HomeMy WebLinkAboutagenda.HPC.202003011_repaired1
AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
March 11, 2020
4:30 PM,
I.SITE VISIT 12:00PM
II.ROLL CALL 4:30PM
III.MINUTES
III.A.Draft Minutes from 2/26/2020
minutes.hpc.20200226.pdf
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VII.A.Project Monitor List
PROJECT MONITORING.doc
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XIII.NEW BUSINESS
XIII.A.125 W. Main Street– Minor Development Review, Relocation, Setback Variations,
Floor Area Bonus, PUBLIC HEARING
HPC memo.pdf
HPC resolution.pdf 1
2
Exhibit A_Minor Development.pdf
Exhibit B_Relocation Criteria.pdf
Exhibit C_Setback Variations.pdf
Exhibit D_FloorAreaBonus.pdf
Exhibit E_Application.pdf
XIII.B.134 East Bleeker – Conceptual Major Development Review, Relocation, Setback
Variations, Parking Reduction, Dimensional Variances
134EBleeker_Memo_03.11.2020 (1).pdf
134EBleeker_Resolution_03.11.2020 (1).pdf
ExhibitA.1_HPGuidelinesCriteria (1).pdf
ExhibitA.2_SetbackVariationCriteria (1).pdf
ExhibitA.3_ParkingReductionDimensionalVariance.pdf
ExhibitB_ReferralComments.pdf
ExhibitC_PublicComments.pdf
ExhibitD_Application.pdf
XIV.ADJOURN 7:00PM
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 2
3
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 26TH, 2020
HPC Feb 26th, 2020
Chairperson Greenwood opened the meeting at 4:30 p.m.
Commissioners in attendance: Gretchen Greenwood, Kara Thompson, Roger Moyer Scott Kendrick, Sheri
Sanzone
Staff present:
Amy Simon, Historic Planning Director
Sarah Yoon, Historic Preservation Planner
Andrea Bryan, Assistant City Attorney
Nicole Henning, Clerk
Wes Graham, Deputy Clerk
APPROVAL OF MINUTES: Mr. Moyer motioned, Mr. Kendrick second. All in Favor, Motion
carried
PUBLIC COMMENT: None.
COMMISSIONER COMMENTS: None.
CONFLICTS: None.
PROJECT MONITORING: None
STAFF COMMENTS: Ms. Henning welcomed Mr. Graham as New Deputy Clerk. Ms. Simon
announced that it was Mr. Blaich’s 90th birthday today which is why he’s not here. Ms. Simon
apologized for lots of emails, we will have regular March meetings. Ms.Greenwood asked about
the signs, marijuana signs in the Mi Chola Building. Ms. Simon stated that there is a discussion
going on with staff and shop currently.
CERTIFICATES OF NO NEGATIVE EFFECT: Ms. Simon gave a report stating that she signed off on
a window to a door in a shop next to a Vitoria’s Café. The shop is turning into a ski shop, staff
approved this decision. Council reviewed Center of Bayer Studies and was approved. The
project will be back on March 18th. There was a call up for Sue Lum’s old house, Council
wanted more info. Ms. Simon has not heard back from the owner, Council wants a new hearing.
Ms. Greenwood asked, When the other call up comes back, will you elaborate?
Ms. Simon said, they were specific about what they’d like to see and now it’s in the applicant’s
court.
Ms. Sanzone entered the meeting.
CALL UPS: None.
PUBLIC NOTICE: Wheeler Opera House’s Public Notice has been summited
OLD BUSINESS: Aspen Block Build- Painting building. Ms., Simon stated that staff is looking at
funding for this project. Continuant date May 27th. At this point staff will know about funding,
proposal, and further study. More info to come.
Mr. Moyer motioned; Ms. Thompson seconded. All in favor, motion carried.
Ms. Sanzone stated that she conflicted on the second item of the agenda on the wheeler and
will be stepping out of the meeting.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 26TH, 2020
APPLICANT PRESENTATION Small Cell -Ben Anderson, Planner with Community Development
and Justin Forman, Utilities Operations Manager.
Mr. Anderson stated that they have had serval conversions with HPC on this topic. Tonight they
have a draft of design guidelines, based on feedback from HPC, P&Z Council. Mr. Anderson
outlined that tonight is to revisit the response we came up with. He stated on March 10th he
will be in front of Council for the first reading of ordnance and land use code. Mr. Anderson
asked the board for last min feedback from to present to Council.
Mr. Anderson went over FCC regulations and the new rules. He stated communities can not
prohibit these facilities from coming and that staff is looking at the best way to handle this
responsibility. Mr. Anderson will be updating the land-use code and application and review
process. Mr. Anderson explained the future contracts with Crown Castel. Multi carries can be in
one facility to help reduce the number of facilities. Mr. Anderson shared their efforts ofpublic
outreach.
Mr. Anderson asked “What can we do?” and answered , We can regulate height and aesthetics.
He also added we can Identify/discourage locations for facilities and require compani es to
comply with FCC rules related to the radiofrequency rule. We can locate facilities in place of
existing streetlamps and traffic light infrastructure, COA buildings, parking lots, try to encourage
policy colocation of carriers on one facility.
Mr. Anderson explained in detail the public outreach, meetings with P&Z, and HPC and Council.
He stated staff has become experts.
Mr. Anderson shared that HR Green has become essential to this process. HR Green has been
helping with outlining what we can and cannot do. Mr. Anderson shared that they have met
with the wireless industry for feedback—haven’t heard back from them.
Mr. Anderson began to talk about Design Guidelines. He proposed rather than creating new
infrastructure we would identify current structures in place now, lamp posts. HE stated that the
facilities would be paid by the wireless company, COA would not be on the hook for these, only
location. He explained that 25 feet is the maximum height for these facilities and that we will
still have ownership of the facilities.
Mr. Anderson stated that he and staff is not wanting a lot of things hanging off these banners,
street signs. He informed that staff is trying to find alternatives for this. Mr. Anderson urged
that “We want to stay away from Franken-Poles.”
Ms. Sanzone asked about the pedestrian push buttons, if they will be free-standing or
mounted?
Mr. Forman replied that he would anticipate them to be separate.
Mr. Moyer asked if these poles will be close esthetically to what we have now?
Mr. Anderson replied at this time we are not proposing a “Aspen Custom Pole” currently,
however we will have them custom painted to match current lamps.
Mr. Anderson explained the minimum distances between each facility will be 600ft or about 2
city blocks.
Mr. Moyer stated that this is a real serious deal.
Mr. Anderson agreed with him.
Ms. Sanzone asked if the “hockey puck option” will shine light more than current lamps?
Mr. Forman stated that we will be able to adjust the light intensity to fit our local needs.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 26TH, 2020
Mr. Moyer stated at the negative is that we might lose all our streetlights, but the positive that
we will have lighting that’s not going into the night sky and being redirected to the ground and
becoming safer.
Mr. Moyer asked how efficient will this be.
Mr. Anderson replied that the facilities will have a 22watt power draw. And further stated that
it's incredible efficient more so than what we have now and better light quality at intersections.
Mr. Anderson brought up the subject of pole deign features. He stated that he received lots of
feedback from the public. He continued, that the public would like to see the fluting in the new
facilities and at least reference the existing ones. Matching and uniformity with an attached
light.
Mr. Anderson is trying to find lights that don’t draw unwanted attention. that’s how we landed
on the “hockey puck”.
Mr. Kendrick asked if the lights be added later?
Mr. Anderson stated yes.
Mr. Anderson showed different options of lights, size, and shape that are possible for the new
facilities.
Mr. Anderson asked for feedback on the current design of the facilities.
Ms. Greenwood stated holding on to an idea that is no longer relevant is a real bad idea and we
need to embrace technology that is coming our way.
Mr. Moyer stated that we should be looking at lighting and safety.
Ms. Greenwood stated that a modern pole with old-fashioned elements is just wrong.
Mr. Anderson explained that all exterior equipment for new facilities will be put in a vault
underground.
Mr. Anderson explained that there will be noticing requirements and neighbor noticing
required for new installations. Requiring reporting compliance of FCC rules, and annually
testing on radio frequencies.
HPC has suggested in the past about using alleyways, can it be feasible or even possible? Mr.
Anderson stated that can evaluate case by case. He continued with stating that there is so
much activity in our alleyways it might not allow a facility to be located.
HPC and Staff talked about protections for historical properties and general healt h.
Mr. Anderson suggested a Land use code amendment.
The board said great job and great presentation.
Sheri exited the meeting.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 26TH, 2020
New business: 320 E Hyman, The Wheeler Opera House. minor development review,
Commercial Design Review.
Ms. Simon stated and overview of the presentation would include mechanical improvements,
elevator improvements, and solar panel additions.
Applicant presentation: Bendon Adams was hired by asset management and the wheeler. Sara
Adams and Gena Buhler Wheeler Director.
MS. Adams became outlining the minor projects with the utility cleanup of west faced wall, and
chiller on the roof.
Ms. Adams stated that there is opportunity to look to the future and to merge historic
preservation and climate preservation. There will be some utility clean up on the west façade,
chiller on the roof and the solar panels.
Ms. Adams explained that on the west elevation, they will clean up the utilities and venting
with infill brick to match the existing, new coil painted metal to match the door and they will
replace the main door. They will replace the old chiller and will be 60 feet back from mill street .
She further explained that it was installed in the spring of 2019 and was an emergency.
Ms. Adams posed a question. “Solar, how to blend old and new?” With visual aids Ms. Adams
showed pictures of The White House, foreign federal buildings, a colonial home, The Eiffel
Tower. Where old and new was being blinded.
Ms. Adams stated that The Wheeler was added to the National Register 1972. It was listed for
architecture, theater, commerce, etc.
Ms. Adams showed a diagram of four different solar arrays and her team would like to have
array #3. This option she stated maximizes the amount of energy being generated.
Ms. Adams showed renderings from different angles and views of the wheeler and how the
panels would appear. She ended the presentation with a quoted from the city’s website
regarding renewable resources.
Ms. Simon stated that admin review happened for the chiller, due to it being necessary
equipment, and that it’s not visible from the street. She continued to say that the chiller and
work around the freight elevator staff has no disagreements with this. MS. Simon is in support
of this and recommend you do as well.
Ms. Simon stated in regards to the solar panel discussion, we are in support of options 1 and 3,
however not happy about the east-facing panel.
Ms. Simon voiced concern that they are out of character for the building and too visible from
above and the ski hill.
Mr. Moyer asked How much savings will the panels have?
Ms. Adams stated they would have a 12% offset. She continued that there will also be REMP
offset fee that would benefit the community.
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 26TH, 2020
Mr. Kendrick asked about roof paint color, and if going a couple of shades darker to hide the
panels.
Ms. Simon stated adding new paint to this roof might not be successful.
Ms. Adams stated that she could talk to council about this.
Ms. Greenwood asked where did the interest come from outfitting The Wheeler with solar?
Ms. Adams stated that this came from Council and The Wheeler. Ms. Adams stated that it’s a
goal for The Wheeler to operate in an environmental and sustainable way as a venue.
PUBLIC COMMENT: None
COMMISSIONER DISCUSSION:
Mr. Kendrick stated that he is in favor for the chiller and door but n ot sure about the solar,
needs more discussion.
Ms. Greenwood asked if everyone was in favor of the west elevator door and chiller, everyone
agreed.
HPC went into a discussion about the solar panels. How Aspen has a history of solar panels,
going back to 1979 at the Post Office and the airport.
Ms. Greenwood stated this history shows we care about energy and the environment.
Statements should be made by our builds, I do not have a personal problem at all adding solar
panels and considering its mandated by council. I am in favor of #3
Mr. Moyer I am in favor of #3 as well. He stated The average person will not notice that they
are there.
Ms. Thompson stated, This is an appropriate building a place to have them. I would support
option #3
Mr. Kendrick stated that it doesn't affect the historic part of the building; it doesn't detract
from the building. I am in favor of #3.
MOTION
Ms. Thompson moved to approve Resolution #6. With a change to condition 1, section 1. To
allow option 3. Mr. Moyer Seconded.
A Roll call: Roll call vote: Mr. Kendrick, yes; Ms. Thompson, yes; Ms. Greenwood, yes;
Mr. Moyer, yes.
MOTION
Mr. Moyer motioned to adjourn, Mr. Kendrick seconded. All in favor, motion carried.
______________________________
Wes Graham, Deputy Clerk
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REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 26TH, 2020
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3/6/2020
HPC PROJECT MONITORS-projects in bold are under construction
Nora Berko 1102 Waters
210 S. First
Bob Blaich 209 E. Bleeker
300 E. Hyman, Crystal Palace
Gretchen Greenwood 411 E. Hyman
300 E. Hyman, Crystal Palace
101 W. Main, Molly Gibson Lodge
201 E. Main
834 W. Hallam
420 E. Hyman
517 E. Hopkins
529-535 E. Cooper Avenue
Jeff Halferty 232 E. Main
541 Race Alley
208 E. Main
517 E. Hopkins
533 W. Hallam
110 W. Main, Hotel Aspen
105 E. Hallam
Roger Moyer 223 E. Hallam
300 W. Main
105 E. Hallam
Scott Kendrick 517 E. Hopkins
419 E. Hyman
302 E. Hopkins
304 E. Hopkins
210 W. Main
301 Lake
320 E. Hyman
Sheri Sanzone 549 Race Alley
110 W. Main
Kara Thompson 981 Gibson
201 E. Main
333 W. Bleeker
Need to assign:
414-422 E. Cooper
422/434 E. Cooper
305/307 S. Mill
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Page 1 of 5
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
MEMORANDUM
TO: Aspen Historic Preservation Commission
FROM: Amy Simon, Interim Planning Director, Historic Preservation Officer
MEETING DATE: March 11, 2020
RE: 125 W. Main Street– Minor Development Review, Relocation, Setback
Variations, Floor Area Bonus, PUBLIC HEARING
APPLICANT /OWNER:
The Ralli Dimitrius Trust
REPRESENTATIVE:
Willis Pember Architects
LOCATION:
Street Address:
125 W. Main Street
Legal Description:
Lot 1, 125 W. Main Historic
Landmark Lot Split, City and
Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2737-073-92-007
CURRENT ZONING & USE
MU, Mixed Use. Single-family
home.
PROPOSED ZONING & USE:
No change
SUMMARY: The applicant plans to excavate a basement beneath
this historic home, inset from the original foundation walls. An
interior remodel will be completed, along with related minor
alterations to windows and other exterior features. Overgrown
vegetation will be cleared to improve the public visibility of the
property.
The applicant requests setback variations and a floor area bonus
to facilitate the project.
STAFF RECOMMENDATION: Staff recommends approval with
conditions.
125 W. Main
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Page 2 of 5
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
REQUEST OF HISTORIC PRESERVATION
COMMISSION (HPC)
The Applicant is requesting the following land
use approvals:
• Minor Development (Section
26.415.070.C)- for design review of
alterations to a landmarked property.
• Relocation (Section 26.415.090.C) for
underpinning the historic house to
enlarge the basement.
• Setback Variations (Section 26.415.110.C)
for the excavation of basement space in
the setbacks while the historic resource
remains in its historic location.
• Floor Area Bonus (Section 26.415.110.F)
request for a 135 square foot bonus.
The Historic Preservation Commission (HPC) is the final review authority on the topics listed above. The
scope of the project is subject to Call-Up notice to City Council.
STAFF COMMENTS:
The review criteria and staff recommendations in response to this proposal are detailed in Exhibits A-D.
Staff has found that all criteria will be met to grant approval, with conditions outlined at the end of this
memo.
This is a successful project that involves no expansion to the historic home. A number of minor
alterations will be reversed, and the overall repair and visibility of the home will be improved.
REFERRALS: This project was referred out to several other City Departments for comments. The
comments will assist the applicant in preparing for building permit review. Please note that Engineering
comment 1, regarding the possible need for an on-site transformer has been investigated. It appears
that adjacent transformers have adequate capacity.
Engineering
Items to be worked out prior to HPC approval:
1. Is there an existing transformer that provides sufficient power for the proposed project? Will a new
transformer be needed? Please coordinate with the Electrical Department to determine electrical loads
and available sources. If a new transformer is needed, it must be placed within the property and have a
dedicated easement.
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Page 3 of 5
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
2. The project will require a 5’ sidewalk with a 5’ landscape buffer between the sidewalk and curb. Please
show this on the proposed site plan.
The following items are a heads up for building permit:
3. The project will require a major drainage plan and report at building permit. The HPC application shows
the use of pervious pavers to treat the entire site. Ensure there is enough volume capacity. The
drainage plan must have a robust maintenance plan for this type of BMP application as clogging is likely.
4. Submit a COA compliant survey. Include the location of all utilities and tree driplines. The survey in the
HPC packet did not contain this information.
5. Will a new water service line be installed? 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.
6. If the sidewalk falls in any tree dripline 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.
Building
1. Window wells with covers are not allowed within a walkway per City policy (see attached). However
given the site constraints and there not being a good alternative location for the emergency escape and
rescue opening from the basement, we can most likely accept it under the provisions for historic buildings
in the Existing Building Code.
RECOMMENDATION: Staff recommends HPC approve the application with the following conditions.
1. A financial security of $30,000 will be required to be provided to the City until the basement
construction is completed.
2. The following variations are approved:
• The development is permitted to be 0.7’ from the west property line
• The development is permitted to be 3’ from the east property line. In addition, a new lightwell
on the east side of the house is approved to be located in the east setback as designed.
• The development is permitted a floor area bonus of 135 square feet pending clarification of the
extent of restoration work. The bonus will be forfeited if the property is converted to commercial
use in the future and an addition is proposed.
3. The applicant must schedule an inspection of historic framing with staff during construction and
adjustment to the plans for windows GA and JA must be made if appropriate, consistent with
guidelines 3.2, 3.3 and 3.5.
4. The applicant must schedule an inspection of historic framing with staff during construction and
adjustment to the plans for door 104 must be made if appropriate, consistent with guideline 4.1. A
window may be more appropriate in this location.
5. The following must be provided to staff by Tuesday, March 10th at noon, for HPC evaluation prior to
the hearing:
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Page 4 of 5
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
• A detail of the proposed new handrail on the front porch. The existing rail is not historic and a
rail is required by code. The application indicates the new rail will only be on one side and will
be metal. Staff supports the idea of a simple design, but wood would be more appropriate per
guideline 5.6.
• All exterior vents and flues must be identified in the plans. Some are included in the application,
so this is a request to clarify whether more are anticipated. The proposal must meet guideline
7.4.
• Regarding the roof of the home, staff finds that the historic resource should have a wood shingle
roof, per guideline 7.8, to earn the floor area bonus. The design and materiality of the gutters
and downspouts, flashing and snow clips must be clarified. Painted or galvanized metal is
preferred. Gutters should ideally be half round, in keeping with the period of the home.
• The lighting plan indicates a sconce at the front door, plus can lights in the soffit of the porch.
Typically, per guideline 12.3, one or the other lighting source is permitted. Utilizing both creates
an intensity of lighting that is out of character with a Victorian.
6. The development approvals granted herein shall constitute a site-specific development plan vested for
a period of three (3) years from the date of issuance of a development order. However, any failure to
abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of
said vested property rights. Unless otherwise exempted or extended, failure to properly record all
plats and agreements required to be recorded, as specified herein, within 180 days of the effective
date of the development order shall also result in the forfeiture of said vested property rights and
shall render the development order void within the meaning of Section 26.104.050 (Void permits).
Zoning that is not part of the approved site-specific development plan shall not result in the creation
of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a
development order as set forth in this Ordinance, the City Clerk shall cause to be published in a
newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice
advising the general public of the approval of a site specific development plan and creation of a vested
property right pursuant to this Title. Such notice shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development plan, and
the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use
Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the
following described property: 125 W. Main Street.
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the City of
Aspen provided that such reviews and approvals are not inconsistent with this approval.
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Page 5 of 5
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the date
of publication of the notice of final development approval as required under Section 26.304.070(A).
The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen
Home Rule Charter.
ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A- Minor Development/Staff Findings
Exhibit B- Relocation/Staff Findings
Exhibit C- Setback Variations/Staff Findings
Exhibit D- Floor Area Bonus/Staff Findings
Exhibit E- Application
15
HPC Resolution #__, Series of 2020
Page 1 of 3
RESOLUTION #__, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING
MINOR DEVELOPMENT, RELOCATION, SETBACK VARIATIONS AND A FLOOR AREA
BONUS FOR THE PROPERTY LOCATED AT 125 W. MAIN STREET, LOT 1, HISTORIC
LANDMARK LOT SPLIT of 125 W. MAIN STREET, CITY AND TOWNSITE OF ASPEN,
COLORADO
PARCEL ID: 2737-073-92-007
WHEREAS, the applicant, the Ralli Dimitrius Trust, represented by Willis Pember Architects,
has requested Minor Development, Relocation, Setback Variations and a Floor Area Bonus for
125 W. Main Street, Lot 1, Historic Landmark Lot Split of 125 W. Main Street, City and Townsite
of Aspen, Colorado; and
WHEREAS, the review is subject to the Municipal Code in place at the time of application
completeness on January 24, 2020; and
WHEREAS, HPC held a public hearing on the project on March 11, 2020. 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:
Section 1: Minor Development Review
HPC hereby approves the application with the following conditions:
1. A financial security of $30,000 will be required to be provided to the City until the
basement construction is completed.
