of several development fees.
CONTRIBUTION & CONTEXT
202 East Main is a small, simple one-story vernacular structure located on a small interior 3,000 sf lot. As
such this modest building has inherent limits on its ability to individually distinguish itself. That said, this
particular resource derives increased community value and historical importance from its grouping with
adjacent historical buildings, its location at the entry to Aspen’s commercial core, and from its strategic
position in multiple levels of historical context. For this reason, this application has an important
secondary focus on understanding, supporting, and responding to the specific attributes of this particular
contextual situation. In this way, this application seeks to set an example for properties of this type, both
in terms of process and design.
HISTORY
The general history of the property is provided in the City’s HP Evaluation Sheet on record and is not
reiterated here. Included below is a historical photograph of the West End around 1887 and an
enlargement of the area around 202 East Main. Of interest is that 202 East Main and the buildings
immediately adjacent to it do not resemble the current buildings. This would indicate that the existing
structures were either constructed or moved to this site at a later date.
50
Aspen’s West End circa 1987 Enlargement of 200-216 East Main Street
EXISTING SITE CONDITIONS
This 3000 sq. ft. lot is 100’ x 30’ and has about a 3’ drop towards rear. The existing historical structure is
44’ long and 25’ 7” wide. The side yard on the east is 3’5” and on the west is 1’0” totaling 4’5”. The
historic structure occupies roughly the front 58’ of the lot including a 13’4” deep front yard. The historic
structure has a footprint including the porch of 1041 sf. There is a partial basement of about 358 sf
under the rear portion of the resource with the rest being crawl space. The overall FAR for the existing
structure is 1,550 FAR sf. Detailed information is provided in the attached documentation. Adjacent
conditions are addressed under “Context” in that section of this application.
PRESERVATION & REHABILITATION
In this application the exterior of the historic house will be fully preserved and rehabilitated using best
established standards and practice. Structure and utilities will be upgraded to current standards. After
temporary relocation for the construction of a new basement the historic house will be returned to its
existing location aligning with adjacent buildings. The front façade, trim, bay window, openings,
chimney, and front porch will be fully repaired and restored to original condition. The house has been
resided. If workable, the new siding on the front will be removed to expose original siding if it remains
and can be used. Non-historic windows in the existing house will be removed or replaced with windows
of compatible design, proportion, and trim. It is believed that one of the original windows on the east
side was removed and reused in a new location on the house. The proposal is to return this window to
its original location. The northeast corner of the
PARTIAL DEMOLITION
The non-historic detractive addition on the rear will be demolished as shown in the drawings. The
percent of this partial demolition is 32.6%, less than the 40% threshold for full demolition.
TEMPORARY RELOCATION
Prior to this relocation work the structural systems will be exposed and examined by a structural
engineer and house moving expert. Recommendations will be followed to brace and support the
1887
51
structure and fully protect all historical features including all openings. The house will then be placed on
steel beams and raised an estimate of 5’. The house will be moved to the front of the lot to permit
construction of the rear basement. Similarly, the house will be moved to the rear of the lot to allow
construction of the basement in the front of the lot. The house will then be returned to its existing
location for the completion of the work. These moves enable the installation of micro piles and a new
basement while allowing the historic house to remain on site during construction. Drawings showing this
process are included in the application.
CHANGE IN USE
This proposal creates a change in use from commercial to residential single-family. To note, the owner’s
preferred use is a mixed-use building containing existing commercial in front and residential use in rear.
This was the owner’s plan for the last 20 years. This option was removed by recent code changes.
PROPOSED DEVELOLPMENT - DESIGN
A new rear addition and full basement are proposed to be added to the historic structure to improve and
assure its continued utility and to meet current usability standards. The above grade FAR of the addition
is just slightly larger than that of the original resource. The height of the roof of the addition is roughly
the same as the original historic resource. The design of the addition utilizes the historic 14’ module
throughout. Window and door proportions of the resource are utilized in the design of the addition.
Most basic functional spaces are located in the basement and not above grade.
The design gives priority to the west side of the property over the east side. A larger combined lightwell
has been created on the west side leaving the undisturbed portion of the north wall of the historic house
intact and exposed. It also provides the effect of a 10’ separation. A “loggia” orients to the alley and to
Aspen Street and provides a back entry / rear porch type interface. The loggia also creates a void in the
building form of the addition which accentuates the look and scale of a one car garage. The flat roof area
in the center of the site is utilized for a roof deck to make up for the lack of usable private outdoor space.
Derivative elements refer to the Sardy House and the relocated 208 shed. The second story master
bedroom has a gable roof for historical reference.
PRESERVATION IMPACT TO PROPERTY RIGHTS AND UTILITY
The principle impact of historic designation and preservation of this property is that the existing building
must remain and a second floor cannot be built above it. This eliminates the ability to build
approximately 960 sf of prime second story space on the front of the lot.
BENEFITS – VARIATIONS
The existing house extends into the side yard setbacks and variations will be necessary to legitimize this
condition. Partial side yard variations for the addition are requested as enable the preferred preservation
strategy compared to other options. They allow more useable interior width, utility, and livability. The
increased space provides some offset the loss of the 2nd floor space mentioned above. This strategy
preserves the historic house intact. An itemization of the requested variances is on the “Summary of
Variations and Benefits” included in this application.
52
BENEFITS – BONUS
A bonus of 500 FAR sf. is requested for this design. The vast majority (443 FAR sf – about 90%) of this
bonus is for decks and lightwells that have no effect on the above grade mass and scale of the project.
They greatly improve the utility and livability of the project without any negative impact on historical
value or the public interest. Only 57 FAR sf (3% of allowable) of this “bonus” are for above grade interior
space. This modest request is supported, if for no other reason, by the remedial actions being offered to
return the character defining elements of this house to their original condition.
FAR SUMMARY
The following provides a summary of the FAR for this project:
Allowable FAR sf 1920 (36% downzone (1080)
ABOVE GRADE FAR
Existing FAR 1550
Proposed FAR 1977
Net FAR increase 427
Resource FAR 945
New Addition (net) 1032
Net difference 87
TOTAL FAR
Above grade 1977
Below grade (Basement) 218
Roof Deck & Stair 176
Loggia 49
TOTAL FAR 2420
BONUS (Requested)
Lightwells & Decks 443
Addition Above Grade Space 57 (3% of allowable 1920)
Total Bonus 500
Introduction 6.7.19i
53
202 East Main St.
202 EAST MAIN STREET
VICINITY MAP
202 East Main Street
202 EAST MAIN STREET
VICINITY MAP
EXHIBIT
54
CONTEXT
As stated earlier the contextual situation of this property is a focus of this application and project design.
There are four levels of context used to inform the re-development of this property. They are (1) Main
Street and the Historic District, (2) Neighborhood, (3) Immediate, and (4) Site Specific. Aerials, diagrams,
and photographs representing these levels have been included in this application. The following aerials
show the 4 different levels of context:
202 EAST MAIN - CONTEXT LEVELS
Level 1 – Town of Aspen & Main Street Historic District Level 2 – Neighborhood Context Aerial
Level 3 - Immediate Context Level 4 - Site Specific Context
55
SARDY HOUSE NORTH ASPEN STREET 4 AMIGOS PAN ABODE EMPLOYEE HOUSING GAS STATION WEST MAIN STREET 200 BLOCK - NORTH SIDE WEST MAIN STREET #200 to #216 - NORTH SIDE 202 WEST MAIN STREET CONTEXT PANORAMA 202-21656
202 EAST MAIN - CONTEXT DIAGRAM
Context Analysis Diagram
57
CONTEXT ANALYSIS – KEY ASPECTS
(1) Town of Aspen and Main Street Historic District
• Proximity and gateway to the Commercial Core
• High vehicle traffic route, and Main Street Divide
• Important Pedestrian Route
• Streetscape- trees, sidewalk, setbacks, building, width and spacing, front yards, parking,
guidelines
• Main Street Historic District Guidelines
(2) Neighborhood – (Block)
• Historical structures on both sides of Main Street in this block
• Aspen and Main street intersection and gateway to the West End
• Relationship to Sardy House, Iconic Nation Register historic landmark
• Mixture of uses: Office, retail, personal service, residential, employee housing, auto service
• Residential R6 use across adjacent alley
• Alley Guidelines
(3) Immediate
• 200 – 216 East Main St. – Four synergistic structures
• 3 Historic Landmarks plus and a very supportive new structure on the west of 202 .
• 5 sheds – type synergistic structures
• Alley termination to west at Aspen Street with focal point of arch and vacated alley of Sardy
House
• 200 new building, sympathetic, parking in rear provides setback opening to northeast, loggia
• 216 not redeveloped
• Alley, trash, parking, secondary uses
• Negative space, loggia
(4) Site Specific
• Interior lot
• Site slopes site (about 3’6”) down towards rear
• One story structure, typical, front 58’ of site
• Existing encroachments and narrow side yards
• Limits on second story space
a very supportive new structure on the west of 202 .
(about 3’6”) down towards rear
58
EXHIBIT
59
202 East Main
Survey Enlargement
60
3D Isometric Drawings are for illustration ONLY!
Color May Differ Slightly Due to Different Monitor Settings and
Printers. Verify All Colors with Homeowner Prior to Any Painting.