2. The following variations are approved:
• The development is permitted to be 0.7’ from the west property line
• The development is permitted to be 3’ from the east property line. In addition, a new
lightwell on the east side of the house is approved to be located in the east setback as
designed.
• The development is permitted a floor area bonus of 135 square feet pending
clarification of the extent of restoration work. The bonus will be forfeited if the
property is converted to commercial use in the future and an addition is proposed.
3. The applicant must schedule an inspection of historic framing with staff during
construction and adjustment to the plans for windows GA and JA must be made if
appropriate, consistent with guidelines 3.2, 3.3 and 3.5.
4. The applicant must schedule an inspection of historic framing with staff during
construction and adjustment to the plans for door 104 must be made if appropriate,
consistent with guideline 4.1. A window may be more appropriate in this location. 16
HPC Resolution #__, Series of 2020
Page 2 of 3
5. The following must be provided to staff by Tuesday, March 10th at noon, for HPC
evaluation prior to the hearing:
• A detail of the proposed new handrail on the front porch. The existing rail is not
historic and a rail is required by code. The application indicates the new rail will only
be on one side and will be metal. Staff supports the idea of a simple design, but wood
would be more appropriate per guideline 5.6.
• All exterior vents and flues must be identified in the plans. Some are included in the
application, so this is a request to clarify whether more are anticipated. The proposal
must meet guideline 7.4.
• Regarding the roof of the home, staff finds that the historic resource should have a
wood shingle roof, per guideline 7.8, to earn the floor area bonus. The design and
materiality of the gutters and downspouts, flashing and snow clips must be clarified.
Painted or galvanized metal is preferred. Gutters should ideally be half round, in
keeping with the period of the home.
• The lighting plan indicates a sconce at the front door, plus can lights in the soffit of the
porch. Typically, per guideline 12.3, one or the other lighting source is permitted.
Utilizing both creates an intensity of lighting that is out of character with a Victorian.
6. The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order.
However, any failure to abide by any of the terms and conditions attendant to this
approval shall result in the forfeiture of said vested property rights. Unless otherwise
exempted or extended, failure to properly record all plats and agreements required to be
recorded, as specified herein, within 180 days of the effective date of the development
order shall also result in the forfeiture of said vested property rights and shall render the
development order void within the meaning of Section 26.104.050 (Void permits). Zoning
that is not part of the approved site-specific development plan shall not result in the
creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to
obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the
City of Aspen, a notice advising the general public of the approval of a site specific
development plan and creation of a vested property right pursuant to this Title. Such notice
shall be substantially in the following form:
Notice is hereby given to the general public of the approval of a site specific development
plan, and the creation of a vested property right, valid for a period of three (3) years,
pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado
Revised Statutes, pertaining to the following described property: 125 W. Main Street.
Nothing in this approval shall exempt the development order from subsequent reviews
and approvals required by this approval of the general rules, regulations and ordinances 17
HPC Resolution #__, Series of 2020
Page 3 of 3
or the City of Aspen provided that such reviews and approvals are not inconsistent with
this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial
review; the period of time permitted by law for the exercise of such rights shall not begin
to run until the date of publication of the notice of final development approval as required
under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the
Colorado Constitution and the Aspen Home Rule Charter.
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
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 ______________,
2020.
Approved as to Form: Approved as to Content:
_________________________________________________________________ _________________________________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
_________________________________________________________________
Wes Graham, Deputy City Clerk 18
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Exhibit A
Minor Development
Historic Preservation Design Guidelines Criteria
Staff Findings
26.415.070 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.
26.415.070.C. Certificate of appropriateness for a minor development.
3. The procedures for the review of minor development projects are as follows:
a) The Community Development Director will review the application materials and if they are
determined to be complete, schedule a public hearing before the HPC. The subject
property shall be posted pursuant to Paragraph 26.304.060.E.3.b.
b) Staff shall review the submittal material and prepare a report that analyzes the project's
conformance with the design guidelines and other applicable Land Use Code sections. This
report will be transmitted to the HPC with relevant information on the proposed project
and a recommendation to approve, disapprove or approve with conditions and the reasons
for the recommendation. The HPC will review the application, the report and the evidence
presented at the hearing to determine the project's conformance with the City Historic
Preservation Design Guidelines.
c) The HPC shall approve, disapprove, approve with conditions or continue the application to
obtain additional information necessary to make a decision to approve or deny. If the
application is approved, the HPC shall issue a certificate of appropriateness and the
Community Development Director shall issue a development order.
d) The HPC decision shall be final unless appealed by the applicant or a landowner within
three hundred (300) feet of the subject property in accordance with the procedures set
forth in Chapter 26.316.
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Relevant Historic Preservation Design Guidelines:
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.
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• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the
period of significance.
• Use paving materials that are similar to those used historically for the building style and install them in
the manner that they would have been used historically. For example on an Aspen Victorian landmark
set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are
appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties. A
wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many
small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better integrated
into the proposal. All landscape plans presented for HPC review must include at least a preliminary
representation of the stormwater design. A more 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.
1.12 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.
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• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
1.13 Additions of plant
material to the landscape that
could interfere with or block views of historic structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant
architectural features or views to the building. Hedgerows are not allowed as fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees
too close to a landmark may result in building deteriorate or blocked views and is inappropriate.
• Climbing vines can damage historic structures and are not allowed.
1.14 Minimize the visual impacts of landscape lighting.
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• Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian
properties unless an exception is approved by HPC based on safety considerations.
• Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-
case basis.
• Landscape light fixtures should be carefully selected so that they are compatible with the building, yet
recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape uplighting is not allowed.
1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be moved, removed,
or inappropriately altered.
• Replace only those portions of a historic fence that are deteriorated beyond repair.
• Replacement elements must match the existing.
1.18 When building an entirely new fence, use materials that are appropriate to the building type
and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen
Victorian landmarks unless there is evidence that a decorative fence historically existed on the site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian
properties. This fence type has many desirable characteristics including transparency, a low height,
and a simple design. When this material is used, posts should be simply detailed and not oversized.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
• A fence that defines a front yard must be low in height and transparent in nature.
• For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket.
• For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals
will be reviewed on a case-by-case basis.
• Fence columns or piers should be proportional to the fence segment.
1.21 Preserve original retaining walls
• Replace only those portions that are deteriorated beyond repair. Any replacement materials should
match the original in color, texture, size and finish.
• Painting or covering a historic masonry retaining wall or covering is not allowed.
• Increasing the height of a retaining wall is inappropriate.
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
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• Masonry features that define the overall historic character, such as walls, cornices, pediments, steps
and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction
may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the weathering
detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that
was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent time, consider
removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the building.
2.3 Match the original material in composition, scale and finish when replacing materials on
primary surfaces.
• If the original material is wood clapboard for example, then the replacement material must be wood as
well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those should
be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger
area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant material.
• Any material that covers historic materials may also trap moisture between the two layers. This will
cause accelerated deterioration to the historic material which may go unnoticed.
3.1 Preserve the functional and decorative features of a historic window.
• Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads,
jambs, moldings, operations, and groupings of windows.
• Repair frames and sashes rather than replacing them.
• Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for
the repair.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
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3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the sash have
divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back to the
plane of the glazing (glass) in several increments. These increments, which individually only measure in
eighths or quarters of inches, are important details. They distinguish the actual window from the
surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
• New windows should be similar in scale to the historic openings on the building, but should in some
way be distinguishable as new, through the use of somewhat different detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will negatively affect the
integrity of a structure.
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door, door frame,
screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door
can be used at a later time, if necessary. Also, keep the door in place, in its historic position.
• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the
original door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
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• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence
can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary walls.
• A new door in a new location should be similar in scale and style to historic openings on the building
and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings
on a character defining façade negatively affects the integrity of a structure.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style of the
building.
• On Aspen Victorian properties, conceal any modern elements such as entry key pads. 5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material and
spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in character
and different from the historic detailing on the porch or balcony.
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.
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.
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• Retain and repair original and decorative roof detailing.
• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key character
defining features of the architectural style.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These elements may be
appropriate on an addition.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and have a
matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a
secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original seaming.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in locations
that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building
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.
9.6 Minimize the visual impact of lightwells.
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• 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.
12.3 Exterior light fixtures should be simple in character.
• The design of a new fixture should be appropriate in form, finish, and scale with the structure.
• New fixtures should not reflect a different period of history than that of the affected building, or be
associated with a different architectural style.
• Lighting should be placed in a manner that is consistent with the period of the building, and should not
provide a level of illumination that is out of character.
• One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed
fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or
style.
• On commercial structures and AspenModern properties, recessed lights and concealed lights are often
most appropriate.
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash
storage.
• Place mechanical equipment on the ground where it can be screened.
• 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: In general, this is a modest application that preserves the character of the historic
building with few visible alterations. Some restoration work is planned, and the removal of some
overgrown vegetation will greatly improve the public visibility of this historic resource.
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Staff finds that some work requires adjustment to meet the design guidelines.
It appears that alterations have been made to a historic window on the east side of the house, and one
window in a dormer on the west façade. The architect plans to adjust these window locations and
styles to a more historic vocabulary. The proposed windows in question are labeled GA and JA. This
work must be based on physical evidence to the greatest extent possible. Staff recommends that an
inspection of the historic framing be scheduled with staff during construction and adjustment to the
plans be made if appropriate, consistent with guidelines 3.2, 3.3 and 3.5.
Similarly, the east façade features a door that is likely non-historic and which leads to a side porch that
is to be demolished in this project. The architect proposes to replace the door with a new door (104)
which is out of character with the Victorian and which “floats” above the ground. Staff finds restudy is
needed per guideline 4.1. Framing evidence that may be viewed on site during construction must be
inspected with staff and the plans adjusted if appropriate.
Finally, some details of the project require additional clarification. As this is a one-step Minor review,
staff recommends the following be provided by Tuesday, March 10th at noon, for HPC evaluation prior
to the hearing:
A detail of the proposed new handrail on the front porch. The existing rail is not historic and a rail is
required by code. The application indicates the new rail will only be on one side and will be metal.
Staff supports the idea of a simple design, but wood would be more appropriate per guideline 5.6
All exterior vents and flues must be identified in the plans. Some are included in the application, so
this is a request to clarify whether more are anticipated. The proposal must meet guideline 7.4.
Regarding the roof of the home, staff finds that the historic resource should have a wood shingle roof,
per guideline 7.8, to earn the floor area bonus. The design and materiality of the gutters and
downspouts, flashing and snow clips must be clarified. Painted or galvanized metal is preferred.
Gutters should ideally be half round, in keeping with the period of the home.
Lastly, the lighting plan indicates a sconce at the front door, plus can lights in the soffit of the porch.
Typically, per guideline 12.3, one or the other lighting source is permitted. Utilizing both creates an
intensity of lighting that is out of character with a Victorian.
With resolution of these topics, staff recommends approval of the project.
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Exhibit B
Relocation Criteria
Staff Findings
26.415.090.C. Standards for the relocation of designated properties. Relocation for a building,
structure or object will be approved if it is determined that it meets any one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is
located and its relocation will not have an adverse impact on the Historic District or property; or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect
the integrity of the Historic District in which it was originally located or diminish the historic,
architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and preservation
of the building, structure or object including the provision of the necessary financial security.
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Staff Finding: Basement excavation will be accomplished by underpinning, with the historic resource
left in place. This action is still considered to be Relocation. The applicant has provided a letter and a
section from their architectural engineer explaining the approach. A financial security of $30,000 will
be required to be provided to the City until the basement construction is completed.
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Exhibit C
Setback Variation Criteria
Staff Findings
26.415.110.C: Variations:
Dimensional variations are allowed for projects involving designated properties to create development
that is more consistent with the character of the historic property or district than what would be required
by the underlying zoning's dimensional standards.
1. The HPC may grant variations 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 variation, the HPC must make a finding that such a variation:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
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STAFF RESPONSE: The historic home on this site is 0.7’ from the west property line. This is its original
condition. On the east, the home is 3’ from the property line, a circumstance that was created as a result
of a lot split in 2013.
The house is not being moved, however the new basement may sit in setbacks therefore staff
recommends the granting of variations to allow the basement to be 0.7’ from the west property line and
3’ from the east property line. In addition, a new lightwell on the east side of the house could be exempt
from setbacks, but the architect proposes to make it slightly larger than the exempted size in order to
match the width of a historic bay window above it. Staff recommends a setback variation for the design
as proposed.
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Exhibit D
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. The potential bonus is determined by net
lot area such that a 3,000-5,999 square foot lot is eligible for a maximum of a two hundred fifty (250)
square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a maximum of a three hundred
seventy five (375) square foot floor area bonus and a 9,000 square foot or larger lot is eligible for a
maximum of a 500 square foot floor area bonus. Floor area bonuses are cumulative. More than one bonus
may be approved up to the maximum amount allowed for the lot. If a property is subdivided, the maximum
bonus will be based on the original lot size, though the bonus may be allocated amongst the newly created
parcels to the extent permitted.
On any lot where a historic property is permitted a duplex density while a non-historic property is not, the
increased allowable floor area that results from the density will be deducted from the maximum bonus that
the property may receive.
To be considered for the bonus, it must be demonstrated that the project meets all of the following criteria:
a) The historic building is the key element of the property, and the primary entry into the structure,
and the addition is incorporated in a manner that maintains the visual integrity of the historic
building; and
b) If applicable, historically significant site and landscape features from the period of significance of
the historic building are preserved; and the applicant is undertaking multiple significant
restoration actions, including but not limited to, re-opening an enclosed porch, re-installing doors
and windows in original openings that have been enclosed, removing paint or other nonoriginal
finishes, or removing elements which are covering original materials or features; and
c) The project retains a historic outbuilding, if one is present, as a free standing structure above
grade; and
d) The applicant is electing a preservation outcome that is a high priority for HPC, including but not
limited to, creating at least two detached structures on the site, limiting the amount of above
grade square footage added directly to a historic resource to no more than twice the above grade
square footage of the historic resource, limiting the height of an addition to a historic resource to
the height of the resource or lower, or demolishing and replacing a significantly City of Aspen
Land Use Code Part 400 – Historic Preservation Page 29 incompatible non-historic addition to a
historic resource with an addition that meets current guidelines.
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.
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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.
4. Floor area bonuses are only available for single-family, duplex or 100% affordable housing development.
A property shall receive no more than 500 square feet total. The award of a bonus is project specific. At
such time that more than 40% of an addition to a historic resource that was constructed as part of a project
which previously received a floor area bonus is demolished, the bonus may be retained only if the proposed
redevelopment is found to meet the requirements of this Section.
5. Separate from the floor area bonus described above, on a lot that contains a historic resource, HPC may
exempt wall exposed by a light well that is larger than the minimum required for egress from the calculation
of subgrade floor area only if the light well is internalized such that it is entirely recessed behind the vertical
plane established by the portion of the building façade(s) closest to any street(s), the light well is screened
from view from the street by building walls or fences, and any addition that is made to the affected
resource simultaneous or after the construction of the light well is entirely one story.
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Staff Finding: This 3,000 square foot lot is eligible for a bonus of up to 250 square feet. The proposed
project is 135 square feet over the maximum floor area. The application mentions a request for the full
250 square feet to be banked for future development, but this is not allowable.
The existing development is 220 square feet below the maximum. A small amount of that area will be
consumed by the interior remodel. The balance, plus the requested floor area bonus, will be used to
cover the new basement. The floor area bonus in this case does not result in any increase to above
grade mass.
Staff finds that the criteria for a bonus will be met with a clarified plan for restoration work that will be
accomplished on the home. For instance, staff recommends the roof replacement material be wood
shingle rather than asphalt.
The proposed project is particularly successful because no visible addition is being constructed. If the
property were to be converted to 100% commercial use in the future, there would be a 600 square foot
increase in allowed floor area, which likely would entail an addition. Staff recommends that, if conversion
occurs in the future and an addition is proposed, this floor area bonus is nullified and would have to be
earned again to be used.
Staff finds that the criteria for granting a floor area bonus can been met with the condition that
restoration work is clarified and the bonus will be forfeited if the property is converted to commercial
use in the future and an addition is proposed.
38
125 w main st | willis pember architects, inc | 412 n. mill st | aspen, co 81611 1.16.20
125 W MAIN COVER LETTER
To Amy Simon
From Willis Pember Architects
Subject Relocation Land Use Application
Date 1.16.20
Dear Amy,
On behalf of the Ralli Dimitrius Trust we are pleased to present you with our Historic Preservation
Relocation Land Use Application. As you know we are pursuing an ‘in‐situ’ relocation whose goal is
to minimize/eliminate any movement within the existing structure. Our motivation for this is the
desire to renovate and expand the interior use of the structure from two stories with an
‘uninhabitable’ basement to a fully habitable, three story structure with a full height basement. To
accomplish this we have engaged the services of Evolve structural engineers who feel confident, as I
do, that the proposal is the best interest of the resource and by extension the historic preservation
goals of the City.
In order to achieve these goals we will request the following:
a. an FAR bonus of 250 SF. The reason for the full 250 FAR bonus request is the desire to preserve
the ability to convert the surface parking areas off of the alley into a full garage and connector at
some future date. With this application 135SF of FAR is needed.
b. a side yard setback variance for work below grade at both East and West lot lines.
c. a variation in the residential design standards regarding the minimum size requirement of a light
well in a setback. A fuller description can be found in the written description – history and
forensics, pgs 6‐7.
The additional and more conventional reason for theses requests is that the level of exterior
restoration we are planning will be of the highest order and will serve the community well to witness
the complete and utter transformation of this hidden gem of a home.
Lastly the owners’ have been apprised of the financial security requirements of this application and
are comfortable with the terms.
Best regards,
Willis Pember, AIA
39
40
41
42
43
PRE‐APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Simon, amy.simon@cityofaspen.com
DATE: July 3, 2019
PROJECT LOCATION: 125 W. Main Street
REQUEST: Relocation of a Historic Landmark, Variations
REPRESENTATIVE:Willis Pember, willispa@comcast.net
DESCRIPTION: 125 W. Main Street is a landmarked property located within the Main Street Historic
District. The property was created through a historic landmark lot split approved in 2013 and the historic
structure is very close to the east and west property lines, a condition that was legalized through setback
variations granted in association with the lot split.
The property owner is interested in constructing a full height basement. Rather than underpin the historic
foundation to accomplish this, the plan may be to build a new basement that is mostly disconnected from
the original foundation, inset some distance from those walls. This work will require Relocation review by
the Historic Preservation Commission so that appropriate conditions which protect the historic resource
can be applied to the project. Depending on the placement of the new basement, setback variations might
be requested. The architect must confirm that the project will be within the allowed floor area, or request a
floor area bonus if appropriate. Coordination with the Parks Department regarding potential impacts of
excavation to any adjacent trees will be needed.
The project is subject to design review and compliance with the Commercial, Lodging, and Historic District
Guidelines for Main Street, as well as the Historic Preservation Design Guidelines.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.415.090 Relocation of designated historic properties
26.415.110.C Variations
26.575.020 Calculations and Measurements
26.710.180 Mixed Use (MU) zone district
For your convenience – links to the Land Use Application, Design Guidelines, and Land Use Code are
below:
Land Use Application Land Use Code Historic Preservation Design Guidelines
Commercial Design Guidelines
Review by: Staff for completeness and recommendation
HPC for decision 44
City Council for notice of the HPC decision. Council has the
authority to remand the decision back to HPC for further
consideration.
Public Hearing: Yes.
Neighborhood Outreach: No.
Referrals: No fees will be charged, but the proposal will be referred to
Building, Zoning, Engineering and Parks for preliminary
comments.
Planning Fees: $1,950for 6 billable hours of staff time. (Additional/ lesser hours
will be billed/refunded at a rate of $325 per hour.)
Total Deposit: $1,950.00.
APPLICATION CHECKLIST: Below is a list of submittal requirements.
Completed Land Use Application and signed fee agreement.
Pre‐application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur,
consisting of a current (no older than 6 months) certificate from a title insurance company, an
ownership and encumbrance report, or attorney licensed to practice in the State of Colorado,
listing the names of all owners of the property, and all mortgages, judgments, liens, easements,
contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for
the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states
the name, address and telephone number of the representative authorized to act on behalf of
the applicant.
HOA Compliance form (Attached).
A written description of the proposal and an explanation in written, graphic, or model form of
how the proposed development complies with the review standards relevant to the
development application and relevant land use approvals associated with the property.
A proposed site plan and landscape plan.
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their
height, massing, scale, proportions and roof plan; and the primary features of all elevations.
A site improvement survey (no older than a year from submittal) including topography and
vegetation showing the current status of the parcel certified by a registered land surveyor by
licensed in the State of Colorado.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
A written description and/or graphic illustrations of the building, structure or object proposed for
relocation.
A written explanation of the type of relocation requested (temporary, on‐site or off‐site) and
justification for the need for relocation.
A written report from a licensed engineer or architect regarding the soundness of the building,
structure or object, its ability to withstand the physical move and its rehabilitation needs, once
relocated.
Evidence of the financial ability to undertake the safe relocation, preservation and repair of the
building, structure or object; site preparation and construction of necessary infrastructure
through the posting of bonds or other financial measures deemed appropriate.
45
Once the application is deemed complete by staff, the following items will need to be submitted:
Total deposit for review of the application.
A digital copy of the application provided in pdf file format. Please provide text and graphics as
separate files.
12 sets of all graphics printed at 11x17.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on
current zoning, which is subject to change in the future, and upon factual representations that may or may not be
accurate. The summary does not create a legal or vested right.
46
132 W. Main St. Ste. B
Aspen, CO 81611
Phone: (970) 920-9299 Fax: (970) 920-5352
www.titlecorockies.com
COMMITMENT TRANSMITTAL
Commitment Ordered By:
Karla Jacobs
Alpine Bank
400 7th Street South
Rifle, CO 81650
Phone: (970) 625-7050 Fax:
email: karlajacobs@alpinebank.com
Inquiries should be directed to:
Susan Hass
Title Company of the Rockies
132 W. Main St. Ste. B
Aspen, CO 81611
Phone: (970) 920-9299 Fax: (970) 920-5352
email: shass@titlecorockies.com
Commitment Number:0706189-C Reference: 1700007845
Borrower's Name(s):Ralli Dimitrius, Trustee f/b/o the Ralli Dimitrius Trust, u/d dated September 17, 1992
(Refinance)
Property:125 W. Main Street, Aspen, CO 81611
Lot 1, Historic Landmark Lot Split of 125 W. Main Street, Pitkin County, Colorado
COPIES / MAILING LIST
Karla Jacobs
Alpine Bank
400 7th Street South
Rifle, CO 81650
Phone: (970) 625-7050 Fax:
email: karlajacobs@alpinebank.com
Final Documents
Alpine Bank
Central Loans
400 7th Street South
Rifle, CO 81650
Phone: (970) 625-7020 Fax: (970) 668-9907
email: titlepolicy@alpinebank.com
Doug Peate
Alpine Bank
600 East Hopikins Avenue
Aspen, CO 81611
Phone: (970) 429-2115
email: dougpeate@alpinebank.com
Service Beyond Expectation in Colorado for: Eagle, Garfield, Grand, Pitkin and Summit Counties. (Limited Coverage: Jackson, Lake, Park and Routt Counties)
Locations In: Avon/Beaver Creek, Basalt, Breckenridge, Grand Lake and Winter Park. (Closing Services available in Aspen and Glenwood Springs).
Page 1 of 1 January 24, 2020
12:49 PM
47
132 W. Main St. Ste. B
Aspen, CO 81611
Phone: (970) 920-9299 Fax: (970) 920-5352
www.titlecorockies.com
Commitment Ordered By:
Karla Jacobs
Alpine Bank
400 7th Street South
Rifle, CO 81650
Phone: (970) 625-7050 Fax:
email: karlajacobs@alpinebank.com
Inquiries should be directed to:
Susan Hass
Title Company of the Rockies
132 W. Main St. Ste. B
Aspen, CO 81611
Phone: (970) 920-9299 Fax: (970) 920-5352
email: shass@titlecorockies.com
Commitment Number:0706189-C Reference: 1700007845
Borrower's Name(s):Ralli Dimitrius, Trustee f/b/o the Ralli Dimitrius Trust, u/d dated September 17, 1992
(Refinance)
Property:125 W. Main Street, Aspen, CO 81611
Lot 1, Historic Landmark Lot Split of 125 W. Main Street, Pitkin County, Colorado
TITLE CHARGES
These charges are based on issuance of the policy or policies described in the attached Commitment for Title Insurance, and includes premiums
for the proposed coverage amount(s) and endorsement(s) referred to therein, and may also include additional work and/or third party charges
related thereto.
Owner’s Policy Premium:
Loan Policy Premium:
Additional Lender Charge(s):
Additional Other Charge(s):
Tax Certificate:
Total Endorsement Charge(s):
TBD Charge(s):
TOTAL CHARGES:
$1,957.00
$1,957.00
Service Beyond Expectation in Colorado for: Eagle, Garfield, Grand, Pitkin and Summit Counties. (Limited Coverage: Jackson, Lake, Park and Routt Counties)
Locations In: Avon/Beaver Creek, Basalt, Breckenridge, Grand Lake and Winter Park. (Closing Services available in Aspen and Glenwood Springs).48
CM-2 (ALTA Commitment for Title Insurance (6-17-06)(WLTIC Edition (9/26/07)
ALTA Commitment For Title Insurance (Adopted 06-17-06) (Revised 08-01-2016)
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
WESTCOR LAND TITLE INSURANCE COMPANY
NOTICE
IMPORTANT-READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE
TITLE INSURANCE POLICIES. ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY
INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN
CONTRACT.
THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE,
LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE.
THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE,
INCLUDING ANY SEARCH AND EXAMINATION, ARE PROPRIETARY TO THE COMPANY, WERE
PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY, AND CREATE NO
EXTRACONTRACTUAL LIABILITY TO ANY PERSON, INCLUDING A PROPOSED INSURED.
THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A
PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND
PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION
INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON.
COMMITMENT TO ISSUE POLICY
Subject to the Notice; Schedule B, Part I-Requirements; Schedule B, Part II-Exceptions; and the Commitment
Conditions, WESTCOR LAND TITLE INSURANCE COMPANY, a South Carolina Corporation (the
“Company”), commits to issue the Policy according to the terms and provisions of this Commitment. This
Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule
A, only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy
Amount and the name of the Proposed Insured.
If all of the Schedule B, Part I-Requirements have not been met within six (6) months after the Commitment Date,
this Commitment terminates and the Company's liability and obligation end.
IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused its corporate
name and seal to be hereunto affixed and by these presents to be signed in facsimile under authority of its
by-laws, effective as of the date of Commitment shown in Schedule A.
Issued By:
WESTCOR LAND TITLE INSURANCE COMPANY
The Title Company of the Rockies
132 W. Main Street, Suite B
Aspen, CO 81611
Phone: (970) 920-9299
49
CONDITIONS
The term mortgage, when used herein, shall include deed of trust, trust deed, or other1.
security instrument.
If the proposed Insured has or acquired actual knowledge of any defect, lien,2.
encumbrance, adverse claim or other matter affecting the estate or interest or
mortgage thereon covered by this Commitment other than those shown in Schedule B
hereof, and shall fail to disclose such knowledge to the Company in writing, the
Company shall be relieved from liability for any loss or damage resulting from any
act of reliance hereon to the extent the Company is prejudiced by failure to so
disclose such knowledge. If the proposed Insured shall disclose such knowledge to
the Company, or if the Company otherwise acquires actual knowledge of any such
defect, lien, encumbrance, adverse claim or other matter, the Company at its option
may amend Schedule B of this Commitment accordingly, but such amendment shall
not relieve the Company from liability previously incurred pursuant to paragraph 3
of these Conditions and Stipulations.
Liability of the Company under this Commitment shall be only to the named3.
proposed Insured and such parties included under the definition of Insured in the
form of policy or policies committed for and only for actual loss incurred in reliance
hereon in undertaking in good faith (a) to comply with the requirements hereof, or
(b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate
or interest or mortgage thereon covered by this Commitment. In no event shall such
liability exceed the amount stated in Schedule A for the policy or policies committed
for and such liability is subject to the insuring provisions and Conditions and
Stipulations and the Exclusions from Coverage of the form of policy or policies
committed for in favor of the proposed Insured which are hereby incorporated by
reference and are made a part of this Commitment except as expressly modified
herein.
This Commitment is a contract to issue one or more title insurance policies and is not4.
an abstract of title or a report of the condition of title. Any action or actions or rights
of action that the proposed Insured may have or may bring against the Company
arising out of the status of the title to the estate or interest or the status of the
mortgage thereon covered by this Commitment must be based on and are subject to
the provisions of this Commitment.
The policy to be issued contains an arbitration clause. All arbitrable matters when5.
the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of
either the Company or the Insured as the exclusive remedy of the parties. You may
review a copy of the arbitration rules at< http://www.alta.org/>.
50
Westcor Land Title Insurance Company
Joint Notice of Privacy Policy
of
Westcor Land Title Insurance Company
and
The Title Company of the Rockies
Westcor Land Title Insurance Company (“WLTIC”) and The Title Company of the Rockies value their customers and are
committed to protecting the privacy of personal information. In keeping with that philosophy, we each have developed a Privacy
Policy, set out below, that will endure the continued protection of your nonpublic personal information and inform you about the
measures WLTIC and The Title Company of the Rockies take to safeguard that information. This notice is issued jointly as a
means of paperwork reduction and is not intended to create a joint privacy policy. Each company's privacy policy is separately
instituted, executed, and maintained.
Who is Covered
We provide our Privacy Policy to each customer when they purchase a WLTIC title insurance policy. Generally, this means that
the Privacy Policy is provided to the customer at the closing of the real estate transaction.
Information Collected
In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic personal
information directly from the customer, from customer-related transactions, or from third parties such as our title insurance agent,
lenders, appraisers, surveyors and other similar entities.
Access to Information
Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform their
jobs. These employees include, but are not limited to, those in departments such as closing, legal, underwriting, claims and
administration and accounting.
Information Sharing
Generally, neither WLTIC nor The Title Company of the Rockies shares nonpublic personal information that it collects with
anyone other than those individuals necessary needed to complete the real estate settlement services and issue its title insurance
policy as requested by the consumer. WLTIC or The Title Company of the Rockies may share nonpublic personal information
as permitted by law with entities with whom WLTIC or The Title Company of the Rockies has a joint marketing agreement.
Entities with whom WLTIC or The Title Company of the Rockies have a joint marketing agreement have agreed to protect the
privacy of our customer's nonpublic personal information by utilizing similar precautions and security measures as WLTIC and
The Title Company of the Rockies use to protect this information and to use the information for lawful purposes. WLTIC or
The Title Company of the Rockies , however, may share information as required by law in response to a subpoena, to a
government regulatory agency or to prevent fraud.
Information Security
WLTIC and The Title Company of the Rockies, at all times, strive to maintain the confidentiality and integrity of the personal
information in its possession and has instituted measures to guard against its unauthorized access. We maintain physical,
electronic and procedural safeguards in compliance with federal standards to protect that information.
The WLTIC Privacy Policy can be found on WLTIC's website at www.wltic.com
51
COMMITMENT FOR TITLE INSURANCE
Issued by
as agent for
Westcor Land Title Insurance Company
SCHEDULE A
Reference: 1700007845 Commitment Number: 0706189-C
1.Effective Date: January 10, 2020, 7:00 am Issue Date: January 24, 2020
2.Policy (or Policies) to be issued:
ALTA Loan Policy (6-17-06)Policy Amount:$2,065,000.00
Premium:$1,957.00
Proposed Insured:Alpine Bank, its Successors and/or Assigns
3.The estate or interest in the land described or referred to in this Commitment is Fee Simple.
4.The Title is, at the Commitment Date, vested in:
Ralli Dimitrius, Trustee f/b/o the Ralli Dimitrius Trust, u/d dated September 17, 1992
5.The land referred to in this Commitment is described as follows:
FOR LEGAL DESCRIPTION SEE SCHEDULE A CONTINUED ON NEXT PAGE
Countersigned
The Title Company of the Rockies
By:
Mike Brudwick
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule A
Page 1
52
Commitment No: 0706189-C
SCHEDULE A (continued)
LEGAL DESCRIPTION
The Land referred to herein is located in the County of Pitkin, State of Colorado, and described as follows:
Lot 1, HISTORIC LANDMARK LOT SPLIT OF 125 W. MAIN STREET, according to the Plat thereof recorded
December 6, 2013 in Plat Book 105 at Page 32 as Reception No. 606319, County of Pitkin, State of Colorado.
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule A
Page 2
53
Commitment No: 0706189-C
COMMITMENT FOR TITLE INSURANCE
Issued by
Westcor Land Title Insurance Company
SCHEDULE B, PART I
Requirements
The following are the requirements to be complied with prior to the issuance of said policy or policies.
Any other instrument recorded subsequent to the effective date hereof may appear as an exception under
Schedule B of the policy to be issued. Unless otherwise noted, all documents must be recorded in the
office of the clerk and recorded of the county in which said property is located.
All of the following Requirements must be met:
1.The Proposed Insured must notify the Company in writing of the name of any party not referred
to in this Commitment who will obtain an interest in the Land or who will make a loan on the
Land. The Company may then make additional Requirements or Exceptions.
2.Pay the agreed amount for the estate or interest to be insured.
3.Pay the premiums, fees, and charges for the Policy to the Company.
4.Documents satisfactory to the Company that convey the Title or create the Mortgage to be
insured, or both, must be properly authorized, executed, delivered, and recorded in the Public
Records.
Statement of Authority for the Ralli Dimitrius Trust, u/d dated September 17, 1992, a California5.
trust, evidencing the existence of said trust and the authority of one or more trustees to act on
behalf of said trust, prior to the time that it encumbers title to subject property, and otherwise
complying with C.R.S. 38-30.108.5, et seq.
Deed of Trust from Ralli Dimitrius, Trustee f/b/o the Ralli Dimitrius Trust, u/d dated September6.
17, 1992, a California Trust to the Public Trustee of Pitkin County for the use of Alpine Bank, to
secure $2,065,000.00.
Exception No. 5 under Schedule B, Section II of this commitment will not appear in the policy or
policies to be issued pursuant hereto, provided that (a) the documents contemplated by the
requirements set forth in Schedule B, Section I of this commitment are submitted to and approved
and recorded by the Company or its duly authorized agent, and (b) an examination of the records
in the office of the County Clerk and Recorder by the Company or its duly authorized agent
discloses that no defects, liens, encumbrances, adverse claims or other matters have been recorded
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule B - Part I
Page 3
54
Commitment No: 0706189-C
in such records subsequent to the effective date hereof, and prior to the recording date of such
recording(s).
Exception No. 6 under Schedule B, Section II of this commitment will be amended in the policy or
policies to be issued pursuant hereto, to read “Taxes and Assessments for the year 2019 and
subsequent years".
24-MONTH CHAIN OF TITLE: The only conveyance(s) affecting said land recorded within
the 24 months preceding the date of this commitment is (are) as follows:
QuitClaim Deed to Ralli Dimitrius, Trustee f/b/o the Ralli Dimitrius Trust, u/d dated
September 17, 1992 recorded June 27, 2008 as Reception No. 550590.
NOTE: If no conveyances were found in that 24 month period, the last recorded conveyance
is reported. If the subject land is a lot in a subdivision plat less than 24 months old, only the
conveyances subsequent to the plat are reported.
THE LIABILITY OF THE COMPANY UNDER THE POLICY TO BE ISSUED SHALL IN
NO CASE EXCEED THE AMOUNT OF THE PROCEEDS OF THE LOAN SECURED BY
THE INSURED MORTGAGE DISBURSED AT DATE OF POLICY PLUS THE AMOUNT
OF EACH SUCCEEDING DISBURSEMENT THEREOF UNTIL THE AGGREGATE OF
ALL DISBURSEMENTS IS EQUAL TO THE AMOUNT OF INSURANCE STATED IN
SCHEDULE A, PLUS ANY AMOUNT ADVANCED TO PROTECT THE LIEN OF THE
INSURED MORTGAGE AND SECURED THEREBY PLUS INTEREST ON SAID
AMOUNTS, LESS ALL PAYMENTS ON SAID LOAN.
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule B - Part I - continued
Page 4 55
Commitment No: 0706189-C
SCHEDULE B, PART II
Exceptions
THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION,
OR LIMITATION CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT
TO THE EXTENT THAT THE SPECIFIC COVENANT, CONDITION, RESTRICTION, OR
LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE, COLOR, RELIGION,
SEX, SEXUAL ORIENTATION, GENDER IDENTITY, HANDICAP, FAMILIAL STATUS, OR
NATIONAL ORIGIN.
Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless
the same are disposed of to the satisfaction of the Company.
Any loss or damage, including attorney fees, by reason of the matters shown below:
Any facts, right, interests, or claims which are not shown by the Public Records but which could1.
be ascertained by an inspection of said Land or by making inquiry of persons in possession
thereof.
Easements or claims of easements, not shown by the Public Records.2.
Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the3.
Title that would be disclosed by an accurate and complete land survey of the Land.
4. Any lien, or right to a lien for services, labor or material heretofore or hereafter furnished,
imposed by law and not shown by the Public Records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing in
the Public Records or attaching subsequent to the effective date hereof, but prior to the date of
the proposed insured acquires of record for value the estate or interest or mortgage thereon
covered by this Commitment.
6. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the Public Records; (b)
proceedings by a public agency that may result in taxes or assessments, or notices of such
proceedings, whether or not shown by the records of such agency or by the Public Records.
Terms, agreements, provisions, conditions and obligations as contained in Ordinance No. 577.
(Series of 1976) recorded November 11, 1976, in Book 319 at Page 456 as Reception No.
188864.
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule B - Part II
Page 5
56
Commitment No: 0706189-C
Terms, agreements, provisions, conditions and obligations as contained in Ordinance No. 608.
(Series 1976) recorded December 9, 1976, in Book 321 at Page 51 as Reception No. 189906.
Terms, agreements, provisions, conditions and obligations as contained in Resolution #23, Series9.
of 2013 by the Aspen Historic Preservation Commission Recommending Approval of an
Application for a Historic Landmark Lot Split and Granting Approval for a Setback Variance for
the Property Located at 125 W. Main Street, Lots C and D, Block 59, City and Townsite of
Aspen, Colorado recorded July 19, 2013, at Reception No. 601520.
Terms, agreements, provisions, conditions and obligations as contained in Ordinance No. 31,10.
Series of 2013 by the City of Aspen approving a Historical Landmark Lot Split for the Property
Located at 125 W. Main Street, Lots C and D, Block 59, City and Townsite of Aspen, Colorado
recorded December 13, 2013 as Reception No. 606008.
Terms, agreements, provisions, conditions and obligations as contained in Subdivision11.
Exemption Agreement for 125 W. Main Street recorded December 6, 2013, at Reception No.
606318.
Easements, rights of way and all other matters as shown on the Plat of Historic Landmark Lot12.
Split of 125 W. Main Street, filed December 6, 2013, in Plat Book 105 at Page 32 as Reception
No. 606319.
THE LIABILITY OF THE COMPANY UNDER THIS POLICY SHALL IN NO CASE
EXCEED THE AMOUNT OF THE PROCEEDS OF THE LOAN SECURED BY THE
INSURED MORTGAGE DISBURSED AT DATE OF POLICY PLUS THE AMOUNT OF
EACH SUCCEEDING DISBURSEMENT THEREOF UNTIL THE AGGREGATE OF ALL
DISBURSEMENTS IS EQUAL TO THE AMOUNT OF INSURANCE STATED IN
SCHEDULE A, PLUS ANY AMOUNT ADVANCED TO PROTECT THE LIEN OF THE
INSURED MORTGAGE AND SECURED THEREBY PLUS INTEREST ON SAID
AMOUNTS, LESS ALL PAYMENTS ON SAID LOAN.
This page is only a part of a 2016 ALTA ® Commitment for Title Insurance issued by Westcor Land Title Insurance Company. This
Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B,
Part I-Requirements; and Schedule B, Part II-Exceptions.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and
ALTA members in good standing as of the date of use. All other uses are prohibited.
Reprinted under license from the American Land Title Association.
Commitment for Title Insurance (8-1-2016)
Technical Correction 4-2-2018
Schedule B - Part II - continued
Page 6 57
Commitment No: 0706189-C
DISCLOSURE STATEMENTS
Note 1: Colorado Division of Insurance Regulations 3-5-1, Paragraph C of Article VII, requires that
"Every Title entity shall be responsible for all matters which appear of record prior to the time of recording
whenever the Title entity conducts the closing and is responsible for recording or filing of legal documents resulting
from the transaction which was closed.” (Gap Protection)
Note 2: Exception No. 4 of Schedule B, Section 2 of this Commitment may be deleted from the Owner's Policy to be
issued hereunder upon compliance with the following conditions:
The Land described in Schedule A of this commitment must be a single-family residence, which includes a1.
condominium or townhouse unit.
No labor or materials may have been furnished by mechanics or materialmen for purpose of construction on2.
the Land described in Schedule A of this Commitment within the past 13 months.
The Company must receive an appropriate affidavit indemnifying the Company against unfiled mechanic's3.
and materialmen's liens.
Any deviation from conditions A though C above is subject to such additional requirements or Information4.
as the Company may deem necessary, or, at its option, the Company may refuse to delete the exception.
Payment of the premium for said coverage.5.
Note 3: The following disclosures are hereby made pursuant to §10-11-122, C.R.S.:
The subject real property may be located in a special taxing district;(i)
A certificate of taxes due listing each taxing jurisdiction shall be obtained from the County Treasurer or the(ii)
County Treasurer's authorized agent; and
Information regarding special districts and the boundaries of such districts may be obtained from the(iii)
County Commissioners, the County Clerk and Recorder, or the County Assessor.
Note 4: If the sales price of the subject property exceeds $100,000.00, the seller shall be required to comply with the
disclosure or withholding provisions of C.R.S. §39-22-604.5 (Non-resident withholding).
Note 5: Pursuant to C.R.S. §10-11-123 Notice is hereby given:
(a)If there is recorded evidence that a mineral estate has been severed, leased or otherwise conveyed from the
surface estate then there is a substantial likelihood that a third party holds some or all interest in oil, gas,
other minerals, or geothermal energy in the property, and
(b)That such mineral estate may include the right to enter and use the property without the surface owner's
permission.
Note 6: Effective September 1, 1997, C.R.S. §30-10-406 requires that all documents received for recording or filing
in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of
at least one-half inch the clerk and recorder may refuse to record or file any document that does not conform.
Note 7: Our Privacy Policy:
We will not reveal nonpublic personal customer information to any external non-affiliated organization unless we
have been authorized by the customer, or are required by law.