Hebrews 3:4 (NIV) - For every house is built by someone, but God is the builder of everything.202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:09
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StProject
Cover Sheet
A0.0
Sheet Index
Label Title
A0.0 Project Cover Sheet
A0.1 Survey
A1.0 Existing Site Plan
A1.1 Exist Lower Level Plan
A1.2 Existing Ground Floor
A1.3
A1.4 Existing Roof Plan
A1.5 Existing Elevations
A1.6 Existing Cross Sections
A2.0 Demo Site Plan
A2.1 Demo BSMT Floor
A2.2 Demo Ground Floor
A2.3
A2.4 Demo Roof Plan
A2.5 Demo Elevations
A3.0 Proposed Site Plan
A3.1 Proposed BSMT Plan
A3.2 Proposed Ground Plan
A3.3 Proposed Upper Plan
A3.4 Proposed Roof Plan
A3.5.1 Proposed Elevations
A3.5.2 Proposed Elevations
A3.5.3 Proposed Elevations
A3.6.1 Proposed Sections
A3.6.2 Proposed Sections
A3.6.3 Proposed Sections
A3.6.4 Proposed Sections
A3.6.5 Proposed Sections
A3.7 Typical Details
X0.1 Exibit Site Plan
X1.1 Exibit Exist BSMT
X1.2 Exibit Exist GRND
X1.3 Exibit Exist Roof
X1.4 Exibit Exist Elev
X2.1 Exibit Demo BSMT
X2.2 Exibit Demo GRND
X2.3 Exibit Demo Roof
X2.4 Exibit Demo Elev
202200 208 216 vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netReserved
Reserved
Reserved
Date: 5.28.19
Reserved
Reserved
Reserved
Reserved
Existing Lower Floor Plan
Existing Ground Floor Plan
Proposed Lower Floor Plan
Proposed Ground Floor Plan
Proposed Upper Floor Plan
Proposed Cross Sections
Proposed Cross Sections
NOTE: REFER TO
ARCHITECTURAL
DRAWINGS
PROVIDED
UNDER
SEPARATE
COVER
61
N 30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
5'10'5'5'Site Plan - 202 E Main
Scale: 1/8 in = 1 ft
Property Line
Setback Line
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:26
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StExisting Site
Plan
A1.0
7897'7898'7899'7900'
7901'vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netAreas of existing structure in
setbacks
Areas to be demolished
Proposed
Demolition
Existing Site Plan
Date: 5.28.19
62
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:26
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StDN
D01 - 2868 W17 - 2810 PIC D02 - 2868
W18 - 2810 PIC W01 - 5040 XO W03 - 2020 PIC W04 - 2666 SH W05 - 2666 SH W10 - 2056 SH W12 - 2812 X 2668W16 - 5026 XO W15 - 2620 X W13 - 2620 X W09 - 2630 XO W08 - 2630 XO 2668266810068266826682668
W11 - 2620 X
W07 - 2666 SH W06 - 2666 SH W02 - 41066 DH 12 : 12
12 : 12
12 : 12
3 : 12
3 : 12
12 : 12
12 : 12
0 : 12
6 : 12
10 : 12
10 : 12
10 : 12
4 : 12
4 : 12
6 : 12
6 : 12
3'2'-6"3'-5"2'-6"3'
1'5'5'-1"2'-8"2'-3"8'-11"2'-6"2'-6 1/2"2'-5 1/2"2'-6"5'-7"2'-6"1'10'2'-6"12'-2"
1'16'13'-11 1/2"14'-0 1/2"24'-8"
69'-8"8"2'-6"11"2'-6"10"5'2'-1"2'-8"2'2'-8"3'-9"14'-6"7'-4"25'-7"11'-4"2'-8"10'-8"
24'-8"8'-9 1/2"4'-9 1/2"14'-5"16'1'
69'-8"4'-5 1/4"5'-6 1/2"4'-5 1/4"25'-7"2'2'-8"3'-6"8'-2"4'-5 1/2"8'-6"12'-7 1/2"1310 SQ FT
Office / Display
15'-6" x 13'-5"
1st Floor Plan
Scale: 1/8 in = 1 ft
LIVING AREA%HEIGHTS, GET GLOBALS%
DECK%HEIGHTS, GET GLOBALS%
Display
13'-5" x 12'-0"
Display
13'-5" x 12'-1"
Display
13'-1" x 24'-7"
Display
24'-2" x 13'-6"
OFFICE / DISPLAY%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%DISPLAY%HEIGHTS, GET GLOBALS%
BATH%HEIGHTS, GET GLOBALS%
OPEN BELOW%HEIGHTS, GET GLOBALS%DISPLAY%HEIGHTS, GET GLOBALS%
1'0 6'2'8'4'10'
GRAPHIC SCALE:
Property Line
Setback Line
A
X1.4
B
X1.4
C
A1.5
D
X1.4
E2
A1.6
E2
A1.6
E3
A1.6
E3
A1.6
E4
A1.6
E4
A1.6
E5
A1.6
E5
A1.6
E6
A1.6
E6
A1.6
Existing
Ground Floor
A1.2
955 sf
358 sf
DEMO
Note: All interior walls
to be removed vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netAreas to be demolished
Proposed
Demolition
Lower Level Floor PlanExisting Ground Floor Plan
Date: 5.28.19
63
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:26
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StW H
FurnW20 - 2812 X 26602028W14 - 2812 X
W19 - 2812 X 2668W21 - 1430 X 26682668
UP
16'14'-6"13'-6"24'-8"
68'-8"
24'-8"13'-6"14'-6"16'
68'-8"14'-6"25'-7"3'-9"7'-4"3'14'-5"25'-7"8'-2"Foundation Plan
Scale: 1/8 in = 1 ft
DISPLAY%HEIGHTS, GET GLOBALS%
1'0 6'2'8'4'10'
GRAPHIC SCALE:
Crawl Space
Utility
Storage
Display
Property Line
Setback Line
Brick/Rubble
Foundation
Concrete Block
Foundation
A
X1.4
B
X1.4
C
A1.5
D
X1.4
E2
A1.6
E2
A1.6
E3
A1.6
E3
A1.6
E4
A1.6
E4
A1.6
E5
A1.6
E5
A1.6
E6
A1.6
E6
A1.6
Exist Lower
Level Plan
A1.1
358 sf
DEMO
Note: All
interior walls
to be removed vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netBasement Plan
Areas to be demolished
Existing foundation to be
demolished and replaced
with full basement
21 sf
362 sf
585 sf
Refer to Ground Floor
Plan for this area
Proposed
Demolition
Existing Lower Floor Plan
Date: 5.28.19
Partial
Basement
64
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:27
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main St12 : 12
12 : 12
12 : 12
3 : 12
3 : 12
12 : 12
12 : 12
0 : 12
6 : 12
10 : 12
10 : 12
10 : 12
4 : 12
4 : 12
6 : 12
6 : 12
Floor Roof Plan
Scale: 1/8 in = 1 ft
1'0 6'2'8'4'10'
GRAPHIC SCALE:
Property Line
Setback Line
Existing
Roof Plan
A1.4
DEMO vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net Roof Plan
Areas to be demolished
Proposed
Demolition
Existing Roof Plan
Date: 5.28.19
65
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:27
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StSouth Elevation B - 202 E Main
Scale: 1/8 in = 1 ft
Cut Wood Shingles
Fixed Wood Window
w/ Wood Trim
West Elevation C - 202 E Main
Scale: 1/8 in = 1 ft
Asphalt Shingles
East Elevation A - 202 E Main
Scale: 1/8 in = 1 ft
Horizontal Wood Siding
Brick Siding
Concrete Blocks
Double Hung Wood
Windows w/ Wood Trim
Aluminum Windows w/
Wood Trim
Sliding Wood Window
w/ Wood Trim
Flat Panel Siding
Aluminum
Awning Window
Aluminum
Awning Window
Wood Panel Door w/
Transom Window Wood Rim
Board
Wood Fascia
Wood Cornerboard
Turned Wood Post
Brick Chimney
North Elevation D - 202 E Main
Scale: 1/8 in = 1 ft
Fixed Wood Window
Sliding Wood Window
Sliding Aluminum Window
Wood Access
PanelGlass Panel
Double Hung
Wood Window
Existing
Elevations
A1.5vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netAreas to be demolished
Areas to be demolished
69 sf
63 sf
Proposed
Demolition
crawl space
crawl space
crawl space
Date: 5.28.19
Existing partial basement and crawl
space to be removed and replaced
with full basement - existing exterior
brick to be salvaged and reused or
replaced with similar
66
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:31
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StSection 2 - 202 E Main
Scale: 1/8 in = 1 ft
Section 3 - 202 E Main
Scale: 1/8 in = 1 ft
Section 6 - 202 E Main
Scale: 1/8 in = 1 ft
Section 4 - 202 E Main
Scale: 1/8 in = 1 ft
Section 5 - 202 E Main
Scale: 1/8 in = 1 ft
Existing
Cross
Sections
A1.6
Section 5 - 202 E Main
Scale: 1/8 in = 1 ft
DEMO vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netAreas to be demolished
152 sf
Proposed
Demolition
Date: 5.28.19
Existing
Cross
Sections
Existing partial basement and crawl
space to be removed and replaced
with full basement - existing exterior
brick to be salvaged and reused or
replaced with similar
67
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:38
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StN 30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E1'4'3'2'3'2'3'-5"1'-7"10'1'4'5'
Site Plan - Proposed
Walkway on Adjacent Property
1'0 6'2'8'4'10'
GRAPHIC SCALE:
Setback Line
Property Line
7900.0
Setback Line
7899.0 7898.0 7897.0
New Light Well w/
Operable Grate
Light Well
10" Spruce
Trash Enclosure
Covered Porch
Proposed 2' Side
Yard Variance
Proposed 2' Side Yard Variance
Variance for Existing House
Variance for Existing House
Existing
Historic
House
Proposed New
Addition
Existing Grade
Interpolated Grade
Key
Perimeter Micro Piles Shown
on Foundation Plan.
Notes
Hard Surface
Adjacent Building
Adjacent Building
Adjacent Light Well
Scale: 1/8 in = 1 ft
7901.0
7901.0
2.5' Dia Cottonwood
2.5' Dia Cottonwood
7899.0 7900.0
Proposed
Site Plan
A3.0
Porous Paving vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netDate: 5.28.19 68
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:38
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StShower
Shower
ShowerDryer
Washer
W HFurnFurnW19 - 5050 PIC
W09 - 4050 XO W23 - 4050 DC 30682680
26802880 26803080 508050803080368050805080
36802680 5080W22 - 3050 SC UP
UP
9'-2"7'-8"27'-2"2'-7"12'-3 3/16"15'-9 13/16"5'-9"1'-4"
81'-9"3'20'-5"4'-10"28'-3"2'-6"24'26'2'-1"2'2'-8"22'-7 3/4"15'-1 1/4"28'16'
81'-9"10"5'3'-8"4'-11"4'-0 1/2"6'-3 1/2"6'-8"2'-7"18'-9"2'-7"10'-5"6'-8"2'-8"6'-8 1/2"4'-9"7'-6"2'-3"5'2'-10"11'-9"2'-8 1/2"7'-10 1/2"2'-9"BEDROOM 3 / FAMILY ROOM%HEIGHTS, GET GLOBALS%
BEDROOM 2%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
BEDROOM 1%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
Foundation Plan - 202 E Main Proposed
Scale: 1/8 in = 1 ft
1'0 6'2'8'4'10'
GRAPHIC SCALE:
DISPLAY%HEIGHTS, GET GLOBALS%
MECH ROOM%HEIGHTS, GET GLOBALS%
Mech Room
12'-0" x 7'-3"
Bedroom 1
15'-7" x 15'-3"
239 sq ft
%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
Bedroom 2
19'-7" x 12'-8"
210 sq ft
Bedroom 3 / Family Room
15'-9" x 21'-2"
333 sq ft
BEDROOM 3 / FAMILY ROOM%HEIGHTS, GET GLOBALS%
Property Line
%HEIGHTS, GET GLOBALS%
BEDROOM 3 / FAMILY ROOM%HEIGHTS, GET GLOBALS%
Light Well
Egress Light
Well
4
A3.6.4
4
A3.6.4
7
A3.6.5
7
A3.6.5
8
A3.6.5
8
A3.6.5
5
A3.6.4
5
A3.6.4
2
A3.6.2
2
A3.6.2
9
A3.6.5
9
A3.6.5
1
A3.6.1
1
A3.6.1
6
A3.6.4
6
A3.6.4
3
A3.6.3
3
A3.6.3
Proposed
BSMT Plan
A3.1vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netProposed Lower Floor Plan
Date: 5.28.19
Proposed
Lower
Floor Plan
69
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:38
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main St D01 - 2868 W17 - 2810 PIC D02 - 2868
W18 - 2810 PIC W01 - 5040 XO W03 - 2020 PIC W04 - 2666 SH W05 - 2666 SH W10 - 2056 SH D04 - 3068 D03 - 8076 W28 - 2630 DH
W07 - 2630 DH W06 - 2666 SH W20 - 2666 SH W02 - 41066 DH 10080 OHD Metal (Non-Insulated)266824682668W24 - 5050 PIC 4068UP
UP
12 : 12
12 : 12
2 : 12
3 : 12
12 : 12
12 : 12
6 : 12
10 : 12
10 : 12
10 : 12
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
8 : 12
8 : 12
0 : 12
0 : 12
0 : 12
12 : 12
19'-2"2'-6"3'-5"2'-6"3'
1'5'5'-1"2'-8"2'-3"3'2'-6"3'-5"2'-6"3'-9"5'7'-10"2'-7"
1'16'30'-7"5'-2 3/4"6'-5 1/2"23'-5 3/4"
82'-9"4"4'-10 1/2"4"4'-5 1/4"5'-6 1/2"4'-5 1/4"6'2'-2"25'-7"3'14'-5"8'-2"5'-4"2'10'2'1'8'1'14'10'26'2'-8"2'2'-8"7'-4"7'-3 1/4"5'2'
8'15'-5 3/4"11'-8 1/4"2'-7"28'16'1'
82'-9"
8'
8'8'5'-4"1'12'-6"5'-2"7'-9 1/2"9'-0 1/2"8'-9"6'-8 1/2"2'-6"5'-5 1/2"7'-3 1/2"3'-5 1/2"2'-7"7'-2"
1st Floor Plan - 202 E Main Proposed
Scale: 1/8 in = 1 ft
DECK%HEIGHTS, GET GLOBALS%
1'0 6'2'8'4'10'
GRAPHIC SCALE:
Property Line
LOGGIA%HEIGHTS, GET GLOBALS%
Garage
22'-6" x 23'-0"
437 sq ft
Loggia
4'-11" x 9'-11"
49 sq ft
Dining Area
27'-5" x 14'-4"
406 sq ft
Living Area
15'-10" x 13'-5"
212 sq ft
Kitchen
17'-2" x 10'-3"
177 sq ft
Trash Enclosure
Property Line Wall AboveWall AboveEntry
7'-1" x 8'-2"
66 sq ft
Restore
Historical
Window
Remove Non Historical
Windows & Restore
Building Corner
4
A3.6.4
4
A3.6.4
7
A3.6.5
7
A3.6.5
8
A3.6.5
8
A3.6.5
5
A3.6.4
5
A3.6.4
2
A3.6.2
2
A3.6.2
9
A3.6.5
9
A3.6.5
1
A3.6.1
1
A3.6.1
6
A3.6.4
6
A3.6.4
3
A3.6.3
3
A3.6.3
Proposed
Ground Plan
A3.2vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netProposed Ground Floor Plan
Date: 5.28.19
Proposed
Ground
Floor Plan
70
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:39
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StDN
Shower
tub
W12 - 6016 PIC W08 - 4050 PIC W26 - 6016 PIC W15 - 6016 PIC W16 - 6016 PIC
2668 2668
W13 - 4050 PIC W29 - 6016 PIC W27 - 6016 PIC W25 - 4050 PIC W11 - 6016 PIC W14 - 4050 PIC W21 - 7616 PIC 3068
3068
UP9'-10 3/4"4'-11 1/4"4'-9"4'-5"24'24'27'-10"7'-4"
35'-2"
14'-9 3/4"9'-7 1/2"5'-3 1/2"8'-6 1/2"11'-1 3/4"2'-10 1/4"5'-7"4'-5"10'4'4'-2 3/4"1'6'2'-9 1/4"3'-9 1/4"6'-2 3/4"4'-2 3/4"1'6'5'-4 1/2"6'1'4'-2 3/4"
7'-4"
2nd Floor Plan - 202 E Main Proposed
Scale: 1/8 in = 1 ft
1'0 6'2'8'4'10'
GRAPHIC SCALE:
BONUS ROOM%HEIGHTS, GET GLOBALS%BONUS ROOM%HEIGHTS, GET GLOBALS%
OPEN BELOW%HEIGHTS, GET GLOBALS%
MASTER BATH%HEIGHTS, GET GLOBALS%
Property Line
Master Bedroom
12'-10" x 13'-2"
169 sq ft
Master Bath
13'-0" x 9'-5"
122 sq ft
Master Closet
9'-1" x 9'-5"
86 sq ft
OFFICE AREA%HEIGHTS, GET GLOBALS%
Office Area
14'-0" x 13'-2"
173 sq ft
Existing Roof
See Roof Plan
New Roof
UP
MASTER BEDROOM%HEIGHTS, GET GLOBALS%
Roof
Deck
Above
4
A3.6.4
4
A3.6.4
7
A3.6.5
7
A3.6.5
8
A3.6.5
8
A3.6.5
5
A3.6.4
5
A3.6.4
2
A3.6.2
2
A3.6.2
9
A3.6.5
9
A3.6.5
1
A3.6.1
1
A3.6.1
6
A3.6.4
6
A3.6.4
3
A3.6.3
3
A3.6.3
Proposed
Upper Plan
A3.3vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net71
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:39
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main St12 : 12
12 : 12
2 : 12
3 : 12
12 : 12
12 : 12
6 : 12
10 : 12
10 : 12
10 : 12 30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
8 : 12
8 : 12
0 : 12
0 : 12
0 : 12
12 : 12
Overframing Area
1st Floor Roof Framing Plan - 202 E Main Proposed
Scale: 1/8 in = 1 ft
1'0 6'2'8'4'10'
GRAPHIC SCALE:
DN
76 SQ FT
DECK%HEIGHTS, GET GLOBALS%
3rd Floor Plan - 202 E Main Proposed
LIVING AREA%HEIGHTS, GET GLOBALS%
OPEN BELOW%HEIGHTS, GET GLOBALS%
Deck
22'-4" x 19'-10"
395 sq ft
Property Line
7
A3.6.5
7
A3.6.5
8
A3.6.5
8
A3.6.5
2
A3.6.2
9
A3.6.5
9
A3.6.5
1
A3.6.1
6
A3.6.4
6
A3.6.4
3
A3.6.3
Proposed
Roof Plan
A3.4
402 sf
Proposed Roof Plan
Date: 5.28.19vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net72
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:40
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StEast Elevation A - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Proposed
Elevations
A3.5.1
13'-11"vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net11'-0"450 sf
Proposed East Elevation
Proposed
East
Elevation
Proposed
West
Elevation
Date: 5.28.19
302 sf 13'-11"
East
73
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:46
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StWest Elevation C - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Proposed
Elevations
A3.5.2
FAR
Calculation
Worksheetvickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net81 sf
Proposed West Elevation
Date: 5.28.19
81 sf
Proposed
West
Elevation
74
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:47
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StSouth Elevation B - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Proposed
Elevations
A3.5.3
291 sf
258 sf
Proposed South Elevation (Main Street)Proposed North Elevation (Alley)
Proposed
North &
South
Elevationsvickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netDate: 5.28.19
75
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:48
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main St6"3'10'1'-6"9'1'-6"6'4'25'10'-6"37'-7"Cross Section 1 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
7919
7901.75
Dining Room
Garage
Master Bedroom
Bedroom #3
Hallway
Proposed
Sections
A3.6.1vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net76
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:53
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StCross Section 4 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Dining Room
Cross Section 5 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Dining Room
Proposed
Sections
A3.6.46"3'10'1'-6"9'1'-6"6'4'25'10'-6"37'-7"Cross Section 6 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
7919
7901.75
154 sf vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net154 sf
Cross Section 7 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Mech Room
30 sf
Proposed Cross Section 4 Proposed Cross Section 7 Proposed Cross Section 6
Date: 5.28.19
16 sf
77
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:56
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StTypical
Details
A3.7vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netPreliminary Materials
Metal siding of Hardy
Board
Brick
light guard railing (deck)
or solid
Stone or tile
Sheet metal siding Porus paving
Asphalt shingles
Metal framed window
ML WF
Wood framed window
light guard railing (deck)