Note 8: Records:
Regulation 3-5-1 Section 7 (N) provides that each title entity shall maintain adequate documentation and records
sufficient to show compliance with this regulation and Title 10 of the Colorado Revised Statutes for a period of not
less than seven (7) years, except as otherwise permitted by law.
Note 9: Pursuant Regulation 3-5-1 Section 9 (F) notice is hereby given that “A title entity shall not earn interest on
fiduciary funds unless disclosure is made to all necessary parties to a transaction that interest is or has been earned.
Said disclosure must offer the opportunity to receive payment of any interest earned on such funds beyond any
administrative fees as may be on file with the division. Said disclosure must be clear and conspicuous, and may be
made at any time up to and including closing.”
Be advised that the closing agent will or could charge an Administrative Fee for processing such an additional
services request and any resulting payee will also be subjected to a W-9 or other required tax documentation for such
Page 7
58
purpose(s).
Be further advised that, for many transactions, the imposed Administrative Fee associated with such an additional
service may exceed any such interest earned.
Therefore, you may have the right to some of the interest earned over and above the Administrative Fee, if applicable
(e.g., any money over any administrative fees involved in figuring the amounts earned).
Note 10: Pursuant to Regulation 3-5-1 Section 9 (G) notice is hereby given that “Until a title entity receives written
instructions pertaining to the holding of fiduciary funds, in a form agreeable to the title entity, it shall comply with
the following:
The title entity shall deposit funds into an escrow, trust, or other fiduciary account and hold them in a1.
fiduciary capacity.
The title entity shall use any funds designated as “earnest money” for the consummation of the transaction2.
as evidenced by the contract to buy and sell real estate applicable to said transaction, except as otherwise
provided in this section. If the transaction does not close, the title entity shall:
Release the earnest money funds as directed by written instructions signed by both the buyer and seller;(a)
or
If acceptable written instructions are not received, uncontested funds shall be held by the title entity for(b)
180 days from the scheduled date of closing, after which the title entity shall return said funds to the
payor.
In the event of any controversy regarding the funds held by the title entity (notwithstanding any termination3.
of the contract), the title entity shall not be required to take any action unless and until such controversy is
resolved. At its option and discretion, the title entity may:
Await any proceeding; or(a)
Interplead all parties and deposit such funds into a court of competent jurisdiction, and recover court(b)
costs and reasonable attorney and legal fees; or
Deliver written notice to the buyer and seller that unless the title entity receives a copy of a summons(c)
and complaint or claim (between buyer and seller), containing the case number of the lawsuit or
lawsuits, within 120 days of the title entity's written notice delivered to the parties, title entity shall
return the funds to the depositing party.”
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59
Commitment No: 0706189-C
Title Company of the Rockies
Disclosures
All documents received for recording or filing in the Clerk and Recorder's office shall contain a top margin of at leastone inch and a left, right and bottom margin of at least one half of an inch. The Clerk and Recorder will refuse torecord or file any document that does not conform to the requirements of this section. Pursuant to C.R.S.30-10-406(3)(a).
The company will not issue its policy or policies of title insurance contemplated by this commitment until it has beenprovided a Certificate of Taxes due or other equivalent documentation from the County Treasurer or the CountyTreasurer's authorized agent: or until the Proposed Insured has notified or instructed the company in writing to thecontrary. Pursuant to C.R.S. 10-11-122.
No person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as apart of such services until those funds have been received and are available for immediate withdrawals as a matter ofright. Pursuant to C.R.S. 38-35-125(2).
The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that
the mineral estate, or portion thereof, has been severed, leased, or otherwise conveyed from the surface estate. If so,
there is a substantial likelihood that a third party holds some or all interest in the oil, gas, other minerals, or
geothermal energy in the subject property. Such mineral estate may include the right to enter and use the property
without the surface owner's permission. Pursuant to C.R.S. 10-11-123.
If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller must comply with thedisclosure/withholding requirements of said section. (Nonresident withholding) Pursuant to C.R.S. 39-22-604.5.
Notice is hereby given that: The subject property may be located in a special taxing district. A Certificate of Taxesdue listing each taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorizedagent. Information regarding special districts and the boundaries of such districts may be obtained from the Board ofCounty Commissioners, the County Clerk and Recorder, or the County Assessor. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2;
"Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legaldocuments resulting from the transaction, the Company shall be responsible for all matters which appear on therecord prior to such time or recording or filing; and
"Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's liencoverage to be issued on your policy of Insurance. If the property being purchased has not been the subject ofconstruction, improvements or repairs in the last six months prior to the date of this commitment, therequirements will be payment of the appropriate premium and the completion of an Affidavit and Indemnity bythe seller. If the property being purchased was constructed, improved or repaired within six months prior to thedate of this commitment the requirements may involve disclosure of certain financial information, payment of
premiums, and indemnity, among others. The general requirements stated above are subject to revision and
approval by the Company. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the
transaction as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1.
Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein
unless the above conditions are fully satisfied.
Page 9
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1
Written Description – compliance with review standards 125 West Main Street
1.15.20
Review standards – part I
Historic Preservation Design Guidelines – Non‐relevant guidelines are grayed out.
Context
Chapter 1: Site Planning & Landscape Design
1.1 All projects shall respect the historic development pattern or context of the block,
neighborhood or district.
Response: There is no change to the basic urban components of the site.
1.2 Preserve the system and character of historic streets, alleys, and ditches.
Response: There is no change to the basic urban components of the site, including
ditches.
1.3 Remove driveways or parking areas accessed directly from the street if they were not part
of the original development of the site.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its
visual impact.
Response: We are designing a new driveway and plantings in an area at the rear of the
lot used for parking off of the alley.
1.5 Maintain the historic hierarchy of spaces.
Response: There is no change to the basic components of the site.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects.
Response: A simple concrete walkway exists and we propose leaving it as is.
1.7 Provide positive open space within a project site.
Response: Despite the small lot size, positive open space exists at the front and rear of
the site.
1.8 Consider storm water quality needs early in the design process.
Response: We have designed the drainage system met with the engineering dept.
1.9 Landscape development on Aspen Modern landmarks shall be addressed on a case by case
basis.
1.10 Built‐in furnishings, such as water features, fie pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark
trees and shrubs.
Response: We are proposing to maintain historic lilacs and return open sod lawn via
judicious pruning and removal. We have met with the City Parks department.
1.12 Provide an appropriate context for historic structures.
Response: That is the intent 63
2
1.13 Additions of plant material to the landscape that could interfere with or block views of
historic structures are inappropriate.
Response: We are attempting to remove much of the offending, overgrown landscape.
1.14 Minimize the visual impacts of landscape lighting.
Response: We are only adding landscape light to the rear yard, hidden in a hedge
adjacent to the new driveway. Ref. Landscape/Site plan. No landscape lighting is
proposed at the front of the house.
1.15 Preserve original fences.
Response: We are preserving all existing fencing.
1.16 When possible, replicate a missing historic fence based on photographic evidence.
1.17 No fence in the front yard is often the most appropriate solution.
Response: ref. written description – history and forensics, pg 4.
1.18 When building an entirely new fence, use materials that are appropriate to the building
type and style.
Response: We are proposing a contemporary, wood picket fence. Ref. site plan A1.0 at
the rear of the site.
1.19 A new fence should have a transparent quality, allowing views into the yard from the
street.
Response: The proposed fence has various porosities depending on location, 30 and 55%
open. Ref. site plan A102.
1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of
important features of a designated building.
Response: Proposed fence rises to 6’‐0” where Molly Gibson pool area impacts home
privacy. This is not a public view plane.
1.21 Preserve original retaining walls.
Response: We are preserving a short front yard retaining wall. Not likely that it is
historic. ref. written description – history and forensics, pg 4.
1.22 When a new retaining wall is necessary, its height and visibility should be minimized.
1.23 Re‐grading the site in a manner that changes historic grade is generally not allowed and
will be reviewed on a case by case basis.
Response: Very little to no grading is anticipated. The site is relatively flat.
1.24 Preserve historically significant landscapes with few or no alterations.
Response: We intend to prune and preserve existing Lilacs to the west. Eliminating other
shrubs at the front yard will allow us to approach a historic restoration of the original
landscape. Relocation is internal to existing footprint.
1.25 New development on these sites should respect the historic design of the landscape and
its built features.
Response: Relocation will not affect the historic landscape.
1.26 Preserve the historic circulation system.
Response: No changes are proposed to the circulation system.
1.27 Preserve and maintain significant landscaping on site.
Response: Large trees in the front yard will remain. No tree removal or tree mitigation
will be proposed.
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Rehabilitation
Chapter 2: Building Materials
2.1 Preserve original building materials.
Response: All original material will be preserved, wood re‐painted.
2.2 The finish of materials should be as it would have existing historically.
Response: No changes to finishes on historic piece. Painted wood will remain painted.
Asphalt shingles will remain asphalt. Metal roofing will remain non‐reflective.
2.3 Match the original material in composition, scale and finish when replacing materials on
primary surfaces.
Response: This is the case on the historic structure. On the non‐historic structure, to
create a further distinction (ref. chapter 10) we propose standing seam metal roof.
2.4 Do not use synthetic materials as replacements for original building materials.
Response: no synthetic materials are expected.
2.5 Covering original building materials with new materials is inappropriate.
Response: No historic materials will be covered over.
2.6 Remove layers that cover the original material.
Response: That situation doesn’t exist.
Chapter 3: Windows
3.1 Preserve the functional and decorative features of a historic window.
Response: All existing historic windows will be preserved and refurbished.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
Response: No changes to the arrangement of historic windows or openings anticipated.
3.3 Match a replacement window to the original in its design.
Response: Only one replacement window anticipated in a historic opening. Returning to
a double hung from a modern casement.
3.4 When replacing an original window, use materials that are the same as the original.
Response: Yes, the replacement window will be wood.
3.5 Preserve the size and proportion of a historic window opening.
Response: Opening size will remain the same.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the
original window.
Response: We will use the simplest (square) profiles supplied by Loewen.
3.7 Adding new openings on a historic structure is generally not allowed.
Response: We propose replacing several modern casement windows from the historic
and non‐historic portions of the resource and aligning these with preservation goals
enumerated elsewhere.
3.8 Use a storm window to enhance energy conservation rather than replace a historic
window.
Response: Where storm panels make sense, they’ll be used on the interior.
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Chapter 4: Doors
4.1 Preserve historically significant doors.
Response: The historic front door will be re‐used. The rear door on the non‐historic
addition, is likely a re‐purposed back‐door from the original 1890’s construction and will
be refurbished. A non‐historic side door will be replaced in the same dimensions.
4.2 Maintain the original size of a door and its opening.
Response: No changes to door opening dimensions are planned.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
Response: The rear door will require extensive restoration; the glazing has been
corrupted with cheap plastic inserts and other inappropriate materials.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the
original door or a door associated with the style of the building.
Response: The side door will appear like a simple, secondary and plainly detailed historic
door.
4.5 Adding new doors on a historic building is generally not allowed.
4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a
historic entry door.
Response: Storm doors are not anticipated at this time.
4.7 Preserve historic hardware.
Response: Front door historic hardware will remain unchanged. A non‐historic door bell
will be replaced. Back door will reuse historic hardware and introduce a contemporary,
secure keypad for rental guests.
Chapter 5: Porches & Balconies
5.1 Preserve an original porch or balcony.
Response: That is the intent. Non‐historic stair treatments will be removed at the porch
stairs.
5.2 Avoid removing or covering historic materials and details.
Response: All original materials will be used here.
5.3 Enclosing a porch or balcony is not appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
Response: An accurate reconstruction of the porch guardrail has already occurred, circa
early 2000’s.
5.5 If new steps are to be added, construct them out of the same primary materials used on
the original, and design them to be in scale with the porch or balcony
Response: The existing front stairs will be reused and refurbished.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly
where visible from the street.
Response: A minimal code required handrail is proposed on one side of the stair,
eliminating the confusing, non‐historic detailing currently in place.
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Chapter 6: Architectural Details
6.1 Preserve significant architectural features.
Response: No loss of historic detail is anticipated.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that
minimize damage to the original material.
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.
Response: Nothing needs to be replaced, except perhaps some exterior window sills
which may have been covered over with flat trim. They will be managed on a case‐by‐
case basis.
6.5 Do not guess at “historic” designs for replacement parts.
Response: There is nothing to guess at in our proposal.
Chapter 7: Roofs
7.1 Preserve the original form of a roof.
7.2 Preserve the original eave depth.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
Response: Our replacement skylight maintains its existing low profile at the rear of the
property.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
Response: A Historic brick chimney will remain, non‐historic vents removed and new
vents will be biased towards the rear of the property and painted black.
7.5 Preserve original chimneys, even if they are made non‐functional.
Response: There is one and we anticipate reusing.
7.6 A new dormer should remain subordinate to the historic roof in scale and character.
7.7 Preserve original roof materials.
Response: We propose replacing asphalt with asphalt as the existing roof is at the end of
its useful life. New asphalt will have the same scale as the oldest layer we can discover
on under the existing roof.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
Response: That is the intent – see above.
7.9 Avoid using conjectural features on a roof.
Response: None anticipated.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
Response: We are replacing existing gutter and downspouts on the west property
boundary. They will not look like they are from Alpine Ace or the Miners building, but will
be custom fabricated.
Chapter 8: Secondary Structures ‐ NA
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Chapter 9: Excavation, Building Relocation and Foundations
9.1 Developing a basement by underpinning and excavating while the historic structure
remains in place may help to preserve the historic fabric.
Response: This is the purpose of this relocation application. No disturbance to the
existing foundation is expected, while creating a stronger more resilient structure.
9.2 Proposals to relocate a building will be considered on a case‐by‐case basis.
Response: This relocation application doesn’t require movement of the building.
9.3 Site a relocated structure in a position similar to its historic orientation.
Response: The structure will remain in its historic orientation throughout construction.
9.4 Position a relocated structure at its historic elevation above grade.
Response: The historic resource is not being moved.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
Response: There is no new foundation proposed, only repair of the existing stone.
9.6 Minimize the visual impact of lightwells.
Response: The lightwell is located in a very tight side yard behind a fence, inaccessible to
sight lines from the front or rear yards.
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.
Response: Our builder, Rudd construction is a certified to work on Historic buildings in
City of Aspen and has worked on many historic projects previously.
9.8 Proposals to relocate a building to a new site are highly discouraged.
Chapter 10: Building Additions
10.1 Preserve an older addition that has achieved historic significance in its own right.
Response: The addition is not historic. In our limited scope we have attempted to follow
the applicable guidelines of chapter 10.
10.2 A more recent addition that is not historically significant may be removed.
Response: There is no change to the footprint of this project, including the addition.
10.3 Design a new addition such that one’s ability to interpret the historic character of the
primary building is maintained.
Response: Through redesign of the addition openings, and material changes (roof) we
have created a dialogue that clearly allows the addition to be read as ‘other’.
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.
Response: There is no change proposed to the hierarchy of the structure.
10.5 On a corner lot, no portion of an addition to a one story historic resource may be more
than one story tall, directly behind that resource, unless completely detached above grade by a
distance of at least 10 feet
10.6 Design a new addition to be recognized as a product of its own time.
Response: The proportioning of the addition windows (floor to ceiling) and roofing
material speaks directly to this provision.
10.7 When planning an addition to a building in a historic district, preserve historic alignments
on the street.
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10.8 Design an addition to be compatible in size and scale with the main building.
Response: Not really applicable‐ the addition mass already exists.
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.
10.10‐10.12 not relevant
Chapter 12: Accessibility, Architectural Lighting, Mechanical Equipment, Services Areas, &
Signage
12.1 Address accessibility compliance requirements while preserving character defining
features of historic buildings and districts.
Response: As a private residence, we are not required to make the home accessible.
12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of
original fixtures that are no longer present, a replication is appropriate.
Response: No historic exterior fixtures remain. Wall mounted fixtures will be removed
from the resource.
12.3 Exterior light fixtures should be simple in character.
Response: Proposed light fixtures are simple and clean.
12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash
storage.
Response: Trash is located behind a fence in the side yard and not visible from the street
or alley. Ref. Site Plan.
12.5 ‐12.9 not relevant
End part I – Historic Preservation Guidelines
69
8
Written Description – Compliance with review standards 125 West Main Street
Review standards – part II
Commercial, Lodging and Historic Design Guidelines for Main Street
Building Placement
3.1 Orient a new building or addition to the street
Response: There is no new addition or new building as part of the scope, NA.
Architecture
3.2 Design a new structure to be recognized as a product of its time.
Response: The scope of work is restricted to preservation of an existing asset with a non‐historic
addition to the rear.
3.3 The imitation of older historic styles blurs the distinction between old and new buildings
and is discouraged.
Response: There is no imitation, simply a desire to create more historic accuracy.
Building Proportion, Scale, Height and Width
3.4 Roof forms should be in character with surrounding historic buildings.
Response: There is no new architecture, NA.
3.5 Roof forms should be in character with surround historic buildings
Response: There is no new architecture, NA.
3.6 Design a front elevation to be similar in scale to historic buildings in the district
Response: There is no new architecture, or change in scale to the front.
3.7 Clearly define the primary entrance to a new building with a front porch or similar feature.
Response: There is no new architecture, simply and existing front porch, NA.
3.8 Design an addition to be compatible in size and scale with the main building.
Response: There is no new addition, NA.
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3.9 When planning an addition to a building in a historic district, preserve historic alignments on
the street.
Response: There is no new addition, NA.
Details and Materials
3.10 Use building components that are similar in size and shape to those of the Victorian‐era
residences seen traditionally on Main Street
Response: Changes to the historic structure attempt to restore the Victorian language of the
original and remove poor, non‐historic alterations implemented since the late 1890’s. Ref.
elevations A301, A302 , A303 and written description, history and forensics text for complete
summary.
3.11 Architectural details should reinforce the historic context of the block.
Response: Modification of details on the resource attempts to restore the historic character lost
due to thoughtless changes from the 80’s. These include:
a. Guardrail/Newel/Handrails on the front porch stairs are overly ornate and do not relate
to the historic porch guardrail language. Referencing the 70’s photo suggests that many
Victorians had few if any guardrails, or handrails at the sides of the stair. We are
proposing eliminating the ornate, non‐historic ‘turned’ profiles of the stairway and
replacing with a minimal, modern steel handrail profile to the east side of the stair.
b. Please reference ‘history and forensics’ pgs. 3‐4‐5 for a fuller explanation of changes to
the front porch guardrail over the last 50 years.
3.12 Primary materials should be wood or brick
Response: There is no change to the primary material palette, NA.
3.13 Secondary materials should relate to the historic context.
Response: There are no secondary material changes, except on the rear of the house. We are
proposing to change the roofing material of a non‐historic addition from asphalt shingles to
standing seam metal to further separate history of the pieces and parts of the development.
3.14 Use roofing materials that are similar in appearance to those seen historically.
Response: We are maintaining the same roofing material on the historic parts of the project.
End part II, Commercial, Lodging and Historic Design Guidelines for Main Street
71
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January 13, 2019
Willis O. Pember, AIA
Willis Pember Architects, Inc
412 North Mill Street
Aspen, Colorado 81611
RE: Existing Historic Residence Remodel & Relocation Application – 125 W Main Street -- Aspen, Colorado
Willis,
As requested, we visited the above site on October 1, 2019 and we have reviewed the architectural design
intent for the remodel of the existing residence at the site. The extent of the remodel includes interior
reconfiguration at the upper and main levels and the addition of a new basement in the existing crawl space.
As a part of the proposed work, structural elements will be reviewed and retrofitted as needed to accommodate
the reconfigured interior spaces. Selective strengthening of rafters and floor joists is expected. The proposed
basement footprint has been laid out in a way to minimize the impact to the existing foundations and new
foundation elements will be designed to provide lateral bracing of the existing foundations in lieu of the current
crawl space grade configuration.
Observations during the above noted site visit indicate that the structure will be well served by the proposed
remodel. Once demolition can begin, the interior wall and ceiling finishes shall be at least partially removed to
allow further observation of the existing structural system. We shall be contacted to perform a site observation
of the exposed structure to determine correlation with assumed conditions and make any necessary structural
revisions. This shall be done prior to proceeding with the removal or modification of any framing members.
Should you have any further questions regarding this matter, please feel free to contact our office.
Sincerely,
Evolve Structural Design LLC
Steven R. Edmiston, P.E., S.E.
Senior Engineer
Please note that the opinions expressed herein are based on limited, non-intrusive observations and that no analyses were conducted to
verify compliance of the structure with current building codes or other standards. These opinions may change if other conditions are
discovered.
01/13/2020
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HVAC
ducts
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Written Description 125 West Main St – Relocation 1.15.20
Owner: Ralli Dimitrius Trust
Architect: Willis Pember Architects
Structural Engineer: Evolve Structural Design, Steve Edmiston
Civil Engineer: Woody Creek Engineering, Josh Rice
Mechanical Engineer: Climate Control
History and Forensics
The home was built between 1890 and 1893 based on the Sanborn Map data base. The Sanborn
map plan of block 59 from 1893 is the home’s first appearance in the records and remains the
same on all subsequent Sanborn maps we could find; no out buildings or historic additions appear
to have been added in the 19thC. Of particular note is the location of a porch in the initial
construction at the SE corner of the house which is absent in the reading of the existing home. No
clues are evident in the details of the exterior siding nor are any clues given from the interior that
a porch was there. Following the infilling of the rear porch, a 224 SF non‐historic slab‐on‐grade
addition was added to the rear of the envelope roughly the same width of the porch and
extending south, sometime in 70’s judging by the appearance of the
5‐1/2” framing and the contemporary windows.