horizontal wire in light
weight pipe frame
Preliminary
Materials
Proposed
78
202 East Main St.
TOTAL FAR CALCULATION - SUMMARY
6.7.19
Existing
Ground 1303
Basement 247
Total 1550
Resource
Ground 945
Basement 50
Total 995
Demolition (net)
Ground 358
Basement 197
Sub Total 555
Proposed
Upper 633
Ground 1344
Subtotal above grade 1977 Mass & Scale
Basement 218
Total Space 2195
Roof Deck & Stair 176
Loggia 49
Total Decks 225
TOTAL FAR 2420
Allowable 1920
Bonus 500
Total 2420
EXHIBIT
79
202 EAST MAIN STREET
Summary of Proposed Variations and Benefits (requested)
6.9.19
EXISTING NON-CONFORMITIES AND ENCROACHMENTS
1. 1.8' East Side Yard encroachment to 3.2' (not including roof overhang) & new basement
2. 3.9' West Side Yard encroachment to 1.1' (not including roof overhang) & new basement
PROPOSED VARIATIONS
1. Partial 2' East side yard reduction to 3' for new addition
2. Partial 2' West side yard reduction to 3' for new addition
3. 1 parking space or small vehicle
4. 5' light well encroachments both side yards
FAR BONUS REQUEST: 500 sf (All numbers in FAR square feet)
Allowable Calculation
Reduction in allowable
Base 1:1 3000
Reduction per Code 1080 (36%)
FAR Allowable 1920
Above Grade Calculation
Interior above grade space 1858
Garage after 250 sf exemption @ .5 119
Subtotal 1977
Over allowable (1920) 57
Below Grade Calculation*
Basement 218*
Deck Calculation*
Decks (after 15% exemption) 176* Roof Deck & Stairs (462-288) (24%)
Loggia 49*
Total 234
TOTAL FAR WITH BASEMENT & DECKS 2420
Bonus 500 (Request)
(*) Does not add space and doesn’t effect building mass
WAIVERS REQUEST:
1. Park dedication fees
2. transportation demand management fees
3. In lieu parking fee
or small vehicle space
EXHIBIT
80
202 EAST MAIN
APPLICATION FOR MAJOR DEVELOPMENT
6.9.19
OVERALL CONSTRUCTIONN TECHNIQUE
TEMPORARY RELOCATION – INCLUDING VARIATIONS
Demo existing rear addition
Remove front tree
Strip interior, brace and support existing roof, chimney, and exterior walls, remove existing interior walls
Remove existing floor for construction access
Excavate crawl space area under house for basement
Lift house approximately 6 feet and move house fully forward (keeping house on site)
Install micro piles on rear half of lot
Excavate and pour rear foundation walls on rear half of lot
Move house to rear of lot
Demo existing foundation and preserve historic brick
Install micro piles on from half of lot
Excavate and pour foundation
Move house back forward and lower to original location/position
Restructure floor and roof of house
Restore house
RELOCATION
81
N 30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
5'10'5'5'Site Plan - 202 E Main
Scale: 1/8 in = 1 ft
Property Line
Setback Line
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:26
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StExisting Site
Plan
A1.0
7897'7898'7899'7900'
7901'vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netAreas of existing structure in
setbacks
Areas to be demolished
Proposed
Demolition
Existing Site Plan
Date: 5.28.19
Temporary Position 2
Existing Location
Temporary Position 1
Temporary
Relocation
TR1.0
RELOCATION
82
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:48
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main St6"3'10'1'-6"9'1'-6"6'4'25'10'-6"37'-7"Cross Section 1 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
7919
7901.75
Dining Room
Garage
Master Bedroom
Bedroom #3
Hallway
Proposed
Sections
A3.6.1vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netDate: 5.28.19
Temporary Position 1 Temporary Position 2
Existing Location
Proposed Grade6'-0"Steel BeamsRise height
Centerline
of site
Cross Section 1 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Dining Room
Garage
Master Bedroom
Bedroom #3
Hallway
Temporary Position 1 Temporary Position 2
Existing Location
Proposed Grade6'-0"Steel BeamsRise height
Centerline
of site
Temporary
Relocation
Property line Property lineMidline of site
TR1.1
RELOCATION
83
202 EAST MAIN
APPLICATION FOR MAJOR DEVELOPMENT
6.10.19
Code Compliance Worksheet
_____________________________________________________________________________________
26.304 Common Development Review Procedures
26.415.010 Purpose and Intent
26.415.070 Major Development of Designated Properties
Guidelines Compliance
Introduction
Overview
Chapter 1 Context
Chapters 2 – 8 Rehabilitation
Chapter 9 Excavation, Building Relocation, Foundations
Chapter 10 Building Additions
Chapter 11 New Buildings on Landmarked Properties
Chapter 12 Accessibility, Architectural Lighting, Mechanical Equipment, Service Areas, & Signage
CONTEXT
1.1 Context: Block, Neighborhood, District – SEE WORKUP
CODE COMPLIANCE
84
REHABILITATION
1.2 Alley, Shed
1.3 Alley
1.6 Side walkway
1.8 Storm water, positive drainage
1.11 Trees, driplines, roots
1.23 Site regrading for positive drainage
2.6 Siding has been replaced
3.5 Replacing non-historic windows
3.7 Adding windows
5.0 Porches Alley (Rear) Porches - Loggia
6.0 Details
7.0 Roofs chimneys & vents
8.0 Secondary Structures
____________________________________________________________________________________
NEW CONSTRUCTION
9.0 Foundations
9.1 underpinning
9.5 brick foundation on rubble
9.6 minimize visual impacts of light wells
____________________________________________________________________________________
BUILDING ADDITIONS
10.1 RESPONSE: The existing rear addition has no historic value of its own.
10.2 RESPONSE: The existing addition is to be demolished.
10.3 RESPONSE:
• The addition is compatible in height, scale, size, and massing. Utilizes the 14’ module and historic window
proportions throughout.
• The addition is secondary to resource; it is behind resource on interior lot, not visible from street
• The addition differentiates from the resource with massing, fenestration, and materials. “There is a 3’ seam”
between old and new.
• Historic features are preserved and repaired to highest standards
85
• Not a corner lot
10.4 RESPONSE:
• The resource is visually dominant when viewed from the street and the existing entry point is maintained. The
addition is behind the resource and not visible from the street. The footprint of the addition (849) is smaller than
the footprint of the resource (1054). The design of the addition and the design is particularly sensitive to resource.
The above grade FAR of the addition is 1032; the above grade FAR of the existing resource is 945; a difference of 87
FAR sf or 9%; The addition is compatible in height, scale, size, and massing. Utilizes the 14’ module throughout.
• An existing detractive addition is being removed.
• The interior of the resource is fully utilized
• The addition differentiates from the resource with form, fenestration, and materials.
• There is a 3 foot wide “architectural seam” between old and new.
• Historic features are preserved and unaffected
10.5 RESPONSE: n/a - Not a corner lot
10.6 RESPONSE:
• product of its own time
• modern interpretation
• form, materials, fenestration
• “derivative response”
10.7 RESPONSE: existing alignment is preserved.
86
10.8 RESPONSE: n/a - the addition is similar in height and scale to resource
10.9 RESPONSE: n/a - the addition is similar in height to the resource
The design has a 1 story 3’ “seam” / connector articulating the addition from the resource. Due to construction concerns the
seam can not come in below the existing roof of rear shed. minimum headroom issues it does not connect below eave.
minimum of stair, goes where the rear wall has been removed). Light well
10.10 RESPONSE: addition to rear, entrance to addition is off alley, there is no impact on the resource from the addition,
new basement is fully utilized housing the majority of new space.
10.11 RESPONSE: A flat roof area is located in the center, interior to the property and not visible from street. Mechanical
equipment, vents, etc., primarily sloped roof
10.12 RESPONSE: The addition does not obscure any historically important architectural features of the resource.
10.13 RESPONSE: n/a the addition is not a roof top addition
10.14 RESPONSE: n/a the addition is not a roof top addition
10.15 RESPONSE: n/a the addition is not a roof top addition
26.415.080 Demolition (Partial)
26.415.090 Relocation (Temporary)
26.415.110 Benefits
The following is a summary of benefits requested in this application to further the preservation of this resource:
VARIATIONS
Existing encroachments: (not including overhangs
1.8’ into East side yard to 3.2’; new basement below
3.9’ into East side yard to 1.1’; new basement below
Proposed variations
Partial 2’ East side yard reduction to 3’
Partial 2’ West side yard reduction to 3’
Limited 5’ reductions for East & West side yards for light wells (and areaway)
1 parking space reduction from 2 to 1; space of smaller vehicle
87
WAIVERS
Park dedication fee
Transportation Demand Management Fee
Employee housing (exempt)
In lieu parking fee
BONUS
Requested 500
26.470 GMQS
The use will be changed from Commercial to Residential
26.575.020 Calculations and Measurements
FAR Calculations – worksheets are provided
Demolition Calculations– worksheets are provided
26.535 TDR’s the project is using all available FAR.
26.610 Impact Fees
The property is exempted from Impact Fees
Impact Fees are requested to be waived
88
26.710.180 Mixed-Use (MU).
A. Purpose. The Mixed Use (MU) zone serves as a transition from the more intense commercial areas of the CC and C -
1 zones, and the residential and lodging zones surrounding Main Street. By allowing for a mix of commercial and
residential uses and smaller-scale development, the Mixed Use zone reflects Aspen’s historic character and provides
different economic and residential opportunities from more traditional commercial zones. Particularly along Main Street,
the Mixed Use zone serves as a buffer from the traffic of Highway 82 while allowing for smaller scale commercial and
residential opportunities.
Buildings in the Mixed Use zone consist primarily of commercial, service and office uses on the ground floor, and residential and
office uses on upper floors and off of the primary street frontage. Uses in the MU zone should not erode the character of the
neighborhood or create excessive impacts to the surrounding residential and lodging zone. Standalone residential uses are
permitted on properties as a reflection of the historic residential nature of the zone district.
26.710.180 Mixed-Use (MU).
B. Permitted uses. The following uses are permitted as of right in the Mixed-Use (MU) Zone District:
1. Single-family residence, Duplex residence, or Two (2) detached single-family residences. Accessory dwelling unit in a separate
building accessed off the rear of a lot as an accessory use.
C.
D. Dimensional requirements.
1. Minimum front yard setback (feet): 10, which may be reduced to 5, pursuant to Special Review, Chapter 26.430. exceeds; 13’4
Minimum side yard setback (feet): 5. 2’ variance
2. Minimum rear yard setback (feet): 5. 2’ variance
Minimum utility/trash/recycle area: Pursuant to Chapter 12.06.
3. Maximum height:
a. Detached residential and duplex dwellings: 25 feet.
4. Floor Area Ratio (FAR):
c. The following FAR schedule applies to single-family and duplex uses when developed as the only use of the parcel:
i. Detached residential and duplex dwellings established after the adoption of Ordinance No. 7, Series of 2005: 80% of the
allowable floor area of an equivalent-sized lot located in the R-6 Zone District. (See R-6 Zone District.).
89
202 EAST MAIN STREET
APPLICATION FOR MAJOR DEVELOPMENT
VICKERY – PEGOLOTTI
JUNE 10, 2019
SUPPLEMENTAL DOCUMENTS AND WORKSHEETS
EXHIBITS AND WORKSHEETS
90
202 East Main
Survey Enlargement
WORKSHEET
91
EXHIBIT
92
202 East Main
EXHIBIT
93
FEMA WEST ASPEN FLOOD PLAIN MAP
202 East Main St. not in flood plane is in Zone X -(determined to be out of 500 yrs. flood plain)
202 East Main St.
Base Elevation 7897'
EXHIBIT
94
`
Land Title Guarantee Company
Property Report
Order Number: QPR62010250
This Report is based on a limited search of the county real property records and
provides the name(s) of the vested owner(s), the legal description, tax information (taken
from information provided by the county treasurer on its website) and encumbrances,
which, for the purposes of this report, means deed of trust and mortgages, and liens
recorded against the property and the owner(s) in the records of the clerk and recorder
for the county in which the subject is located. This Report does not constitute any form
of warranty or guarantee of title or title insurance. The liability of Land Title Guarantee
Company is strictly limited to (1) the recipient of the Report, and no other person, and (2)
the amount paid for the report.
Prepared For:
ROCKING LAZY J PROPERTIES, LLC
This Report is dated:
03/15/2019 at 5:00 P.M.
Address:
202 E MAIN ST, ASPEN, CO 81611
Legal Description:
LOT 1,
MAIN STREET VICTORIANS HISTORIC LANDMARK LOT SPLIT SUBDIVISION
EXEMPTION,
ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 9, 2012 IN PLAT BOOK
100 AT PAGE 92.
COUNTY OF PITKIN,
STATE OF COLORADO
Record Owner:
EXHIBIT
95
ROCKING LAZY J PROPERTIES, LLC, A COLORADO LIMITED LIABILITY COMPANY (AS
TO AN UNDIVIDED 78% INTEREST) AND DELLA PEGOLOTTI (AS TO AN UNDIVIDED
22% INTEREST)
We find the following documents of record affecting subject property:
1. DEED OF TRUST RECORDED SEPTEMBER 27, 2013 UNDER RECEPTION
NO. 604267.
2. SCRIVENERS AFFIDAVIT RECORDED SEPTEMBER 06, 2017 UNDER RECEPTION
NO. 641203. ***************** PROPERTY TAX INFORMATION ********************** Parcel No.:
273707399001 2019 Land Assessed Value $609,000.00 2019 Improvements Assessed
Value $37,270.00 2019 real property taxes FIRST HALF PAID in the amount of
$11,648.04. ****************************************************************
Valley Response
Land Title Guarantee Company
valleyresponse@ltgc.com
www.ltgc.com
These images are provided for informational purposes only. They are not guaranteed as to availability or quality.
Content in this email is Copyright LT Systems, L.L.C. All rights reserved.
template: commitment.html 08/2016
.