125 West Main. 1893 Sanborn, Block 59 view of non‐historic addition 2019 75
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PORCH
NON –HISTORIC
ADDITION
The composite image above shows an overlay of the Sanborn drawing over WPA’s plan of the
existing house. The Sanborn map is highly accurate and shows the break between the historic back
porch in the home’s interior in the middle of the modern strip casement window proposed for
replacement. Interior demolition of this wall indicated nothing unusual in the framing, or
indication of a historic window opening that had been covered over. The studs and exterior
sheathing appear to be original to the 19thC. A rusted metal flue collar remains in the wall.
Interior drywall demo – 2019 east
kitchen wall. No historic framed
openings revealed.
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1975 – City of Aspen files
The earliest reference image for the front of the house is from a 1970’s photo provided to the
applicant by the City. Given what little activity there was in Aspen during the quiet years, it is not
unreasonable to suggest the front of the house, as pictured below, is historically intact. In any
case, this is what we have to work with.
The landscape is a simple lawn with ornamental shrubs and hollyhocks around the edges. We will
attempt to restore the largely overgrown condition of the current landscape to this very simple
and restrained place albeit through the lenses of the Parks Department’s 2020 tree policies.
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1985 – City of Aspen files
By 1985, the date of the next earliest image, certain obvious changes have taken place; the details
of the porch guardrail are now a rhythm of turned wooden posts, replacing the rectilinear pattern
of sticks seen in the 1975 photo. Additionally, over scaled newel posts with gigantic wood balls
and a heavy wood handrail were added to the front steps. All other detailing appears to be
unchanged ‐ windows, porch supports and brackets and the front door – are all what appears
today. The steel or cast iron fence on the low masonry retaining wall is located at the front
property line. It would seem to be from the 1890’s as the latching and detail of the metal is very
old but likely installed in the 1980’s. That the front yard fence does not appear in the 1975 photo
suggests it was a 1980’s ‘retro’ upgrade as the perspectives and depth of field of the ’75 and ’85
photos are nearly identical. It would be hard to photo the front of the home in 1975 w/o seeing a
portion of the fence if it were actually there in 1975.
Lilac bushes on the east and west sides of the front yard now appear much larger after 10 years.
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2019 – Front Elevation
Sometime in the early 2000’s the property was cited for ‘demolition by neglect’ by the City. This
was confirmed by Amy and Sarah Adams separately. The porch was falling off the front of the
house. The owner did reinforce the structure of the porch as it seems now to be sound.
Remediation of the main house foundation also took place. Additionally it is my assumption that
at this time the porch guardrail design was returned back to what it was before the turned
spindles appeared in the 1985 photo as the porch guardrail design today reflects the 1975 photo.
The front steps with the heavy newel posts and handrails however, remain as a remnant of the
well intended but misguided 80’s work and is rotted.
Non‐historic element
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Proposal 125 West Main St ‐ Relocation
Prior to submittal the following meetings took between the following City agencies and the design
team.
a. Parks Department
b. Engineering Department
c. Building Department
d. Planning and Zoning
e. Historic Preservation
North Side – street facing facade
a. Remove rotting and heavy newel posts and handrails from the 80’s. Replace with a minimal
steel handrail (3/8”x2” section) on just the east side of the steps, enough to satisfy IRC and
Aspen building codes. Victorian homes historically did not often provide handrails at entry
steps. Ref. A300 Elevations and photo of house in 1975.
b. Repair and restore any and all wood parts of the porch, guardrail, columns and decorative
brackets.
c. Simplify landscape, prune and remove much of the overgrown vegetation – ref. landscape
plan. Re‐sod front yard.
d. Supplement existing porch ceiling lights. Add wall scone/entry light at the front door – ref.
lighting plan and specs.
e. Retain ‘old’ looking cast iron fence at the property line. It is there and is continuous with
the adjacent lot that was split from this property.
East Side – side yard
a. Eliminate non‐historic side porch on the east side of the house. The side porch roof was
removed as part of the lot split. The footprint does not appear on the Sanborn maps and is
non‐historic. Along with this we propose to retain a non‐operable door on this elevation
that had previously accessed the side porch for interior daylighting.
b. Add a new fence along the side yard separating and shielding this house from approved
Molly Gibson pool enclave. Ref. landscape plan.
c. Add an egress window well under the Eastlake bay window that is 36” deep but is
proposed to be wider than the guidelines require in order to respect the historic alignment
of the basement opening and the width of a ‘fancy’ bay window above. Variance Request.
d. Replace two 20th C, non‐historic windows with those that comply with the guidelines.
Ref. A301. One is a code required bedroom egress window in the former location of the
kitchen.
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Historic Bay window aligned with opening below
Partial East Elevation
VARIANCE REQUEST Partial Main Floor Plan
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South Side – rear yard
a. Replace one 20th C, non‐historic window with one that complies with the guidelines in the
non‐historic addition. Ref. A302.
b. Replace and slightly relocate skylight in roof of non‐historic addition.
c. Eliminate non‐historic wall sconce.
d. Add new fence along property line. Ref. landscape/Site Plan A102.
e. Create three parking spaces. Add pervious parking surface in place of weeds and gravel.
Ref. Landscape/Site Plan A102.
f. Refurbish and paint historic looking back door. Replace colored glass in surround.
g. Glaze basement window in historic opening in stone foundation wall.
h. Replace non‐historic cracked wood post at rear entry roof with a 4” painted steel structural
column.
Cracked structural column
West Side – side yard
a. Replace gutter and downspouts.
b. Add new window to non‐historic addition per guidelines for additions.
c. Replace non‐historic Pella casement window in a historic opening with a wood double
hung.
d. Glaze basement window in historic opening in stone foundation wall.
e. Remove non‐historic wall sconce at former side stairway.
Roofs
a. Re‐roof all roofs. Peel back all layers of built‐up asphalt shingles to structural sheathing.
Apply waterproof underlayment to all.
b. Non‐historic addition roof, and east side bay window roof to be clad in non‐reflective black
metal roofing, 16” standing seam wide at main roofs, sheet metal on bay window.
c. All two story roofs and historic front porch roof to be black asphalt shingles, verify the
historic scale of the tabs. Restore and refurbish any metal ornamentation, if it exists at
ridgelines.
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S15° 44' 17"W 100.00
100.00N15° 44' 17"E
S74° 15' 43"E 30.00'N74° 15' 43"W 18.57'S35° 55' 07"E257.64'N79° 13' 41"W1834.77'S15° 44' 17"W 25.42
S15° 44' 17"W 59.08N74° 15' 43"W 14.43S15° 44' 17"W 15.50
S74° 15' 43"E3.00'N79° 13' 41"W1834.77'11.29.4
5.16.0
11.632.1 1.118.5 8.62.9 3.22.015.042.4
0.57'30.38'20.92'15.47'21.01'3-3.5"x7'4-4.5"x9'3-4.75"x9'2-4.2"x8'4-4"x8'5.6"x11'2"x4'2"x4'2"x4'2"x4'2"x4'4"x8'4.8"x10'15.9"x30'11.5"x22'6"x12'7.1"x14'9.9"x20'2.5"x5'7.2"x14'6-2"x24'XGASXGAS XGASXGASXGASXGASXGASXGASXELXELXELXELXELXELXELXELXTVXTVXTVXTVXUTXUTXUTXUT TWO STORYWOOD FRAME HOUSEWITH BASEMENTCOVEREDENTRYCOVEREDENTRYLOT ALOT 10.069 Acres ±3,000 SQFT ±COVEREDPORCHSTEPSSTEPSRETAINING WALLW/ IRON FENCELOT MLOT BLOT FLOT ELOT OLOT PLOT KLOT LLOT NMAIN STREETBLOCK 59(ASPHALT SURFACE)ADJOININGPROPERTYWOODPRIVACY FENCEGRAVELPARKINGCONCRETE SIDEWALKCONCRETE CURB & GUTTERCONCRETE WALKCONCRETE WALKALLEY FOUND NO. 5REBAR ANDPLASTIC CAP L.S.#12707FOUND NO. 5 REBAR &PLASTIC CAP L.S. #12707PROJECT BENCHMARKGATESIGNGPS - 6CENTERLINE OFS. GARMISCH ST.& E. HOPKINS AVEGPS - 7CENTERLINE OF S. SIXTH ST.& W. HOPKINS AVE(TIE)(TIE)FOUND NO. 5 REBAR& PLASTIC CAP L.S.#28643FOUND NO. 5REBAR& PLASTIC CAPL.S. #28643100.00' ROW WIDTH1ST STREET75.45 ROW WIDTH
UNLANDSCAPEDSURFACE789478947895789478947895
7894FOUND NO. 5 REBAR& PLASTIC CAP L.S. #28643BEARS S62°37'30"W, 0.22'78947894
FOUND NO. 5 REBAR &PLASTIC CAP L.S. 19598FOUND NO. 5 REBAR &PLASTIC CAP L.S. 195983' WITNESS CORNERSET NO. 5 REBAR & PLASTIC CAP L.S. 28643FOUND NO. 5 REBAR & PLASTIC CAP L.S. 19598BEARS N55°27'29"W, 0.15'FOUND NO. 5 REBAR & PLASTIC CAP L.S. 19598BEARS N31°23'16"W, 0.43'3' SIDEYARDSETBACK, SEE NOTE NO. 1210'FRONTYARDSETBACK5' SIDEYARD SETBACK5' REARYARDSETBACK3' SIDEYARD SETBACKSEE NOTE NO. 125' REARYARDSETBACKIMPROVEMENT SURVEY PLAT OF:SHEET 1 OF 1125 W. MAIN STREETLOTS C & D, CITY AND TOWNSITE OF ASPEN,COUNTY OF PITKIN, STATE OF COLORADONOTES1.DATE OF SURVEY: APRIL 16, 2013 AND JULY 31, 2019.2.DATE OF PREPARATION: MAY, 2013 AND JULY - SEPTEMBER, 2019.3.BASIS OF BEARING: A BEARING OF N 38°05'44" W ESTABLISHED BY GPSOBSERVATIONS BETWEEN NGS MONUMENTS S-159 & Q-159 UTILIZING THE CITYOF ASPEN CONTROL MONUMENTATION MAP, PREPARED BY MARCINENGINEERING LLC, DATED DECEMBER 2, 2009, THIS ESTABLISHED A SITE BEARINGBASE OF S 74°15'43" E BETWEEN THE SOUTHWEST CORNER OF BLOCK 58,MONUMENTED BY A FOUND #5 REBAR & PLASTIC CAP L.S. #25947 AND THESOUTHEAST CORNER OF BLOCK 58, MONUMENTED BY AN "X" IN CONCRETE. THEASPEN TOWNSITE BLOCK BEARINGS (S 75°09'11" E AND S 14°50'49" W) HAVE BEENROTATED 0°53'28" CLOCKWISE, TO BE CONSISTENT WITH THE RECORDED PLAT.4.BASIS OF SURVEY: THE OFFICIAL MAP OF THE CITY OF ASPEN, PREPARED BY G.E.BUCHANAN, DATED DECEMBER 15, 1959; CITY OF ASPEN GPS CONTROLMONUMENTATION MAP PREPARED BY MARCIN ENGINEERING LLC, DATEDDECEMBER 2, 2009; THE IMPROVEMENT SURVEY PLAT PREPARED BY SOPRISENGINEERING, WITH A DATE OF APRIL 16, 2013; THE HISTORIC LANDMARK LOTSPLIT OF 125 W. MAIN STREET RECORDED DECEMBER 6, 2013 AS PLAT BOOK 105AT PAGE 32, RECEPTION NO. 606319; VARIOUS DOCUMENTS OF RECORD, ANDTHE FOUND MONUMENTS, AS SHOWN.5.THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY SOPRIS ENGINEERING,LLC (SE) TO DETERMINE OWNERSHIP OR EASEMENTS OF RECORD. FOR ALLINFORMATION REGARDING EASEMENTS, RIGHTS OF WAY AND/OR TITLE OFRECORD, SE RELIED UPON THE ABOVE SAID PLATS DESCRIBED IN NOTE 4, AND THETITLE COMMITMENT PREPARED BY TITLE COMPANY OF THE ROCKIES - ASPENDIVISION, FILE NUMBER 0706012-C, EFFECTIVE DATE OF JULY 16, 2019.6.PITKIN COUNTY PARCEL NO. 273512455065.7.ACCORDING TO THE FLOOD INSURANCE RATE MAP NUMBER 08097C0203C (JUNE4, 1987) THE SUBJECT PROPERTY IS NOT WITHIN A FLOOD ZONE.8.SAID DESCRIBED PROPERTY IS IN A SLOPE PERCENTAGE CATEGORY OF 0-20% (ORLESS), ACCORDING TO THE PERCENT SLOPE MAP, PREPARED JULY 1, 2009 BYASPEN PITKIN GIS.9.SAID DESCRIBED PROPERTY IS NOT WITHIN THE MUD FLOW ZONES, ACCORDINGTO THE 2014 CITY OF ASPEN URBAN RUNOFF MANAGEMENT PLAN (FIGURE 7.1a)AND OUTSIDE THE POTENTIAL GEOLOGICAL HAZARD ZONES, ACCORDING TO THE2001 CITY OF ASPEN MASTER DRAINAGE PLAN (FIGURE ES-5).10.BASIS OF ELEVATION: THE CITY OF ASPEN CONTROL DATUM, WHICH IS BASED ONAN ELEVATION OF 7720.88' (NAVD 1988) ON THE NGS STATION "S-159". THISESTABLISHED A SITE BENCHMARK ELEVATION OF 7894.1' ON A FOUND NO. 5REBAR WITH A 1.25" PLASTIC CAP (L.S. 12707) MONUMENTING THE NORTHWESTCORNER OF THE SUBJECT PROPERTY, SHOWN HEREON.11.CONTOUR INTERVAL: ONE (1) FOOT.12.PER RESOLUTION NO. 23 OF 2013, RECORDED JULY 19, 2013 AS RECEPTION NO.601520, THE EAST SIDEYARD SETBACK HAS BEEN REDUCED BY TWO FEET (2').NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGALACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARSAFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTIONBASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORE THAN TENYEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.SOPRIS ENGINEERING - LLCCIVIL CONSULTANTS502 MAIN STREET, SUITE A3CARBONDALE, COLORADO 81623(970) 704-0311GRK 19179 9/30/2019 G:\2019\19179 125 W. MAIN ASPEN\SURVEY\Survey DWGs\Working Base Dwgs\19179 ISP 13047 UPDATE.dwgVICINITY MAPSCALE: 1" = 2000'DECIDUOUS TREE (TRUNK DIAMETER" X DRIPLINE')CONIFEROUS TREE (TRUNK DIAMETER" X DRIPLINE')EDGE OF VEGETATIONLIGHT POLEELECTRIC TRANSFORMERELECTRIC PEDESTALTELEPHONE PEDESTALCATV PEDESTALEXISTING CONDITIONS LEGEND1 inch = ft.( IN FEET )GRAPHIC SCALE0SITEIMPROVEMENT SURVEY PLATI, GEOFFREY R. KELLER, HEREBY CERTIFY TO RALLI DIMITRIUS, TRUSTEE F/B/O THE RALLI DIMITRIUSTRUST, U/D DATED SEPTEMBER 17, 1992 AND THE TITLE COMPANY OF, THAT THIS ISAN “IMPROVEMENT SURVEY PLAT” AS DEFINED BY C.R.S. § 38-51-102(9), AND THAT IT IS AMONUMENTED LAND SURVEY SHOWING THE CURRENT LOCATION OF ALL STRUCTURES, WATERCOURSES, WATER FEATURES AND/OR BODIES OF WATER , ROADS, VISIBLE UTILITIES, FENCES, ORWALLS SITUATED ON THE DESCRIBED PARCEL AND WITHIN FIVE FEET OF ALL BOUNDARIES OF SUCHPARCEL, ANY CONFLICTING BOUNDARY EVIDENCE OR VISIBLE ENCROACHMENTS, AND ALLEASEMENTS AND RIGHTS OF WAY OF A PUBLIC OR PRIVATE NATURE THAT ARE VISIBLE, ORAPPARENT, OR OF RECORD AND UNDERGROUND UTILITIES DESCRIBED IN TITLE COMPANY OF THEROCKIES - ASPEN DIVISION'S TITLE INSURANCE FILE NO. 0706012-C, OR OTHER SOURCES ASSPECIFIED ON THE IMPROVEMENT SURVEY PLAT.________________________________GEOFFREY R. KELLER L.S. #37997PROPERTY DESCRIPTIONLOT 1, HISTORIC LANDMARK LOT SPLIT OF 125 W. MAIN STREETRECORDED DECEMBER 6, 2013 AS PLAT BOOK 105 AT PAGE 32RECEPTION NO. 606319CITY OF ASPENCOUNTY OF PITKINSTATE OF COLORADOGAS METER85
PR:3.0AREA:173.3 SFgutter 1PR:3.1AREA:173.3 SFgutter 2PR:3.2AREA:195.3 SFPR:2.0AREA:236.5 SFPR:2.1AREA:121.4 SFPR:2.2AREA:151.3 SFgutter 3PR:2.3AREA:320.6 SFPR:2.4AREA:238.8 SFPR:1.3AREA:203.5 SFPR:1.0AREA:532.8 SFPR:1.4AREA:552.4 SFPR:1.1AREA:38.6 SFPR:WW1AREA:18.9 SFPR:1.2AREA:43.6 SFDISCHARGE BASIN PR:2.4DOWNSPOUT TO PAVERSDISCHARGE BASIN PR:3.0TO YARDREPLACE CURB & GUTTERIF DAMAGED DURINGCONSTRUCTIONElevation StationPipe A PROFILE7892789378947895-0+020+00 0+25 0+50 0+75 0+84CONCRETE PAVERS MIN 3 18"FOR VEHICULAR TRAFFICNO. 8, 89, OR 9 AGGREGATEBETWEEN JOINTSBEDDING COURSEMIN 2" NO. 8 AGGREGATENO. 8 STONEMIN 6" BELOW PIPE10/18/2019DATE OF PUBLICATIONC0.0COVER SHEETRALLI DIMITRIUSTRUST125 W MAIN ST., ASPEN11/15/2019 HPCWOODY CREEK ENGINEERING, LLCP.O. BOX 575WOODY CREEK, COLORADO 81656(P): 970-429-8297WOODYCREEKENGINEERING.COMC200GRADING &DRAINAGE PLAN0 5 10 20 40Scale: 1" = 10'NEXISTING CONTOURPROPOSED CONTOUR7910PROPERTY LINECONCRETELEGENDBUILDINGROOF OUTLINELOWER LEVEL OUTLINEWALLNOTES:1. GUTTERS AND DOWNSPOUTS SHALLBE UTILIZED FOR BASINS PR:3.0, PR:3.1AND PR:2.2.2. INTERNAL DRAIN SYSTEM FOR PR:2.4SHALL DISCHARGE TO PAVERS.3. BASIN PR:2.0 SHALL SHEET FLOW TOFRONT YARD.4. ALL OTHER BASINS SHALL SHEETFLOW TO INLETS 1-5.86
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STRUCTURAL GENERAL NOTES
GENERAL
1.All construction shall conform to the 2015 editions of the International Residential Code (IRC) & International Building Code (IBC),
and the City of Aspen amendments.
2.Details not specifically shown on these drawings shall be similar to details for like construction as shown on these drawings.
3.The Contractor shall verify all dimensions and conditions at the job site, and shall report any discrepancies to the Architect and
Structural Engineer of Record (S.E.O.R.) before proceeding with work.
4.Refer to Architectural drawings for dimensions and other information not specifically shown on Structural Drawings. Dimensions
shown are approximate and are provided as an aid in interpreting the drawings and must be verified with the Architectural
drawings. In the event of conflict, dimensions shown on the Architectural drawings shall govern. Notify the S.E.O.R. of any
discrepancies prior to constructing the impacted portions of the work. Scaled dimensions shall not be used.
5.No structural members shall be cut, notched or otherwise penetrated unless specifically approved by the S.E.O.R. in advance or
as shown on these drawings.
6.Provide openings, curbs, framing, supports and attachments for items as indicated on Architectural, Mechanical, Electrical or other
drawings included in the Construction Documents.
7.Where these General Notes and typical details are in conflict with the Specifications, these Notes and Details shall govern.
MANUFACTURED WOOD PRODUCTS
1.Manufactured wood I-joists shall be installed in accordance with the manufacturer's recommended details for blocking, bracing,
bearing and connections. See plan for size, depth and product designations. Any alternate products shall be submitted to the
engineer for written approval prior to construction.
2.Laminated Veneer Lumber (LVL) beam & column plies shall be 1 3/4" in width with number of plies and depths as noted on plan.
LVL shall have the following minimum working stresses: Fc pll=2,510 psi, Fb=2,600 psi, Fv=285 psi, E=2,000,000 psi.
3.Laminated Strand Lumber (LSL), beams (1 3/4" min) and rimboard (1 1/4" min) shall be as noted on plan, with the following
minimum working stresses: Fc pll=1,400 psi, Fb=1,700 psi, Fv=400 psi, E=1,300,000 psi.
4.Versa-Stud (1 1/2" min) shall be noted on plan, with the following minimum working stresses: Fc pll=3,000 psi, Fb=2,400 psi,
E=1,700,000 psi.
5.Parallel Strand Lumber (PSL) beams shall be as noted on plan with the following minimum working stresses: Fb=2,900 psi,
Fv=290 psi, E=2,000,000 psi.
6.Parallel Strand Lumber (PSL) columns shall be as noted on plan with the following minimum working stresses: Fc pll=2,500 psi,
Fb=2,400 psi, Fv=190 psi, E=1,800,000 psi.
7.Glulam (GL) beams shall be as noted on plan with the following minimum working stresses: 24F-V4, Fb(tension zone)=2,400 psi,
Fv=265 psi, E=1,800,000 psi. All mult-span beams, including cantilever conditions, shall be 24F-V8 unless noted otherwise in the
drawings.
8.Manufactured wood products as noted above shall be installed per manufacturer's specifications.
9.Manufactured wood products in contact with concrete or masonry foundation or exposed to exterior conditions shall be treated per
manufacturer's specifications.
10.Wood manufactured products other than those noted, which have ICC-ES approval, may be used with approval by the engineer of
record. Substitutions made by the Owner or Contractor shall include all connection hardware as required for sizes used, and shall
have equivalent load ratings as those called for on the Drawings.
STRUCTURAL ERECTION AND BRACING REQUIREMENTS
1.The Structural Drawings illustrate the completed structure with all elements in their final positions, properly supported and braced.
2.The Contractor, in the proper sequence, shall provide shoring and bracing as required during construction to achieve the final
completed structure. Design, sequencing, location, placement, etc. of bracing and shoring is the responsibility of the Contractor.
3.The Contractor shall be responsible for the safety of the building and workers during construction. The Contractor shall comply
with all applicable safety regulations.
BACKFILLING
1.Contractor shall not backfill against basement and/or retaining walls until all supporting elements (ex: concrete slabs and/or floor
framing) are in place and securely anchored, or until adequate temporary shoring is installed.
2.Contractor shall verify type of backfill material with Geotechnical Engineer prior to backfilling.
FASTENER AT NEAR FACE
FASTENER AT FAR FACE
(3-PLY & 4-PLY ONLY)
PLY TO PLY CONNECTION 3-PLY2-PLY
2 ROWS 10d NAILS @ 12"o.c.ONE FACE EA FACE
PLY TO PLY CONNECTION 3-PLY2-PLY
2 ROWS 12d NAILS @ 12"o.c.ONE FACE EA FACE
2"12"/24"o.c.2"PLY TO PLY CONNECTION 3-PLY2-PLY
3 ROWS 16d NAILS @ 12"o.c.ONE FACE EA FACE
4-PLY
EA FACE2 ROWS 1/4"x6" SDS SCREWS @ 24"o.c.
4-PLY
3 ROWS 1/4"x6" SDS SCREWS @ 24"o.c.EA FACE
FOR COLUMNS OVER 3-PLY, ATTACH EACH ADDITIONAL PLY w/ (2) ROWS OF 10d NAILS @ 12"o.c.
SAWN LUMBER (2" NOM. THICKNESS) CONNECTION SCHEDULE
LVL 1 3/4" THICK, MEMBER WIDTH < 14" CONNECTION SCHEDULE
LVL 1 3/4" THICK, MEMBER WIDTH > = 14" CONNECTION SCHEDULE
2-PLY MEMBER 3-PLY MEMBER 4-PLY MEMBER
ELEVATION
1. FLOOR SHEATHING SHALL BE AS FOLLOWS:
WOOD STRUCTURAL PANELS CERTIFIED BY THE APA FOR USE AS FLOOR SHEATHING, RATED STURD-I FLOOR, 24"
o.c, 23/32" THICK, T & G OR 1 1/8" WARMBOARD-S. FLOOR SHEATHING SHALL BE GLUED AND FASTENED TO FLOOR
JOISTS & BEAMS USING ADHESIVES CONFORMING TO APA SPECIFICATION AFG-01 AND APPLIED IN ACCORDANCE
WITH MANUFACTURER RECOMMENDATIONS. REMOVE WATER, DUST AND DEBRIS FROM JOISTS. APPLY GLUE TO
JOISTS & BEAMS AND COMPLETE ALL FASTENING BEFORE GLUE SETS. FLOOR SHEATHING USED AT EXTERIOR
DECKS SHALL BE LABELED "EXTERIOR" OR "EXPOSURE 1".
2. ROOF SHEATHING SHALL BE AS FOLLOWS:
WOOD STRUCTURAL PANELS CERTIFIED BY THE APA FOR USE AS ROOF SHEATHING, LABELED
"EXTERIOR" OR "EXPOSURE 1", RATED SHEATHING, 40/20, 5/8" THICK
3. FLOOR AND ROOF
SHEATHING LAYOUT:
3-SPAN CONTINUOUS - MIN,
PERP TO FRAMING MEMBERS
BRACED WALL PANELS
1.All bearing walls, including unlabeled, hatched BWP's, shall be continuously sheathed as Typical Exterior or Interior Panels,
accordingly.
2.Typical Exterior Panels shall be 7/16" APA rated OSB or plywood attached to studs w/ 8d common or galvanized box nails (1 3/8"
stud penetration) @ 6"o.c. at panel edges & 12"o.c. at intermediate supports. Block all panel edges.
3.Typical Interior Panels shall be 5/8" gypsum board, both sides of wall, attached to studs w/ 6d cooler nails, 0.120 x 1 3/4", min 3/8"
head (or No. 6 1 1/4" Type S or W screws), spaced at 4"o.c. at all supports, studs & plates. Studs shall be spaced @ 24"o.c. max
@ panels. Block all panel edges.
4.All hatched BWP's are critical to the current lateral force resisting system design. They shall not be modified.
5.Special BWP's, holdown straps & anchors, as required, are denoted per plans and shall be constructed per schedules shown on
these drawings.
6.Where BWP'S are not dimensioned, extend between wall openings or corners as shown on plan.
2'-0" MIN LAP - U.N.O.
WOOD AND TIMBER FRAMING
1.All wood and heavy timber construction shall conform to the American Institute of Timber Construction (AITC) and National Design
Specification (NDS) Standards, latest edition.
2.Structural framing lumber shall be at a minimum, as noted below, unless noted otherwise, and shall have a maximum moisture
content of 19% at time of delivery.
SHEATHING NAILING
SHEATHING
APPLICATION FASTENERS
NAIL SPACING
COMMENTS@ INTERMEDIATE
SUPPORTS @ PANEL EDGES
WOOD FLOOR 8d COMMON (0.131 Ø)12"6"GLUED (SEE NOTE 1)
WOOD ROOF 8d COMMON (0.131 Ø)12"6"-
DBL 2x TOP PL TYP U.N.O.
(2) 10d @ CORNER & INTERSECTION LAPS
10d COMMON @ 24"o.c.
(2) 10d ADD'L
(8) 10d COMMON
MIN BTWN SPLICES
TYPE SPECIES GRADE Fb (MIN)
Existing 2x structural Joists, Rafters & Headers Hem Fir No. 2 850 psi
2x Structural Joists, Rafters & Headers Douglas Fir-Larch No. 2 900 psi
2x Studs, Posts & Plates
Douglas Fir-Larch No. 2 900 psi
Versa-Stud 1.7E 2,400 psi
Plates
Douglas Fir-Larch No. 2 900 psi
LSL 1.3E 1,700 psi
Stringers, Beams & Posts (4x)Douglas Fir-Larch No. 1 1,000 psi
Stringers, beams (6x & greater)Douglas Fir-Larch No. 1 1,350 psi
Posts (6x & greater)Douglas Fir-Larch No. 1 1,200 psi
SPECIAL INSPECTION
1.The owner shall employ a special inspector per IBC Chapter 17. The special inspector shall submit a copy of all his reports to the
Owner, Architect, Structural Engineer and the Building Department. When the work is completed, the special inspector shall
submit a final signed report stating whether the work was, to the best of his knowledge, in conformance with the approved set of
plans and specifications and the applicable workmanship provisions of the building code. The S.E.O.R. will make visits to the site
to observe general compliance with the approved structural plans, specifications and change orders. The contractor shall
coordinate with the special inspector in order to ensure that the special inspection as indicated below can be performed with
minimal impact to the project schedule.
2.Special inspection is required for the following types of work. Refer to Chapter 17 of the 2015 IBC for additional testing and
specific requirements.
2.1.All cast-in-place concrete work & reinforcing placement, except nonstructural concrete (periodic).
2.2.All masonry construction (periodic per IBC 1705.4).
2.3.All bolts and embeds in concrete (continuous if wet stabbed, periodic if tied).
2.4.All shop and field welding (periodic).
2.5.All high-strength bolted connections (periodic).
SHOP AND ERECTION DRAWINGS
1.The Contractor shall furnish a PDF set of shop and erection drawings for review to the Architect and Structural Engineer of Record
prior to fabrication for the following items:
1.1.Wood roof trusses
1.2.Structural Insulated Panels (SIP's)
1.3.Structural steel
1.4.Concrete and masonry reinforcing steel
1.5.Concrete mix designs
1.6.Glazing and intermediate structure per manufacturer for large areas of wall
2.The manufacture, fabrication or erection of above noted items prior to written review by the Architect and Structural Engineer of
Record is at the sole risk of the Contractor.
A35 OR LS50 CLIP @ KING STUD
TO TOP & BOT PL's @ WALL OPNG
WIDTH > 4'-0" & (2) A35 OR LS50's
@ WIDTH > 7'-0" - TYP U.N.O.
2x SILL PL - USE (2) 2x
PL's w/ A35 EA END @
EXT WALL OPNG 8'-0" &
GREATER - TYP
(1) 2x6 TRIM STUD MIN,
TYP U.N.O. PER PLAN
(2) 2x6 HDR MIN, TYP
U.N.O. PER PLAN
(2) 16d COMMON, END
NAIL OR (4) 8d COMMON
TOENAIL, EA STUD - TYP
BOT/SILL PL - SEE PLAN
NOTES OR SPECIFIC DETAILS
FOR ANCHOR BOLT SIZE &
SPACING
2x6 STUDS @ 16"o.c. PER
PLAN & DETAILS - U.N.O
2x SOLID BLKG REQ'D AT
CEILING LINES & AT ALL
EDGES OF EXT WALL SHTG
(1) 2x6 KING STUD MIN,
TYP U.N.O. PER PLAN
(4) 16d COMMON
(2) 16d COMMON, END NAIL,
TOP PL TO EACH STUD - TYP
ABBREVIATIONS
TYPICAL FRAMING CONNECTION SCHEDULE
(MINIMUM U.N.O.)1, 2
NAILING TYPE
Joists or Rafters to T.O. Double Top Plate, Sill Plate or Beam (3) 10d Toenail
Rim Joist or Structural Fascia to Joists, Rafters (2) 16d, (1) T&B End Nail
Sole Plate to Sill Plate (3) 10d @ 16"o.c.Face Nail
Sole Plate to Joist, Rim Joist, Beam or Blkg - Typ (2) 16d @ 16"o.c.Face Nail
Sole Plate to Joist, Rim Joist, Beam or Blkg at BWP (3) 16d @ 16"o.c.Face Nail
Double Studs, Built-up Corner Studs, Trim Studs to King Studs1 Per Typ Detail
Rim Joist to Top Plate 8d @ 6"o.c.Toenail
Blkg Btwn Rafters & Joists to Top Plate, Sill Plate or Beam 8d @ 6"o.c. (3) min per block Toenail
2x Decking to Joists (2) 10d each joist Face Nail
1. Refer to Typical Multiple Ply Beams & Columns Detail for additional information.
2. Refer to Typical Framed Wall Detail for additional information.
TYP DBL TOP PL CONN's
57 BAR Ø
(24" MIN)57 BAR Ø(24" MIN)CORNER INTERSECTION & END OF WALL ALTERNATE CORNER
57 BAR Ø
(24" MIN)
CORNER BAR AT EA
HORIZ BAR - TYP
LAP HORIZ BARS
EA SIDE OF
CORNER - TYP
(1) #5 VERT AT
END OF WALL OR
CORNER - TYP57 BAR Ø(24" MIN)ATTACH ALL KING, TRIM STUD & HEADER, BEAM
PLIES PER TYP MULTIPLE PLY BM & COL DETAIL
FRAMING MEMBERS
12 DR R
R = 4D FOR #3 THRU #8 BARS
R = 5D FOR #9 THRU #11 BARS
R = 6D FOR # 14 AND #18 BARS
90° HOOK
180° HOOK
R
R
4D
OFFSET
57 BAR Ø FOR CONC
64 BAR Ø FOR MASONRY
TIED BARS
MIN 1.5D OR 1"
MAX 1/5 LAP LENGTH OR 6"
LAP SPLICE
212" MIN
REINFORCED CONCRETE
1.All concrete design is based on the "Building Code Requirements for Reinforced Concrete", ACI 318, latest edition, associated
Commentary (ACI 318R), and IRC/IBC Requirements.
2.All structural concrete shall be in accordance with ASTM C39. Minimum compressive strengths noted are required at 28 days,
typical unless noted otherwise.
2.1.For structural concrete in buildings of occupancy categories R-2 & R-3: Minimum compressive strength = 3,000 psi.
Garage slab and exterior concrete minimum compressive strength = 3,500 psi & air entrained 5-7%.
2.2.Structural concrete for all other structures: Minimum compressive strength = 3,500 psi & maximum w/cm ratio of 0.50.
Exposed to freeze-thaw cycles minimum compressive strength = 4500 psi & maximum w/cm ratio of 0.45.
Exposed to deicing chemicals = 5000 psi & maximum w/cm ratio of 0.40.
2.3.Stained or polished floor slabs: Minimum compressive strength = 4000 psi with low pozzolanic material ratios.
3.All concrete shall be consolidated using mechanical vibrators.
4.All concrete work shall conform to the requirements of the IBC and ACI Standard 318, latest edition, of the American Concrete
Institute (ACI), unless shown or noted otherwise on these drawings.
5.Aggregate shall conform to ASTM C33.
6.Cement shall be ASTM C150, Type I or Type II modified.
7.Concrete shall be placed in accordance with ASTM C94 and ACI Standard 304.
8.All embedded items shall be placed accurately and secured prior to beginning concrete placement.
9.Construction joints shall be located so as not to impair the strength of the structure. Construction joints shall comply with ACI 318,
unless noted otherwise.
10.Concrete mix designs shall be submitted to the Architect & S.E.O.R. for approval prior to placement of any concrete.
11.Reinforcement and embedded items shall be free of excessive scale, rust, dirt, grease, & all or any other substance that will impair
bond with concrete.
REINFORCING STEEL
1.All detailing, fabrication, and placement of reinforcing steel shall be in accordance with the ACI Manual of Concrete Practice.
2.Except where otherwise noted on the Drawings, reinforcing bars shall conform to ASTM Specification A615 and shall be Grade 60.
Ties and field-bent bars as noted on plan shall be Grade 40. All reinforcing bars to be welded shall conform to ASTM A706.
3.Welded wire fabric reinforcement shall conform to ASTM A185 and shall be sheet-type; roll-type is not acceptable.
4.Coverage for reinforcing bars shall be in accordance with the requirements of the IBC, the ACI Standard 318 and in the Table
below, unless shown otherwise on the Drawings.
5.Lap splices for reinforcing bars shall be 57 bar diameters (24" minimum) for concrete reinforcement and 72 bar diameters (36"
minimum) for masonry reinforcement unless shown otherwise on the Drawings. Wire bars together at laps or splices. Stagger
laps in adjacent horizontal bars a minimum of the required splice length. Hooks shall be ACI standard hooks unless shown
otherwise. Welded wire fabric shall be spliced by lapping a minimum of 12 inches, or (2) cross wires, whichever is greater.
STRUCTURAL STEEL
1.All detailing, fabrication, and erection of structural and miscellaneous steel shall be in accordance with the requirements of the
American Institute of Steel Construction (AISC) Code of Standard Practice, latest edition, and the American Welding Society
(AWS) Specifications.
2.All structural steel rolled shapes, except angles and plates, shall conform to ASTM A992, 50 ksi.
3.Angles, channels & plates shall conform to ASTM A36, 36 ksi, unless otherwise noted on the Drawings.
4.Pipes shall conform to ASTM A53, Grade B, 35 ksi.
5.Tube shapes (HSS) shall conform to ASTM A500, Grade B, rectangular shapes = 46 ksi & round shapes = 42 ksi.
6.All bolts for steel-to-steel connections shall conform to ASTM A325, unless otherwise noted on the Drawings.
7.All anchor bolts shall conform to ASTM F1554 Gr. 36, unless otherwise noted on the Drawings.
8.All shear studs shall conform to ASTM A108 & shall be welded to steel beams for full shear capacity.
9.All welding shall be in accordance with the requirements of the IBC and the Structural Welding Code, AWS D1, latest edition, by
the American Welding Society. Shop welding shall be performed in shops approved by the Building Official, per IBC. Welding
shall be done using E70XX electrodes, unless noted otherwise on the Drawings.
10.Expansion bolts and epoxy anchors called for on the Drawings shall be Hilti or approved equivalent, with embedment as shown on
the Drawings. Expansion bolts shall be Hilti Kwik Bolt 3.
11.Powder actuated fasteners shall be Hilti DNI or approved equivalent, with full penetration into steel members, unless otherwise
noted on the Drawings.
12.Steel, including bolts & anchors, in contact with earth, or as otherwise noted on the Drawings, shall be hot dip galvanized or prime
painted. Do not paint within 3" of field welds until welds are completed.
MINIMUM CONCRETE COVER FOR REINFORCEMENT1
CONCRETE CAST AGAINST AND PERMANENTLY EXPOSED TO EARTH 3"
CONCRETE EXPOSED TO EARTH OR WEATHER
No. 6 thru No. 18 bars 2"
No. 5 bar, W31 or D31 wire, and
smaller 1 1/2"
CONCRETE NOT EXPOSED TO WEATHER OR IN CONTACT WITH GROUND
Slabs, Walls, Joists:No. 14 and No. 18 bars 1 1/2 "
No. 11 bar and smaller 3/4"
Beams, Columns:Primary reinforcement, ties, stirrups,
spirals 1 1/2"
1.Minimum concrete cover specified or for cast-in-place, nonprestressed concrete
DESIGN LOADS
1.ROOF LOADS
Dead Load .......................................15 psf
Live Load (Snow).............................75 psf
(per 2016 SEAC Snow Load Data Report w/ Site Elevation = 7,900', K = ?, Ground Snow Load = ? psf)
2.FLOOR LOADS
Dead Load .......................................15 psf
Live Load .........................................40 psf
3.LATERAL LOADS
Seismic Design Category.................C
Basic Wind Speed ...........................115 mph
Exposure Category .........................B
Importance Factor ...........................1.0
* No duration of load increase was used in design
FOUNDATIONS
1.Concrete foundations are designed based on the following assumed soil values (full dead load plus full live load, placed on natural
soils and/or engineered structural fill per soils engineer).
Soil Density = 120 pcf (Assumed)
Allowable Bearing Pressure = 2,000 psf (Assumed)
Lateral At-Rest Earth Pressure = 50 pcf (Assumed)
Lateral Active Earth Pressure = 45 pcf (Assumed)
Lateral Passive Earth Pressure = 350 pcf (Ultimate)
Coefficient of Friction for Footing = 0.50 (Ultimate)
Frost Depth = 42" min
2.Soils conditions and types, at the proposed foundation bearing elevations, shall be verified as adequate for the noted soil values,
by a representative of a qualified Geotechnical Engineer (employed by Owner) during excavation.
3.Proper surface and below grade perimeter drainage shall be installed per Civil & Geotechnical Engineers to relieve foundations
from hydrostatic pressures.
4.It is the responsibility of the Contractor to review the Geotechnical Engineer's recommendations and notify the Architect and/or
S.E.O.R. if any changes to the design are required prior to start of construction.
SCALE: NTS1TYP FLOOR & ROOF SHEATHING
SCALE: NTS5TYP REINF DETAILS
SCALE: NTS4TYP REINF AT CONC WALLS
SCALE: 3/4" = 1'-0"2 TYP WALL FRAMING DETAIL
SCALE: NTS3TYP MULTI-PLY BEAMS & COLUMNS
MASONRY
1.Concrete masonry units (CMU's) shall conform to ASTM C90, Grade N, and shall have a minimum 28 day compressive strength
of 1900 psi.
2.Compressive strength of masonry construction (F'm) shall be 1500 psi minimum based on net compressive area.
3.Mortar for CMU's shall be Type M or Type S, ASTM C270. Admixtures shall not be used unless approved by the Architect. The
use of masonry cement is not permitted. Minimum compressive cube strength shall be 1900 psi.
4.Grout used in masonry construction shall be coarse grout, and shall conform to ASTM C476. Grout shall develop a minimum
compressive strength of 3000 psi at 28 days.
5.Reinforce all masonry walls with continuous horizontal 9 gauge ladder or truss type reinforcement meeting ASTM A82. Maximum
vertical spacing of joint reinforcing shall be 16 inches.
6.All walls shall be reinforced vertically at wall ends, corners, each side of door or window openings, and as otherwise noted on
plans. Provide continuous horizontal bond beams at top of walls and as otherwise noted.
7.All block shall be laid up in running bond.
8.Grout shall be consolidated by mechanical vibration during placement. Grout pours less than 12" may be puddled for
consolidation.
9.All bolts, anchors and embedded items shall be grouted in place, unless otherwise noted on the Drawings. Anchor bolts shall
have at least 1 inch of grout between the bolt and the masonry shell, and shall be headed or hooked.