96
PARCEL ACCOUNTNUMBEROWNER_NAME OWNER_ADDRESS1 OWNER_ADDRESS2OWNER_CITY OWNER_STATEOWNER_ZIPOBJECTID SITUS_ADDRESS
273707321002 R000123 CARLS REAL ESTATE LLC PO BOX 1365 ASPEN CO 81612 100 306 E MAIN ST
273707328005 R000195 CARVER RUTH A REV TRUST 116 S ASPEN ST ASPEN CO 81611 165 116 S ASPEN ST
273707320008 R000271 232 EAST MAIN STREET LLC 2001 N HALSTED #304 CHICAGO IL 60614 223 232 E MAIN ST
273707328001 R000319 201 EAST MAIN STREET LLC 2001 N HALSTED ST #304 CHICAGO IL 60614 270 201 E MAIN ST
273707320009 R000365 ASPEN CORNER OFFICE LLC 200 E MAIN ST ASPEN CO 81611 301 200 E MAIN ST
273707328002 R000505 1543 LLC 1543 WAZEE ST #400 DENVER CO 80202 419 221 E MAIN ST
273707315002 R000595 PENN PAUL E & SUSAN W 2566 LUCILLE DR FT LAUDERDALE FL 333162324 510 134 E BLEEKER ST
273707320002 R000612 WEST END HOUSE LLC 623 E HOPKINS AVE ASPEN CO 81611 526 209 E BLEEKER ST
273707328006 R000706 NUNN RONALD FAMILY LP 10500 BRENTWOOD BLVD BRENTWOOD CA 94513 614 208 E HOPKINS AVE
273707328007 R000719 JAFFE JONATHAN & KAREN 88 EMERALD BAY LAGUNA BEACH CA 92651 627 220 E HOPKINS AVE
273707328003 R000931 MONARCH BUILDING LLC PO BOX 126 WOODY CREEK CO 81656 800 227 E MAIN ST
273707328004 R000932 MONARCH BUILDING LLC PO BOX 126 WOODY CREEK CO 81656 801 231 E MAIN ST
273707320006 R000953 PEARCE FAMILY TRUST 216 E MAIN ST ASPEN CO 81611 817 216 E MAIN ST
273707320006 R000953 PEARCE MARGARET A 216 E MAIN ST ASPEN CO 81611 818 216 E MAIN ST
273707315003 R001142 RODNEY JOHN W PO BOX 2989 ASPEN CO 81612 978 126 E BLEEKER ST
273512438005 R001149 BTRSARDY LLC PO BOX 10195 DEPT 1173 PALO ALTO CA 94303 982 128 E MAIN ST
273707328008 R001432 360 HEXAGON LLC 9401 INDIAN CREEK PKWY STE 800 OVERLAND PARK KS 66210 1239 230 E HOPKINS AVE
273707320707 R001443 ICONIC PROPERTIES JEROME LLC 1375 ENCLAVE PKWY HOUSTON TX 77077 1249 220 E MAIN ST
273512437011 R009106 HOGUET CONSTANCE M 333 E 68TH ST NEW YORK NY 10065 7618 118 E BLEEKER ST #1
273512437012 R009107 HOGUET CONSTANCE M 333 E 68TH ST NEW YORK NY 10065 7619 118 E BLEEKER ST #2
273707376001 R012149 JBC PREFERRED PROPERTIES LLC 1005 BROOKS LN DELRAY BEACH FL 33483 9569 117 N MONARCH ST #1
273707376002 R012150 JBC PREFERRED PROPERTIES LLC 1005 BROOKS LN DELRAY BEACH FL 33483 9570 117 N MONARCH ST ##2
273512438002 R013896 120 EAST MAIN PARTNERS LLC 120 E MAIN ST ASPEN CO 81611 10985 120 E MAIN ST
273707316801 R013932 ASPEN COMM UNITED METHODIST CHURCH200 E BLEEKER ST ASPEN CO 81611 11013 200 E BLEEKER ST
273512456851 R014733 CITY OF ASPEN 130 S GALENA ST ASPEN CO 81611 11650 MAIN ST
273707320010 R015265 HODES ALAN & DEBORAH 19951 NE 39TH PLACE AVENTURA FLA 33180 12166 114 N ASPEN ST
273512470002 R015722 120 EAST MAIN PARTNERS LLC 120 E MAIN ST ASPEN CO 81611 12601 120 E MAIN ST
273707348001 R016992 WHITMAN RANDALL A 4845 HAMMOCK LAKE DR CORAL GABLES FL 33156 13727 214 E BLEEKER ST
273707348002 R016993 WHITMAN RANDALL A 4845 HAMMOCK LAKE DR CORAL GABLES FL 33156 13728 214 E BLEEKER ST
273707328009 R018344 HOFFMAN JOHN L & SHARON R TRUST411 E 63RD ST KANSAS CITY MO 64108 14292 214 E HOPKINS AVE
273707320013 R020012 KRIBS KAREN REV LIV TRUST PO BOX 9994 ASPEN CO 81612 15999 217 E BLEEKER ST
273707320014 R020013 GETTMAN ROSA H TRUST 88824 BLUE HERON RD SEASIDE OR 971384811 16000 227 E BLEEKER ST
273512437801 R020965 HOGUET CONDO ASSOC COMMON AREA 118 E BLEEKER ST ASPEN CO 81611 16939 118 E BLEEKER ST
273707376800 R021102 LE VOTAUX II CONDO ASSOC COMMON AREA 117 N MONARCH ST ASPEN CO 81611 17077 117 N MONARCH ST
273707399002 R021797 208 MAIN LLC 623 E HOPKINS AVE ASPEN CO 81611 17744 208 E MAIN ST
273707321004 R022311 ICONIC PROPERTIES JEROME LLC 1375 ENCLAVE PKWY HOUSTON TX 77077 18327 310 E MAIN ST
273707316011 R022448 232 E BLEEKER LLC 210 LAVACA ST #2405 AUSTIN TX 78701 18465 232 E BLEEKER ST
273707316012 R022449 MC2 PARTNERS LLC 225 W HUBBARD ST #501 CHICAGO IL 60654 18466 203 N MONARCH ST
273707316803 R022450 EAST BLEEKER DUPLEX CONDO ASSOC232 E BLEEKER ST ASPEN CO 81611 18467 232 E BLEEKER ST
202 East Main St. - Mailing List within 300'
EXHIBIT
97
202 East Main St.
TOTAL FAR CALCULATION - EXISTING WITH OLD ADDITION
6.7.19
Existing
Ground 1303 945 358
Upper 0
Basement Calculation 247 from below
1550
Resource
Ground
Upper
Basement Calculation
TOTAL FAR
Basement FAR Calculation
Total Basement Wall Surface
North South East West Total
181 181 98 100
174 175
181 181 272 275 909
Total Basement Wall Surface Exposed
North South East West
94 0 27 81
90 22
94 0 117 103 314
Calculation
909 314 0.3454 34.54%
715 34.54%246.96 247
WORKSHEET
98
202 East Main St.
TOTAL FAR CALCULATION - PROPOSED
6.7.19
Above Grade
Ground 1344 includes 118 garage
Upper 633 deducts 92 stair
Total Above Grade 1977 57 over 1920
Below Grade
Basement Calculation 218
Subtotal FAR w/o decks 2195 space
Decks
Roof deck with stair 176 288 exempt
Loggia 49 used to be 80
Total Decks add 225
TOTAL FAR 2420
Allowable 1920 500 2420 w/ full bonus
Basement FAR Calculation
Total Basement Wall Surface
North South East West Total
291 258 481 482
414 413
291 258 895 895 2339
58 49 0 0
0 0 0
58 49 0 0 107
2446
Total Basement Wall Surface Exposed
North South East West Total
41 34 43 81 sidewalls lightwells
0 18 36 29 triangles
41 52 79 110 282
Calculation
2446 282 0.1153 11.53%
1884 11.53%217.23 218
WORKSHEET
99
202 East Main St.
TOTAL FAR CALCULATION - RESOURCE
6.7.19
Existing
Ground 1303 945 358
Upper 0
Basement Calculation 247 from below
1550
Resource
Ground 945 945 358
Upper
Basement Calculation 50 from below
TOTAL FAR 995
Net Rear Addition 555
Basement FAR Calculation Resource
Total Basement Wall Surface
North South East West Total
181 181 98 100
181 181 98 100 560
Total Basement Wall Surface Exposed
North South East West
70 0 27 22
70 0 27 22 119
Existing Calculation
560 119 0.2125 34.54%
715 34.54%246.96 247
Resource Calculation
560 119 0.2125 21.25%
234 21.25%49.73 50
WORKSHEET
100
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:38
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StN 30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E1'4'3'2'3'2'3'-5"1'-7"10'1'4'5'
Site Plan - Proposed
Walkway on Adjacent Property
1'0 6'2'8'4'10'
GRAPHIC SCALE:
Setback Line
Property Line
7900.0
Setback Line
7899.0 7898.0 7897.0
New Light Well w/
Operable Grate
Light Well
10" Spruce
Trash Enclosure
Covered Porch
Proposed 2' Side
Yard Variance
Proposed 2' Side Yard Variance
Variance for Existing House
Variance for Existing House
Existing
Historic
House
Proposed New
Addition
Existing Grade
Interpolated Grade
Key
Perimeter Micro Piles Shown
on Foundation Plan.