57 BAR Ø
(24" MIN)
GROUT, ADHESIVE & EPOXY
1.All grout beneath column base plates, or steel beams at bearing shall be non-metallic, non-shrink high strength grout by BASF
"Masterflow", or approved equal installed to manufacturer's specifications.
2.All structural construction adhesive specified shall be Loctite PL Premium Fast Grab or approved equal & shall be installed to
manufacturer's specifications.
3.Epoxy shall be Hilti HIT-HY 200 or approved equivalent, unless otherwise noted on the Drawings.
3.Provide solid blocking at supports between joists and rafters. Within floor joist spaces beneath solid or built-up posts, provide solid
blocking with area same as post above.
4.All plywood shown on these drawings shall be minimum C-D grade with exterior glue in accordance with DOC PS 1 and comply
with IBC.
5.Sill plates shall be of naturally durable wood, or Zinc Borate treated LSL or Douglas Fir-Larch per IBC with Fc perp = 625 psi,
minimum and shall be protected for dry use.
6.All wood framing shall be preservative pressure treated when in contact with concrete or masonry foundation or exposed to
exterior conditions. All fasteners used to connect pressure-treated wood shall be hot-dipped galvanized (HDG) or stainless steel.
7.Except as noted otherwise, provide minimum nailing as specified in IBC. Structural nailing shall be with common nails, unless
otherwise noted on the Drawings. Nails exposed to weather shall be galvanized. Nails used to connect preservative treated wood
shall be hot dipped galvanized (HDG) or stainless steel.
8.Metal timber connectors shall be Simpson Strong-Tie or equivalent. Hardware specified is for specific member size &
manufacturer as show on the structural drawings. Hanger slope, skew & top flange shall be designated by the contractor as
required. Simpson connectors for preservative treated wood or connectors in contact with concrete shall be ZMAX or HDG, or as
otherwise recommended by specific connector supplier. Install all connectors in accordance with manufacturer's instructions for
maximum rated loads.
9.Bolts used as timber-to-steel or timber-to-timber connectors shall be ASTM A307 unless noted otherwise on the Drawings. Bolts
shall be installed in accordance with the requirements of the latest edition of the National Design Specification for Wood
Construction (NDS) by the American Wood Council. Bolts used to connect pressure-treated wood shall be HDG or stainless steel.
10.Lag screws shall be ASTM A307. Holes for lag screws shall be bored the same depth and diameter as the bolt shank. The
remaining depth of penetration shall be bored per NDS requirements. Lag screws used to connect pressure-treated wood shall be
HDG or stainless steel.
11.Provide malleable iron washers or equivalent cut plate washers under all nuts, bolts or lag screw heads which bear on wood.
12.Wood screws shall be steel per NDS requirements. Pre-drill holes to prevent splitting as recommended in the NDS.
13.Wood members shall be cut or notched only as shown on the Structural Drawings.
14.Provide cross bridging, solid bridging or other lateral support for all framing members in accordance with the requirements of IBC.
15.Except where more stringent construction is shown on the Drawings, wood construction shall comply with the requirements of the
IBC, latest edition, as a minimum.
AB ANCHOR BOLT
ABV ABOVE
ACI AMERICAN CONCRETE INSTITUTE
ADDL ADDITIONAL
ADJ ADJUSTABLE
AFF ABOVE FINISHED FLOOR
ALT ALTERNATE
APA AMERICAN PLYWOOD ASSOC
ARCH ARCHITECT OR ARCHITECTURAL
B.O.BOTTOM OF
BLDG BUILDING
BLKG BLOCKING
BLW BELOW
BM BEAM
BOT BOTTOM
BOW BOTTOM OF WALL
BRG BEARING
BTWN BETWEEN
BWP BRACED WALL PANEL
CANTD CANTILEVERED
CCW COUNTER-CLOCKWISE
CIP CAST-IN-PLACE
CJ CONTROL JOINT
CJP COMPLETE JOINT PENETRATION
CL CENTERLINE
CLR CLEAR
CMU CONCRETE MASONRY UNIT
CNTRD CENTERED
COL COLUMN
CONC CONCRETE
CONN CONNECTION
CONST CONSTRUCTION
CONT CONTINUOUS
CONTR CONTRACTOR
CW CLOCKWISE
DBA DEFORMED BAR ANCHOR
DEFL DEFLECTION
DIAG DIAGONAL
DL DEAD LOAD
E.F.EACH FACE
E.N.EDGE NAILING
E.W.EACH WAY
EL ELEVATION
ELEV ELEVATOR
EMBED EMBEDMENT
EQ EQUAL
EQUIV EQUIVALENT
EXISTG/(E)EXISTING
EXP EXPANSION
EXT EXTERIOR
F.D.FLOOR DRAIN
FDN FOUNDATION
FLG FLANGE
FS FULL SAWN
FTG FOOTING
G.C.GENERAL CONTRACTOR
GA GAUGE/GAGE
GALV GALVANIZED, HOT DIP
GB GRADE BEAM
GL GLUE-LAMINATED MEMBER
H.A.S.HEADED ANCHOR STUD
HDR HEADER
HGR HANGER
HORIZ HORIZONTAL
HSS HOLLOW STRUCTURAL STEEL
HT HEIGHT
I.F.INSIDE FACE
IBC INTN'L BUILDING CODE
INT INTERIOR
IRC INTN'L RESIDENTIAL CODE
ISO ISOLATION
JST JOIST
JT JOINT
K KING
KSI KIPS PER SQUARE INCH
LL LIVE LOAD
LLH LONG LEG HORIZONTAL
LLV LONG LEG VERTICAL
LOC LOCATION
LT LIGHT
LVL LAMINATED VENEER LUMBER
MATL MATERIAL
MAX MAXIMUM
MECH MECHANICAL
MF MOMENT FRAME
MFR MANUFACTURER
MIN MINIMUM
MISC MISCELLANEOUS
MTL METAL
N.S.NOT SHOWN
NTS NOT TO SCALE
o.c.ON-CENTER
O.F.OUTSIDE FACE
OPNG OPENING
OPP OPPOSITE
OSB ORIENTED STRAND BOARD
P.E.PRE-ENGINEERED
P.T.PRESSURE TREATED
PAF POWER-ACTUATED FASTENER
PC PRE CAST
PEN PENETRATION
PERP PERPENDICULAR
PL PLATE
PLCS PLACES
PLF POUNDS PER LINEAR FOOT
PLL PARALLEL
PLY PLYWOOD
PSF POUNDS PER SQUARE FOOT
PSL PARALLEL STRAND LUMBER
R RADIUS
R.D.ROOF DRAIN
RE:REFER TO
REINF REINFORCING/MENT
REQD REQUIRED
RS ROUGH SAWN
RTU ROOF TOP UNIT
S.O.G.SLAB ON GRADE
SCHED SCHEDULE
SEOR STRUCTURAL ENGR OF RECORD
SHT SHEET
SHTG SHEATHING
SIM SIMILAR
SP SPACE OR SPACING
SPECS SPECIFICATIONS
SS STAINLESS STEEL
STD STANDARD
STGD STAGGERED
STL STEEL
STRUCT STRUCTURAL
SYM SYMMETRICAL
T TRIMMER
T&B TOP AND BOTTOM
T&G TONGUE AND GOOVE
T.O.TOP OF
TOF TOP OF FOOTING
TOL TOP OF LEDGE
TOS TOP OF SLAB
TOW TOP OF WALL
TYP TYPICAL
UNO UNLESS NOTED OTHERWISE
VERT VERTICAL
VIF VERIFY IN FIELD
w/WITH
WP WORK POINT
WWF WELDED WIRE FABRIC
EXISTING FLOOR JOIST OR ROOF RAFTER
EXISTING FLUSH BEAM
EXISTING DROPPED BEAM
EXISTING HEADER BEAM OR LINTEL
STRUCTURAL SYMBOLS LEGEND
EXISTING MASONRY WALL & CONCRETE FOOTING
CONCRETE WALL & FOOTING
EXISTING CONCRETE WALL & FOOTING
EXISTING LEDGER
EXISTING WALL BELOW FRAMING TO BE REMOVED
EXISTING BEARING STUD WALL BELOW FRAMING
EXISTING ROOF RAFTER OR FLOOR JOIST SPAN, ARROWS DESIGNATE
BEARING LOCATIONS
ROOF OVERFRAMING PER TYPICAL DETAIL
X
STEEL OR WOOD COLUMN WHICH SUPPORTS FRAMING OR LOADS FROM ABOVE
SEE WALL FRAMING NOTES FOR MIN SIZE, NUMBER, & TYPE
FLOOR JOIST OR ROOF RAFTER
JOIST HANGER OR BEAM TO BEAM CONNECTION
RE: HANGER SCHEDULE FOR CONNECTION, U.N.O.
FLUSH BEAM
VERTICAL STEP IN FLOOR
WOOD STUD STRUCTURAL WALL ABOVE
NON-BEARING STUD WALL BELOW FRAMING
REVISION CLOUD INDICATING REVISED ITEMS
REVISION NUMBER CORRESPONDS WITH REVISIONS IN TITLE BLOCK
STEEL OR WOOD COLUMN FROM ABOVE OR BTWN BEAMS WHICH ARE SUPPORTED
ON FRAMING, MIN WIDTH TO MATCH SUPPORTED FRAMING, U.N.O.
ROOF RAFTER OR FLOOR JOIST SPAN, ARROWS DESIGNATE
BEARING LOCATIONS
DROPPED BEAM
HEADER BEAM OR LINTEL
WALL STEP, POINTS IN DIRECTION OF DOWN
MASONRY WALL & CONCRETE FOOTING
LEDGER
BEARING STUD WALL BELOW FRAMING
MOMENT CONNECTION
BRACED WALL PANEL (BWP) & BEARING WALL BELOW FRAMING
HOLDOWN FRAMING OR FOUNDATION ANCHOR PER PLAN & SCHEDULE
EXISTING STEEL OR WOOD COLUMN TO BE REMOVED
EXISTING FRAMING TO BE REMOVED
EXISTING VERTICAL STEP IN FLOOR
EXISTING WALL STEP, POINTS IN DIRECTION OF DOWN
HOLDOWNS INSTALLED AT BASE OF WALL PANEL ABOVE
BRACED WALL PANEL (BWP) & NON-BEARING WALL BELOW FRAMING
S1 H1
EXISTING BRACED WALL PANEL (BWP) & BEARING WALL BELOW FRAMING
STONE VENEER
DATE:ISSUE:
11/15/19 HPC SUBMIT
PLOT DATE: 11/15/2019
PROJECT # : 19.121C
DRAWN BY : SE
CHECKED BY : SE
STRUCTURAL DESIGN
www.evolvestruct.com
1040 Main Street
Carbondale, CO 81623
(970) 510-0773
DIMITRIUS RESIDENCE125 W MAIN STREETASPEN, COLORADO 81611NOT FOR
CONSTRUCTION
S0.001
GENERAL
NOTES & TYP
DETAILS
105
A B C
1
1
1
1
1
A.1 B.1 C
TOS = 90'-3"
TOS = 92'-3"
TOS = 92'-3"
TOW=91'-11"
TOF=89'-9"
TOF=89'-9"
8" WINDOW WELL WALL w/
#5 @ 12"o.c. EA WAY CTRD
16"W x 10" DP FT w/ (2) #5
CONT BOT8" RETAINING WALL w/ #5 @
12"o.c. EA WAY CTRD - TYP
6'-0" SQ x 14" DP w/
(7) #6 EA WAY BOT
(E) FDN TO REMAIN
TYP - V.I.F. BOT OF
(E) FOOTING
INFILL CONC CURB AT
(E) OPENING
TOW=V.I.F.
1
S6.001
X
SX.X
V.I.F. NEW SHELF SLAB
ELEVATION - TYP
X
SX.X
X
SX.X
3'-6" TYP
FOUNDATION NOTES:
1.REFER TO SHEET S0.001 FOR GENERAL NOTES.
2.SEE FRAMING PLANS ABOVE FOR COLUMN & POST LOCATIONS & SIZES.
3.CONCRETE FOOTINGS & THICKENED SLABS SHALL BE PER PLAN & SCHEDULE ON S1.0.
4.ALL CONCRETE WALLS SHALL BE CENTERED ON FOOTINGS - U.N.O.
5.SEE X/S2.0 FOR ALL CONCRETE REINFORCING STANDARD HOOKS AND BENDS.
6.PROPER SURFACE & BELOW GRADE PERIMETER DRAINAGE SHALL BE INSTALLED PER CIVIL & GEOTECHNICAL ENGINEERS
TO RELIEVE FOUNDATION WALLS FROM HYDROSTATIC PRESSURES.
7.REFER TO SHEET S2.0 FOR TYPICAL CONCRETE DETAILS.
8.DO NOT PLACE BACKFILL AGAINST BASEMENT WALLS UNTIL ALL SUPPORTING ELEMENTS, INCLUDING MAIN LEVEL FLOOR
SHEATHING, ARE IN PLACE AND SECURELY ANCHORED, OR UNTIL ADEQUATE TEMPORARY SHORING IS INSTALLED.
9.ALL DIMENSIONS SHALL BE COORDINATED WITH ARCHITECTURAL DRAWINGS & FIELD VERIFIED BY CONTRACTOR.
10.SOILS CONDITIONS TO BE VERIFIED IN FIELD AT OPEN HOLE BY SOILS ENGINEER PER FOUNDATIONS NOTES ON S0.0.
11.ANCHOR ALL SILL PLATES TO TOP OF CONCRETE WITH 5/8" DIAMETER ANCHOR BOLTS WITH MINIMUM 7" EMBEDMENT AT 6'-0"
MAXIMUM, 2 ANCHORS MINIMUM PER PLATE, 4" FROM EACH END, U.N.O.. REFER TO BWP SCHEDULE FOR ATYPICAL A.B.'S
AND SPACINGS, REFER TO PLANS ABOVE FOR LOCATIONS
12.REFER TO PLANS AND SCHEDULE FOR ALL HOLDOWN ANCHORS BETWEEN FRAMING AND INTO CONCRETE. REFER TO
PLANS ABOVE FOR SPECIFICATIONS.
13.ISOLATE ALL SLABS-ON-GRADE FROM STRUCTURAL ELEMENTS WITH EXPANSION JOINT MATERIAL - U.N.O.
DATE:ISSUE:
11/15/19 HPC SUBMIT
PLOT DATE: 11/15/2019
PROJECT # : 19.121C
DRAWN BY : SE
CHECKED BY : SE
STRUCTURAL DESIGN
www.evolvestruct.com
1040 Main Street
Carbondale, CO 81623
(970) 510-0773
DIMITRIUS RESIDENCE125 W MAIN STREETASPEN, COLORADO 81611NOT FOR
CONSTRUCTION
FOUNDATION PLAN
SCALE: 1 4" = 1'-0"A
S2.001
FOUNDATION PLAN
106
A B C
1
1
1
1
1
A.1 B.1 C
T.O. (E) PLY = 99'-111 4"
NEW WINDOW WELL
BELOW
X
SX.X
OVERFRAME FLOOR
TBD - TYP V.I.F.
(E) 2x8 @ 16"o.c. TO REMAIN
71 4" LVL SISTERED TO EA JST TYP AS SHOWN
71 4" LVL SISTERED TO EA JST TYP AS SHOWN
NEW BEARING WALLS AS
SHOWN - SHIM TIGHT TO
(E) JSTS TYP
V.I.F. FRAMING ALIGNMENT
AT CENTER BEARING LINE
TYP ROOF TO FDN
ALL EXISTING STRUCTURE IS TO REMAIN - U.N.O. CONTRACTOR SHALL
FIELD VERIFY ALL NOTED EXISTING STRUCTURE PRIOR TO
CONSTRUCTION AND SHALL NOTIFY THE E.O.R. OF ANY DISCREPANCIES
IT IS RECOMMENDED THAT ALL DAMAGED STRUCTURE
BE RETROFIT WITH NEW FRAMING. NOTIFY S.E.O.R. OF
EXISTING CONDITIONS FOR RETROFIT DESIGN PRIOR TO
PROCEEDING WITH REPAIRS.
INFILL FRAME (E) STAIR
BELOW - V.I.F.
JOIST HGRS
TBD - TYP
W8x67 (99'-1012")W8x67 (99'-1012")ROOF & FLOOR FRAMING NOTES:
1.REFER TO SHEET S0.0 FOR GENERAL NOTES AND DETAILS, INCLUDING:
- FLOOR & ROOF SHEATHING PER 1/S0.0.
- TYPICAL WALL FRAMING PER 2/S0.0.
- ATTACHMENT OF MULTI-PLY COLUMNS & BEAMS PER 3/S0.0.
- ROOF OVERFRAMING, HATCHED PER PLAN, PER 4/S0.0.
- ALL TYPICAL FRAMING CONNECTIONS PER SCHEDULE ON S0.0.
2.ALL COLUMNS SHOWN SHALL BE (2) 2x6, TYP - U.N.O.
3.ALL BEARING WALL HEADERS SHALL BE (2) 2x6, TYP - U.N.O.
4.ALL INTERIOR & EXTERIOR BEARING WALLS ARE 2x6 STUDS AT 16"o.c., TYP - U.N.O..
5.ALL INTERIOR & EXTERIOR BEARING WALLS SHALL BE SHEATHED PER BRACED WALL PANEL NOTES ON S0.0, TYP - U.N.O.
a. SPECIAL BRACE WALL PANELS PER SCHEDULE AND PLAN.
b. ANY WALL OPENINGS TO BE MODIFIED SHALL BE APPROVED BY THE S.E.O.R.
6.ALL FRAMING MATERIAL EXPOSED TO WEATHER SHALL BE PRESERVATIVE PRESSURE TREATED PER S0.0 - U.N.O.
7.REFER TO S1.0 FOR ALL HOLDOWN ANCHORS.
8.ALL DEAD LOAD SHALL BE APPLIED TO STRUCTURE PRIOR TO INSTALLING WINDOWS & DOORS.
9.SHOP DRAWINGS FOR LARGE AREAS OF GLAZING SHALL BE PROVIDED TO S.E.O.R. FOR REVIEW PRIOR TO FABRICATION TO
COORDINATE CONNECTIONS & LOADING WITH MAIN BUILDING STRUCTURE.
10.ANCHOR ALL SILL PLATES TO TOP OF CONCRETE WITH 5/8" DIAMETER ANCHOR BOLTS WITH MINIMUM 7" EMBEDMENT AT 4'-0"
MAXIMUM, 2 ANCHORS MINIMUM PER PLATE, 3" FROM EACH END, U.N.O.. REFER TO BWP SCHEDULE FOR ATYPICAL A.B.'S
AND SPACINGS, REFER TO PLANS ABOVE FOR LOCATIONS.
11.ALL DIMENSIONS SHALL BE COORDINATED WITH ARCHITECTURAL DRAWINGS & FIELD VERIFIED BY CONTRACTOR.
DATE:ISSUE:
11/15/19 HPC SUBMIT
PLOT DATE: 11/15/2019
PROJECT # : 19.121C
DRAWN BY : SE
CHECKED BY : SE
STRUCTURAL DESIGN
www.evolvestruct.com
1040 Main Street
Carbondale, CO 81623
(970) 510-0773
DIMITRIUS RESIDENCE125 W MAIN STREETASPEN, COLORADO 81611NOT FOR
CONSTRUCTION
S2.002
MAIN FLOOR
FRAMING PLAN
MAIN FLOOR FRAMING PLAN
SCALE: 1 4" = 1'-0"A
107
ROOF & FLOOR FRAMING NOTES:
1.REFER TO SHEET S0.0 FOR GENERAL NOTES AND DETAILS, INCLUDING:
- FLOOR & ROOF SHEATHING PER 1/S0.0.
- TYPICAL WALL FRAMING PER 2/S0.0.
- ATTACHMENT OF MULTI-PLY COLUMNS & BEAMS PER 3/S0.0.
- ROOF OVERFRAMING, HATCHED PER PLAN, PER 4/S0.0.
- ALL TYPICAL FRAMING CONNECTIONS PER SCHEDULE ON S0.0.
2.ALL COLUMNS SHOWN SHALL BE (2) 2x6, TYP - U.N.O.
3.ALL BEARING WALL HEADERS SHALL BE (2) 2x6, TYP - U.N.O.
4.ALL INTERIOR & EXTERIOR BEARING WALLS ARE 2x6 STUDS AT 16"o.c., TYP - U.N.O..
5.ALL INTERIOR & EXTERIOR BEARING WALLS SHALL BE SHEATHED PER BRACED WALL PANEL NOTES ON S0.0, TYP - U.N.O.
a. SPECIAL BRACE WALL PANELS PER SCHEDULE AND PLAN.
b. ANY WALL OPENINGS TO BE MODIFIED SHALL BE APPROVED BY THE S.E.O.R.
6.ALL FRAMING MATERIAL EXPOSED TO WEATHER SHALL BE PRESERVATIVE PRESSURE TREATED PER S0.0 - U.N.O.
7.REFER TO S1.0 FOR ALL HOLDOWN ANCHORS.
8.ALL DEAD LOAD SHALL BE APPLIED TO STRUCTURE PRIOR TO INSTALLING WINDOWS & DOORS.
9.SHOP DRAWINGS FOR LARGE AREAS OF GLAZING SHALL BE PROVIDED TO S.E.O.R. FOR REVIEW PRIOR TO FABRICATION TO
COORDINATE CONNECTIONS & LOADING WITH MAIN BUILDING STRUCTURE.