Notes
Hard Surface
Adjacent Building
Adjacent Building
Adjacent Light Well
Scale: 1/8 in = 1 ft
7901.0
7901.0
2.5' Dia Cottonwood
2.5' Dia Cottonwood
7899.0 7900.0
Proposed
Site Plan
A3.0
FAR
Calculation
Worksheet
Porous Paving vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net75 sf
37'-9"
48 sf
48 sf
WS
WORKSHEET
101
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:38
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StShower
Shower
ShowerDryer
Washer
W HFurnFurnW19 - 5050 PIC
W09 - 4050 XO W23 - 4050 DC 30682680
26802880 26803080 508050803080368050805080
36802680 5080W22 - 3050 SC UP
UP
9'-2"7'-8"27'-2"2'-7"12'-3 3/16"15'-9 13/16"5'-9"1'-4"
81'-9"3'20'-5"4'-10"28'-3"2'-6"24'26'2'-1"2'2'-8"22'-7 3/4"15'-1 1/4"28'16'
81'-9"10"5'3'-8"4'-11"4'-0 1/2"6'-3 1/2"6'-8"2'-7"18'-9"2'-7"10'-5"6'-8"2'-8"6'-8 1/2"4'-9"7'-6"2'-3"5'2'-10"11'-9"2'-8 1/2"7'-10 1/2"2'-9"BEDROOM 3 / FAMILY ROOM%HEIGHTS, GET GLOBALS%
BEDROOM 2%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
BEDROOM 1%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
%HEIGHTS, GET GLOBALS%
Foundation Plan - 202 E Main Proposed
Scale: 1/8 in = 1 ft
1'0 6'2'8'4'10'
GRAPHIC SCALE:
DISPLAY%HEIGHTS, GET GLOBALS%
MECH ROOM%HEIGHTS, GET GLOBALS%
Mech Room
12'-0" x 7'-3"
Bedroom 1
15'-7" x 15'-3"
239 sq ft
%HEIGHTS, GET GLOBALS%
DISPLAY%HEIGHTS, GET GLOBALS%
Bedroom 2
19'-7" x 12'-8"
210 sq ft
Bedroom 3 / Family Room
15'-9" x 21'-2"
333 sq ft
BEDROOM 3 / FAMILY ROOM%HEIGHTS, GET GLOBALS%
Property Line
%HEIGHTS, GET GLOBALS%
BEDROOM 3 / FAMILY ROOM%HEIGHTS, GET GLOBALS%
Light Well
Egress Light
Well
4
A3.6.4
4
A3.6.4
7
A3.6.5
7
A3.6.5
8
A3.6.5
8
A3.6.5
5
A3.6.4
5
A3.6.4
2
A3.6.2
2
A3.6.2
9
A3.6.5
9
A3.6.5
1
A3.6.1
1
A3.6.1
6
A3.6.4
6
A3.6.4
3
A3.6.3
3
A3.6.3
Proposed
BSMT Plan
A3.1
FAR
Calculation
Worksheetvickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net1,056 sf
828 sf
1056
828
1884 (1879)
1884
x 11.28%
212.51
92 sf
WS
WORKSHEET
102
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:38
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main St D01 - 2868 W17 - 2810 PIC D02 - 2868
W18 - 2810 PIC W01 - 5040 XO W03 - 2020 PIC W04 - 2666 SH W05 - 2666 SH W10 - 2056 SH D04 - 3068 D03 - 8076 W28 - 2630 DH
W07 - 2630 DH W06 - 2666 SH W20 - 2666 SH W02 - 41066 DH 10080 OHD Metal (Non-Insulated)266824682668W24 - 5050 PIC 4068UP
UP
12 : 12
12 : 12
2 : 12
3 : 12
12 : 12
12 : 12
6 : 12
10 : 12
10 : 12
10 : 12
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
8 : 12
8 : 12
0 : 12
0 : 12
0 : 12
12 : 12
19'-2"2'-6"3'-5"2'-6"3'
1'5'5'-1"2'-8"2'-3"3'2'-6"3'-5"2'-6"3'-9"5'7'-10"2'-7"
1'16'30'-7"5'-2 3/4"6'-5 1/2"23'-5 3/4"
82'-9"4"4'-10 1/2"4"4'-5 1/4"5'-6 1/2"4'-5 1/4"6'2'-2"25'-7"3'14'-5"8'-2"5'-4"2'10'2'1'8'1'14'10'26'2'-8"2'2'-8"7'-4"7'-3 1/4"5'2'
8'15'-5 3/4"11'-8 1/4"2'-7"28'16'1'
82'-9"
8'
8'8'5'-4"1'12'-6"5'-2"7'-9 1/2"9'-0 1/2"8'-9"6'-8 1/2"2'-6"5'-5 1/2"7'-3 1/2"3'-5 1/2"2'-7"7'-2"
1st Floor Plan - 202 E Main Proposed
Scale: 1/8 in = 1 ft
DECK%HEIGHTS, GET GLOBALS%
1'0 6'2'8'4'10'
GRAPHIC SCALE:
Property Line
LOGGIA%HEIGHTS, GET GLOBALS%
Garage
22'-6" x 23'-0"
437 sq ft
Loggia
4'-11" x 9'-11"
49 sq ft
Dining Area
27'-5" x 14'-4"
406 sq ft
Living Area
15'-10" x 13'-5"
212 sq ft
Kitchen
17'-2" x 10'-3"
177 sq ft
Trash Enclosure
Property Line Wall AboveWall AboveEntry
7'-1" x 8'-2"
66 sq ft
Restore
Historical
Window
Remove Non Historical
Windows & Restore
Building Corner
4
A3.6.4
4
A3.6.4
7
A3.6.5
7
A3.6.5
8
A3.6.5
8
A3.6.5
5
A3.6.4
5
A3.6.4
2
A3.6.2
2
A3.6.2
9
A3.6.5
9
A3.6.5
1
A3.6.1
1
A3.6.1
6
A3.6.4
6
A3.6.4
3
A3.6.3
3
A3.6.3
Proposed
Ground Plan
A3.2
15 sf
FAR
Calculation
Worksheet
80 sf
94 sf vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net958 sf
268 sf
485 sf
958
268
1226
485
235
118
1344
92 sf
WS
WORKSHEET
103
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:39
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StDN
Shower
tub
W12 - 6016 PIC W08 - 4050 PIC W26 - 6016 PIC W15 - 6016 PIC W16 - 6016 PIC
2668 2668
W13 - 4050 PIC W29 - 6016 PIC W27 - 6016 PIC W25 - 4050 PIC W11 - 6016 PIC W14 - 4050 PIC W21 - 7616 PIC 3068
3068
UP9'-10 3/4"4'-11 1/4"4'-9"4'-5"24'24'27'-10"7'-4"
35'-2"
14'-9 3/4"9'-7 1/2"5'-3 1/2"8'-6 1/2"11'-1 3/4"2'-10 1/4"5'-7"4'-5"10'4'4'-2 3/4"1'6'2'-9 1/4"3'-9 1/4"6'-2 3/4"4'-2 3/4"1'6'5'-4 1/2"6'1'4'-2 3/4"
7'-4"
2nd Floor Plan - 202 E Main Proposed
Scale: 1/8 in = 1 ft
1'0 6'2'8'4'10'
GRAPHIC SCALE:
BONUS ROOM%HEIGHTS, GET GLOBALS%BONUS ROOM%HEIGHTS, GET GLOBALS%
OPEN BELOW%HEIGHTS, GET GLOBALS%
MASTER BATH%HEIGHTS, GET GLOBALS%
Property Line
Master Bedroom
12'-10" x 13'-2"
169 sq ft
Master Bath
13'-0" x 9'-5"
122 sq ft
Master Closet
9'-1" x 9'-5"
86 sq ft
OFFICE AREA%HEIGHTS, GET GLOBALS%
Office Area
14'-0" x 13'-2"
173 sq ft
Existing Roof
See Roof Plan
New Roof
UP
MASTER BEDROOM%HEIGHTS, GET GLOBALS%
Roof
Deck
Above
4
A3.6.4
4
A3.6.4
7
A3.6.5
7
A3.6.5
8
A3.6.5
8
A3.6.5
5
A3.6.4
5
A3.6.4
2
A3.6.2
2
A3.6.2
9
A3.6.5
9
A3.6.5
1
A3.6.1
1
A3.6.1
6
A3.6.4
6
A3.6.4
3
A3.6.3
3
A3.6.3
Proposed
Upper Plan
A3.3
FAR
Calculation
Worksheet
92 sf 725 sf
725
-92
633 vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net38 sf
WS
WORKSHEET
104
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:39
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main St12 : 12
12 : 12
2 : 12
3 : 12
12 : 12
12 : 12
6 : 12
10 : 12
10 : 12
10 : 12 30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
30'-0 1/4"S75° 9' 11"E100'
S14° 50' 49"W30'-0 1/4"N75° 9' 11"W100'
N14° 50' 49"E
8 : 12
8 : 12
0 : 12
0 : 12
0 : 12
12 : 12
Overframing Area
1st Floor Roof Framing Plan - 202 E Main Proposed
Scale: 1/8 in = 1 ft
1'0 6'2'8'4'10'
GRAPHIC SCALE:
DN
76 SQ FT
DECK%HEIGHTS, GET GLOBALS%
3rd Floor Plan - 202 E Main Proposed
LIVING AREA%HEIGHTS, GET GLOBALS%
OPEN BELOW%HEIGHTS, GET GLOBALS%
Deck
22'-4" x 19'-10"
395 sq ft
Property Line
7
A3.6.5
7
A3.6.5
8
A3.6.5
8
A3.6.5
2
A3.6.2
9
A3.6.5
9
A3.6.5
1
A3.6.1
6
A3.6.4
6
A3.6.4
3
A3.6.3
Proposed
Roof Plan
A3.4
FAR
Calculation
Worksheetvickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net402 sf
62 sf
402
62
464
40 sf
WS
WORKSHEET
105
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:40
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StEast Elevation A - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Proposed
Elevations
A3.5.1
FAR
Calculation
Worksheetvickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net11'-0"36 sf
414 sf
481 sf
43 sf
43
36
79
481
414
895 11'-0"WS
WORKSHEET
106
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:46
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StWest Elevation C - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Proposed
Elevations
A3.5.2
FAR
Calculation
Worksheetvickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net29 sf
413 sf
483 sf
81 sf
414
483
897
29
81
110
WS
WORKSHEET
107
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:47
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StSouth Elevation B - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Proposed
Elevations
A3.5.3
FAR
Calculation
Worksheetvickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net291 sf
258 sf
258 291
258
291
897
895
2341
158
2499
110
79
189
93
282
361/2499
14.46%
WS
WORKSHEET
108
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:53
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main StCross Section 4 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Dining Room
Cross Section 5 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Dining Room
Proposed
Sections
A3.6.46"3'10'1'-6"9'1'-6"6'4'25'10'-6"37'-7"Cross Section 6 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
7919
7901.75
60 sf
18
34
41
93
49
58
107
FAR
Calculation
Worksheet
154 sf vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.net154 sf
6'-4"
Cross Section 7 - 202 E Main Proposed
Scale: 1/8 in = 1 ft
Mech Room
18 sf30 sf
34 sf
41 sf
3'-0"3'-1"49 sf
58 sf
WS
WORKSHEET
109
202 EAST MAIN
PERCENT DEMOLITION CALCULATION
3.14.19
Demolition is 32.27% of existing
Does not include interior walls
white areas are overall existing
grey areas are the demolished rear addititon
WALLS S.F.WINDOWS S.F.
east west north south TOTAL DEM east west north south TOTAL DEM
7 7 53 33 100 53 16 16 6 4 42
173 179 141 220 713 141 16 16 16 30 78
373 376 34 63 846 7 3 20 30
39 32 68 25 164 4 4 4
18 4 22 4
233 234 11 478 467 20 12 32 12
88 79 19 186 167 2 2 2
7 7 7
31 31 62 62 3 3 6 6
2 2 7 11 4
944 938 326 341 2549 82 37 61 54 234
352 344 194 890 5 5 29 39
WINDOWS CALCULATION
TOTAL DEM NOTES
2549 890 0.3492 34.92 Windows counted in total
234 All windows
2315 890 0.3844 38.44 Windows not counted in total
39 Windows in demolished addition
2315 851 0.3676 36.76 Total & demo windows not included
GRAND TOTALS
Square Footage Percentage
Existing Total Demo
WALLS 2315 890 0.3844 see elevations exhibit
ROOF 1834 449 0.2448 see roof exhibit Percent demolition
TOTAL 4149 1339 0.3227 32.27%
WS
WORKSHEET
110
202 E Main StAspen, CO 81611970.309.7722Parcel # - R021796Vickery / PegolottiPrinted On:
2/14/2019 10:53:57
Sheet:
CHD Job #:
18-0081 13404 221st ST EGraham, WA 98338Jared Baehmer, OwnerPh: 253.777.2362202 E Main St234 Sq Ft
90 Sq Ft
156 Sq Ft
31 Sq Ft34 Sq Ft
376 Sq Ft
179 Sq Ft
7 Sq Ft 16 Sq Ft 16 Sq Ft
5 Sq Ft
3 Sq Ft
7 Sq Ft18 Sq Ft
21 Sq Ft
38'-10"7'12'-5"7
'-
8
"
17'-6"
25'-7"
5'-8"
East Elevation A - 202 E Main
Scale: 1/8 in = 1 ft
220 Sq Ft
4 Sq Ft
63 Sq Ft
33 Sq Ft
25 Sq Ft
31 Sq Ft
21 Sq Ft12'-5"10'-7"7'-5"
South Elevation B - 202 E Main
Scale: 1/8 in = 1 ft
141 Sq Ft
5 Sq Ft
53 Sq Ft
19 Sq Ft11 Sq Ft16 Sq Ft 50 Sq Ft
34 Sq Ft
11 Sq Ft
71 Sq Ft36 Sq Ft
5 Sq Ft 13 Sq Ft
7 Sq Ft
3 Sq Ft
7 Sq Ft
3 Sq Ft
5 Sq Ft
27'-7"
16'-6"
North Elevation D - 202 E Main
Scale: 1/8 in = 1 ft
234 Sq Ft
81 Sq Ft
170 Sq Ft
31 Sq Ft 29 Sq Ft
376 Sq Ft
179 Sq Ft
7 Sq Ft
16 Sq Ft 16 Sq Ft
3 Sq Ft
3 Sq Ft
24'-3"
16'-10"
38'-10"7'West Elevation C - 202 E Main
Scale: 1/8 in = 1 ft
Exibit Exist
Elev
X1.4
174 sf 100 sf
175
100
275 total
120 exposed
155 subgrade
81 sf
175
81 exposed
94 subgrade
181 sf
94 sf
181 sf
181 sf
9 sf3 sf vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netDemolition
& FAR
Exterior
Walls
Diagram
180 sf(181 sf NIC)
98 sf 174 sf
84 sf71 sf
27 sf
95 sf
176 sf
9 sf
76 sf
22 sf 31 sf
9 sf
WS
WORKSHEET
111
vickeryarchitecture & planning202 east main street aspen colorado 81611970 309-7722 jakevoickery@comcast.netDemolition
& FAR
Diagram202 E Main StWS
WORKSHEET
112
Unbuildable portion
of zoning envelope
202 East Main - Zoning Envelope WS
WORKSHEET
113
Scale:
ISSUE
A 1.1
3/31/17Plotted On:SITE PLANALL DESIGNS, IDEAS ARRANGEMENTS AND PLANS
I N D I C AT E D B Y T H E S E D R A W I N G S A N D
SPECIFICATIONS ARE THE PROPERTY AND
COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC.
AND SHALL NEITHER BE USED ON ANY OTHER WORK
NOR BE USED BY ANY OTHER PERSON FOR ANY USE
WHATSOEVER WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE
OVER SCALED DIMENSIONS AND SHALL BE VERIFIED
AT THE SITE. ANY DIMENSIONAL DISCREPANCY
SHALL BE BROUGHT TO THE ATTENTION OF THE
ARCHITECT PRIOR TO COMMENCEMENT OF WORK.
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL HAVE
BEEN ENLARGED OR REDUCED,
AFFECTING ALL LABELED SCALES.
1" ACTUAL
AS NOTED
DATE
SCHEMATIC DESIGN03/11/17 "SALON TULLIO"208 E. MAN STREETASPEN CO, 8161104/03/17 PERMIT SUBMITTAL
A
A
1 1
B
B
C
C
B
B
A
A
01
A4.2
3 3
2 2
FRONT SETBACK LINEPROPERTY BOUNDARY0,0,0 CONTROL POINT
ROOF
TERRACE
301
MAIN STREETALLEY BLOCK 73208 E. MAIN STREET
ASPEN, CO 81611
PARCEL ID 273707399002
3,000 SF LOT
LOT 1 EXISTING SIDEWALK TO REMAINPLANTING BED SIDE SETBACK
SIDE SETBACK
SKYLIGHT BELOW
DN
EXISTING
GRASS
TO REMAIN
GENERAL NOTES - SITE PLAN
1. ARCHITECTURAL ELEVATION 100'-0" = SURVEY 7899.39'
2. PROPERTY LINE, BUILDING ENVELOPE, TOPOGRAPHY, ETC. INDICATED HERON ARE TAKEN
FROM SURVEY DATED SEPTEMBER 24, 2012 BY HIRED GUN SURVEYING LTD.
3. NO EXISTING TREES OR SHRUBS ON SITE MAY BE REMOVED OR TRIMMED FOR
CONSTRUCTION PURPOSES WITHOUT PRIOR WRITTEN PERMISSION FROM THE ARCHITECT.
4. LAYOUT SITE UTILITY RUNS SO AS TO MINIMIZE DISTURBANCE OF EXISTING TREES AND
SHRUBS. VERIFY UTILITY LAYOUT WITH ARCHITECT PRIOR TO CLEARING AND EXCAVATION.
5. PROTECT ALL ON-SITE VEGETATION NOT APPROVED BY THE ARCHITECT FOR REMOVAL OR
TRIMMING FROM DAMAGE DURING ALL CONSTRUCTION ACTIVITY.
6. CONTRACTOR SHALL OBTAIN THE SERVICES OF A PROFESSIONAL SOILS ENGINEER WHO
SHALL MAKE AN ON SITE INVESTIGATIONT OF THE EXISTING SOILS CONDITIONS AFTER
STRUCTURAL EXCAVATION IS COMPLETE AND SHALL PREPARE A LETTER WITH COPIES TO
THE ARCHITECT AND STRUCTURAL ENGINEER DESCRIBING SOIL CONDITIONS IN SUFFICIENT
DETAIL SUCH THAT THE FOUNDATION DESIGN INDICATED ON THE DOCUMENTS MAY BE
VERIFIED AS BEING ADEQUATE OR MAY BE REVISED AS NECESSARY BY THE STRUCTURAL
ENGINEER.
7. LOCATE AND INSTALL FOUNDATION DRAINS, DRYWELLS, AND CATCH BASINS ETC. PER
RECOMMENDATIONS AND DETAILS OF SOILS & MECHANICAL ENGINEER.
EXISTING
ENTRY
PATH
EXISTING
GRASS
TO REMAIN
EXISTING HISTORIC
RESOURCE ROOF
CONCRETE PAVER
LANDING & WALKWAY
06
EAST
04
WEST
02
SOUTH
26'-1 3/4"5'
9"
11 1/2"3'1'-7"3'-6 3/4"TRASH
ENCLOSURE
RELOCATED GAS,ELECTRIC
AND WATER METERS
1 1/2 O WATER LINE
TO CITY WATER LINE STEP FROM
DOOR RESIDENCE
LIGHT WELL
EXISTING SALON
AIRLOCK
RELOCATED
SHED
ADJACENT BUILDING
EXISTING SALON
A/C UNITSPLANTING BEDS
WINDOW
WELL
ALLOWED SETBACK
AC UNIT
NEW PAVERS ON SLOPED
PATH FOR ALLEY ACCESS.
APPROVED
SET BACK
7901790
0789978987897
789778977897789978987897RUBIX OUTDOOR LED UP
AND DOWN WALL SCONCE
LANDSCAPE PLAN KEY
PLANTING BEDS PAVERS
PEBBLES
SOD
EXISTING
CONCRETE WALK
CATVTEL.ELEC.METERGASMETERWATERA/C
UNIT
ND
D
SCALE: 3/16" = 1'-0"
1 PROPOSED SITE PLAN
A 1.1 202 - 208 Site Plan Diagram
WORKSHEET
114