10.ANCHOR ALL SILL PLATES TO TOP OF CONCRETE WITH 5/8" DIAMETER ANCHOR BOLTS WITH MINIMUM 7" EMBEDMENT AT 4'-0"
MAXIMUM, 2 ANCHORS MINIMUM PER PLATE, 3" FROM EACH END, U.N.O.. REFER TO BWP SCHEDULE FOR ATYPICAL A.B.'S
AND SPACINGS, REFER TO PLANS ABOVE FOR LOCATIONS.
11.ALL DIMENSIONS SHALL BE COORDINATED WITH ARCHITECTURAL DRAWINGS & FIELD VERIFIED BY CONTRACTOR.
A B C
1
1
1
1
1
A.1 B.1 C
T.O. (E) PLY = 110'-71 4"T.O. PLY = 108'-77 8"
T.O. PLY = 108'-77 8"
(E) RAFTERS V.I.F.NEW RAFTER TBDNEW RAFTER TBDINFILL FRAME AT
OLD SKYLIGHT
LOCATION
V.I.F. FRAMING ALIGNMENT AT
CENTER BEARING LINE - TYP
ROOF TO FDN
91 2" LVL @ 16"o.c. - TYP @ NEW FLR
FULL DEPTH LVL BLK'G
UNDER BRG WALL
ABOVE - TYP
912" LVL LEDGER w/ (3) 1 4"Ø x
412" SDS SCREWS @ 16"o.c.
TO EA STUD
V.I.F. WALL FRAMING
CONFIGURATION AT ATTIC PRIOR TO
REMOVING (E) ATTIC FLOOR - TYP
(E) JSTS - V.I.F.(3) 714" LVLHU
C
6
8
(3) 71 4" LVL
(3) 71 4" LVL
HSS 4x4ALL EXISTING STRUCTURE IS TO REMAIN - U.N.O. CONTRACTOR SHALL
FIELD VERIFY ALL NOTED EXISTING STRUCTURE PRIOR TO
CONSTRUCTION AND SHALL NOTIFY THE E.O.R. OF ANY DISCREPANCIES
IT IS RECOMMENDED THAT ALL DAMAGED STRUCTURE
BE RETROFIT WITH NEW FRAMING. NOTIFY S.E.O.R. OF
EXISTING CONDITIONS FOR RETROFIT DESIGN PRIOR TO
PROCEEDING WITH REPAIRS.W8x21 (108'-558")(3) 912" LVL (E) JSTS - V.I.F.
(E) JSTS - V.I.F.
JOIST HGRS
TBD - TYP(4) 2x6(3) 2x6(3) 2x6(4) 2x6BEAR LVL BM ON
STUD PACK DOWN TO
STL BELOW
(2) 51 2" LVL
HDR MIN
(3) 51 2" LVL
HDR MIN
(3) 2x6(3) 2x6(3) 51 2" LVL
HDR MIN
DATE:ISSUE:
11/15/19 HPC SUBMIT
PLOT DATE: 11/15/2019
PROJECT # : 19.121C
DRAWN BY : SE
CHECKED BY : SE
STRUCTURAL DESIGN
www.evolvestruct.com
1040 Main Street
Carbondale, CO 81623
(970) 510-0773
DIMITRIUS RESIDENCE125 W MAIN STREETASPEN, COLORADO 81611NOT FOR
CONSTRUCTION
S2.003
UPPER FLOOR
FRAMING PLAN
UPPER FLOOR FRAMING PLAN
SCALE: 1 4" = 1'-0"A
108
ROOF & FLOOR FRAMING NOTES:
1.REFER TO SHEET S0.0 FOR GENERAL NOTES AND DETAILS, INCLUDING:
- FLOOR & ROOF SHEATHING PER 1/S0.0.
- TYPICAL WALL FRAMING PER 2/S0.0.
- ATTACHMENT OF MULTI-PLY COLUMNS & BEAMS PER 3/S0.0.
- ROOF OVERFRAMING, HATCHED PER PLAN, PER 4/S0.0.
- ALL TYPICAL FRAMING CONNECTIONS PER SCHEDULE ON S0.0.
2.ALL COLUMNS SHOWN SHALL BE (2) 2x6, TYP - U.N.O.
3.ALL BEARING WALL HEADERS SHALL BE (2) 2x6, TYP - U.N.O.
4.ALL INTERIOR & EXTERIOR BEARING WALLS ARE 2x6 STUDS AT 16"o.c., TYP - U.N.O..
5.ALL INTERIOR & EXTERIOR BEARING WALLS SHALL BE SHEATHED PER BRACED WALL PANEL NOTES ON S0.0, TYP - U.N.O.
a. SPECIAL BRACE WALL PANELS PER SCHEDULE AND PLAN.
b. ANY WALL OPENINGS TO BE MODIFIED SHALL BE APPROVED BY THE S.E.O.R.
6.ALL FRAMING MATERIAL EXPOSED TO WEATHER SHALL BE PRESERVATIVE PRESSURE TREATED PER S0.0 - U.N.O.
7.REFER TO S1.0 FOR ALL HOLDOWN ANCHORS.
8.ALL DEAD LOAD SHALL BE APPLIED TO STRUCTURE PRIOR TO INSTALLING WINDOWS & DOORS.
9.SHOP DRAWINGS FOR LARGE AREAS OF GLAZING SHALL BE PROVIDED TO S.E.O.R. FOR REVIEW PRIOR TO FABRICATION TO
COORDINATE CONNECTIONS & LOADING WITH MAIN BUILDING STRUCTURE.
10.ANCHOR ALL SILL PLATES TO TOP OF CONCRETE WITH 5/8" DIAMETER ANCHOR BOLTS WITH MINIMUM 7" EMBEDMENT AT 4'-0"
MAXIMUM, 2 ANCHORS MINIMUM PER PLATE, 3" FROM EACH END, U.N.O.. REFER TO BWP SCHEDULE FOR ATYPICAL A.B.'S
AND SPACINGS, REFER TO PLANS ABOVE FOR LOCATIONS.
11.ALL DIMENSIONS SHALL BE COORDINATED WITH ARCHITECTURAL DRAWINGS & FIELD VERIFIED BY CONTRACTOR.
A B C
1
1
1
1
1
A.1 B.1 C
(E) PORCH ROOF
BELOW TO REMAIN
(E) LOW ROOF
BELOW
RELOCATED
SKYLIGHT BELOW
ALL EXISTING STRUCTURE IS TO REMAIN - U.N.O. CONTRACTOR SHALL
FIELD VERIFY ALL NOTED EXISTING STRUCTURE PRIOR TO
CONSTRUCTION AND SHALL NOTIFY THE E.O.R. OF ANY DISCREPANCIES
(3) 714" LVL - 2 SPAN(3) 512" LVL(3) 512" LVL(3) 512" LVL(3) 512" LVL512" LVL SISTERED TO EA
RAFTER TYP AS SHOWN
(E) SLOPED CLG - V.I.F.
FRAMING CONFIGURATION
V.I.F. HIP RAFTER
FRAMING & SUBMIT TO
S.E.O.R. FOR RETROFIT
DETAILING - TYP
V.I.F. COLLAR TIED RAFTER
FRAMING & SUBMIT TO
S.E.O.R. FOR RETROFIT
DETAILING - TYP
V.I.F. FRAMING ALIGNMENT AT
CENTER BEARING LINE - TYP
ROOF TO FDN
IT IS RECOMMENDED THAT ALL DAMAGED STRUCTURE
BE RETROFIT WITH NEW FRAMING. NOTIFY S.E.O.R. OF
EXISTING CONDITIONS FOR RETROFIT DESIGN PRIOR TO
PROCEEDING WITH REPAIRS.
DATE:ISSUE:
11/15/19 HPC SUBMIT
PLOT DATE: 11/15/2019
PROJECT # : 19.121C
DRAWN BY : SE
CHECKED BY : SE
STRUCTURAL DESIGN
www.evolvestruct.com
1040 Main Street
Carbondale, CO 81623
(970) 510-0773
DIMITRIUS RESIDENCE125 W MAIN STREETASPEN, COLORADO 81611NOT FOR
CONSTRUCTION
S2.004
ROOF FRAMING
PLAN
ROOF FRAMING PLAN
SCALE: 1 4" = 1'-0"A
109
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"1 FDN SECTION
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
SCALE: 3/4" = 1'-0"X XXX
RE: SX.XXX
V.I.F.
B.O. (E) FDN
NEW SHELF SLAB TO BRACE
(E) FDN - COORD SHELF
ELEV w/ (E) B.O. FDN ELEV.
NEW RETAINING WALL
TO BRACE (E) FDN
(E) STONE AND
CONCRETE FDN V.I..F
(E) CRAWL SPACE
GRADE - V.I.F.
UNDISTURBED
NATIVE SOIL
NEW BASEMENT SLAB
PER PLAN
T.O. FTG
PER PLAN
PER PLAN
T.O. WALL
DATE:ISSUE:
11/15/19 HPC SUBMIT
PLOT DATE: 11/15/2019
PROJECT # : 19.121C
DRAWN BY : SE
CHECKED BY : SE
STRUCTURAL DESIGN
www.evolvestruct.com
1040 Main Street
Carbondale, CO 81623
(970) 510-0773
DIMITRIUS RESIDENCE125 W MAIN STREETASPEN, COLORADO 81611NOT FOR
CONSTRUCTION
S6.001
FRAMING DETAILS
110
Page 1 of 9
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: March 11, 2020
RE: 134 East Bleeker – Conceptual Major Development Review, Relocation, Setback
Variations, Parking Reduction, Dimensional Variances, PUBLIC HEARING
APPLICANT /OWNER:
Otis Real Estate Holdings
LLC, c/o Good Property
Company
REPRESENTATIVE:
BendonAdams
LOCATION:
Street Address:
134 E. Bleeker Street
Legal Description:
Lot S and the East ½ of Lot
R, Block 65, City and
Townsite of Aspen,
Colorado
Parcel Identification:
PID# 2737-073-15-002
CURRENT ZONING & USE
R-6 (Medium-Density
Residential); Residential
PROPOSED USE:
No change
SUMMARY:
The applicant has requested a Conceptual Major Development review
for the demolition of a non-historic addition, underpinning the historic
home to enlarge the basement, and construction of a new addition.
The applicant seeks setback variations for the existing historic
secondary “barn” structure and a parking reduction of one space.
Dimensional variances are requested for the remaining parking space.
STAFF RECOMMENDATION:
Staff recommends continuation of this project to restudy the issues
identified on page 8 of this memo.
Site Locator Map – 134 E. Bleeker St.
134
111
Page 2 of 9
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
134 East Bleeker Street is a designated historic landmark in the R-6 zone district on a 4,500sf corner lot.
This property contains a miner’s cabin and a historic barn structure that were both moved to this site
from 418 E. Main Street in the 1960s. The spatial relationship between the two historic structures were
maintained on the new receiving site. 134 E. Bleeker was landmarked and redeveloped with the addition
that exists today in 1992.
Figure 1 – 134 E. Bleeker, 1980 Figure 2 – 134 E. Bleeker, 2020
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 the non-historic addition and the
construction of a new addition.
• Relocation (Section 26.415.090.C) for underpinning the historic house to enlarge the basement.
• Setback Variations (Section 26.415.110.C) for the existing historic secondary “barn” structure to
remain in its current location.
• Parking Reduction & Cash-in-lieu waiver (Section 26.415.110.D) for reducing one parking space
and waiving cash-in-lieu payment.
• Dimensional Variance (Section 26.314.030) for reducing the dimensions of one parking space
inside the secondary structure.
The HPC is the final review authority, however, this project is subject to Call-Up Notice by City Council.
PROJECT SUMMARY:
The applicant proposes to demolish the non-historic addition and build a new addition that connects to
both historic resources. A small basement exists under the non-historic addition which the applicant
proposed to enlarge. Excavation to expand the basement will require underpinning the historic home.
No excavation or basement is proposed under the historic secondary structure, at this time. Setback
variations are requested to maintain the location of the historic secondary resource which is currently
in the rear and east yard setbacks. As part of a proposal to remove an existing curb cut off of Aspen
Street, the applicant is reconfiguring their on-site parking and requesting dimensional variances for a
112
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
new parking space inside the secondary structure. The applicant also requests the elimination of one
uncovered on-site parking space and the cash-in-lieu payment that would mitigate for the removed
space to be waived.
STAFF COMMENTS:
This corner lot property is highly visible from both Bleeker Street and Aspen Street. The design
guidelines focus on achieving a strong compatible relationship to form between the new addition and
the historic resource. Staff finds that the proposed roof pitch on the addition does not reach this level
of design compatibility when viewed from Bleeker Street and recommends further study. Staff supports
the request for setback variations related to the historic secondary “barn” structure but finds the
proposed attachment of the new addition to the west side of the barn does not meet the design
guidelines and recommends its removal. This addition also displaces an existing required on-site parking
space. Staff does not support the request for a parking reduction and recommends further study. The
applicant plans to eliminate a driveway and garage door on the east side of the barn, which is a benefit
to the streetscape. Instead the second required on-site parking space will be accessed through a new
garage door facing the alley. The garage space that will be created does not meet the required 18’
length due to the size of the historic structure. The request for dimensional variance is based on a
hardship related removing the existing curb cut and the physical dimensions of the historic structure.
Staff supports the request for reducing the parking space dimensions inside the historic secondary
structure.
The following points go into more detail regarding the proposal for HPC discussion:
1. Site Planning & Relocation: The property is located at the corner of Bleeker Street and Aspen
Street. This corner of town typically has a higher level of pedestrian activity due to its proximity
to the Red Brick Center for the Arts and the Aspen Community Church. The property has a
large cottonwood tree in the front yard and street trees along Aspen Street. The Parks and
Engineering Departments have provided comments related to protection of tree driplines and
stormwater mitigation. See Exhibit B for details. Relocation criteria is triggered for this
application because the applicant proposes to underpin the historic house to excavate and
enlarge the basement. According to Design Guideline 9.1, it is appropriate to underpin the
historic resource for excavation, but structural assessment and financial assurance is required.
A new walkway is proposed from Aspen Street that leads into the proposed connecting element
immediately behind the historic house. The floor plans show this entrance to be the new primary
entrance for the single-family home, while the redesigned walkway from Bleeker Street to the
historic front porch leads to a bedroom. See Exhibit C, Sheet A2.07. Design Guidelines 1.5, 1.6
and 4.1 are not met because the historic porch entrance must remain the main entrance into the
home. Additionally, staff finds the reconfigured walkway from Bleeker that terminates at the side
of the porch is not consistent with the orientation of historic walkways directly towards the front
door and recommends restudy.
113
Page 4 of 9
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The proposed addition meets the setback requirements, and a single lightwell is proposed to the
west side of the connecting element. Staff recommends the curb height of the lightwell to be 6”
or less in height to meet Design Guideline 9.6.
Preliminary stormwater and landscape plans were submitted with this application. The existing
metal fence that surrounds the historic home is not original to the site. The applicant proposes
to remove this fence and replace it with a code compliant fence. The final landscape plan,
planting details, and fence design will be reviewed at Final Review. The preliminary stormwater
plan includes on-site drainage and pipe systems that connect to a drywell located in the proposed
garage. Right-of-way improvements are also addressed.
Figure 3 – Proposed Site Plan
Staff finds the overall location of the new addition to be appropriate but recommends the front
walkway leading to the historic porch be revised and the internal floor plan be amended so that
the historic entry functions as the primary entry into the house. The lightwell design must meet
Design Guideline 9.6 by designing a curb height that is 6” or less in height. Staff recommends
the applicant work with relevant City Departments regarding comments about protecting tree
driplines and stormwater plan details.
2. Historic Resource – Secondary Structure: The historic secondary “barn” structure is two stories
tall with livable space on the top floor and a parking space on the ground floor. This space was
114
Page 5 of 9
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
previously approved as an ADU which the applicant is in the process of removing with a cash-in-
lieu payment through a separate administrative process. This structure was relocated with the
historic home and significant amounts of exterior material was replaced during the 1990’s
remodel. With this application, the applicant will remove the existing curb cut from Aspen Street
and move the garage door to face the alley. The siding on the structure shall be replaced to
match existing conditions. As a secondary structure, staff supports the garage use and the
alteration of the north elevation to accommodate an alley access garage door.
The proposed design connects the detached secondary structure to the new addition on the
west elevation. Design Guideline 8.2 calls for all historic secondary structures to remain
detached which reflects the historic pattern and relationship of these structures to the primary
home. This also prevents the connecting of multiple building masses together. Staff
recommends the proposed addition on the west elevation of the barn be removed.
Staff supports the proposed changes associated with the garage door and parking space, but
recommends the proposed connecting addition be removed to meet Design Guideline 8.2 and
also to avoid eliminating a required parking space.
3. New Addition – Form/Materials/Fenestration: The Design Guidelines are more stringent about
design compatibility of new additions on corner lots. The proposed new addition has a one-story
10’ long connecting element, a two-story addition, and an additional connector hooking the
addition to the historic secondary structure. According to Design Guideline 10.6, the new
addition needs to be recognized as a product of its own time, but visual compatibility must be
achieved by relating to two of the following characteristics: form, material and fenestration.
Form: The proposed two-story addition has a 6:12 pitched roof and an uncovered deck facing
Aspen Street. Both historic resources have steep roof pitches of approximately 13:12 that are a
defining feature seen on both street facing elevations. A gable roof form is preferred on the
addition, but staff finds the proposed 6:12 pitch appears out of character, especially when viewed
from Bleeker Street. Staff finds the compatibility of form has not been met and recommends
further restudy of the roof pitch.
Materials: Both historic resources are clad in wood siding and asphalt shingles. Horizontal wood
siding is proposed for the addition. The roofing material appears to be asphalt shingles, but
additional clarification may be needed. Staff finds that the proposed materials strongly relate to
the historic resources.
Fenestration: The proposed fenestration design purposefully deviates from the fenestration
found on the historic resources. Large expanses of glazing are depicted on both street facing
facades of the addition.
115
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Figure 4 – Proposed South Elevation (View from Bleeker Street)
Figure 5 – Proposed West Elevation (View from Aspen Street)
Staff finds the proposed addition does not strongly relate to two aspects of the form
fenestration and materials criteria and recommends restudy. Design Guidelines 10.8 and 10.10
speak to scale and proportions of a new addition as it relates to the historic resource. Staff finds
that a balance between form and scale must be accomplished to achieve design compatibility.
4. Setback Variations: The applicant proposes to maintain the existing footprint of the secondary
structure in its current location. While staff does not support the proposed connecting element
to the west of the secondary structure, staff supports the request for setback variations to
memorialize the current location of the resource. No historic resources are being moved and
the historic home will remain in its location 5’ behind the front yard setback. The relationship
between the two historic resources is an important pattern to maintain.
116
Page 7 of 9
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
The historic secondary “barn” structure is currently in the rear and east side yard setbacks. The
following setback variations are requested to maintain its current location:
• 8’-4” rear yard setback reduction
• 3’-3” east side yard setback reduction
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 supports the request for setback variations to maintain the existing location of the historic
secondary structure since it continues to meet all of the required criteria.
5. Parking Reduction & Dimensional Variance: It appears that the property was given a parking
reduction of one space where 3 parking spaces were required due to the approved ADU. Past
approvals show one parking space inside the secondary structure accessed from Aspen Street
and one uncovered parking space to the west of the secondary structure.
With the removal of the ADU, the on-site parking requirement becomes 2 spaces. The applicant
is required to remove the existing curb cut from Aspen Street as part of this project. This action
directly impacts the code compliant parking space that exists inside the secondary structure.
Due to the existing depth of the historic secondary structure when accessed from the alley, the
applicant is requesting a dimensional variance for the length and width of the parking space. A
typical parking space dimension is 8 ½’ wide x 18’ long. The applicant proposes one 8’ wide x 15’-
1” long parking space. The Engineering Department accepted this dimension to count as a
compact parking space because of the significant benefit for removing the existing curb cut and
the historic conditions. Staff finds that the applicant qualifies for a hardship and meet the review
criteria for a variance. See Exhibit A.3 for staff findings.
As a historic preservation benefit, HPC may grant parking reductions and waive cash-in-lieu
payments for residential projects. The applicant is requesting the elimination of the surface
space on the west side of the barn and the $38,000 cash-in-lieu mitigation to be waived. On a
site that requires two full parking spaces, staff finds one compact parking space may not be
sufficient and recommends the utilization of the uncovered parking space west of the secondary
structure. See Exhibit A.3 for staff findings. Even if the space is waived, staff would not support
a fee waiver given that underparking this site has impacts to on-street parking that the City must
address.
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130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Staff supports the request for varying the parking space dimensions inside the historic
secondary structure. Staff recommends restudy to maintain and/or accommodate for one
compliant parking space on-site.
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 B.
Engineering Department:
1. Provide a City of Aspen compliant survey.
2. Sidewalks will be required on both sides of the property.
3. Curb and Gutter inspection will occur at the time of building permit and any damaged areas must
be replaced.
4. Callout the emergency overflow path for the drywell.
5. Water line/services need to be out of the dripline of the trees. Coordinate locations with the
Parks Department.
6. Additional submittal material for building permit regarding stormwater mitigation plan are
required.
Parks Department:
1. Snow melted sidewalk must be 5’ away from the tree trunk on Aspen Street.
2. Relocate waterline out of the tree dripline to the west property line.
3. Move sidewalk into the house on Aspen Street out of the tree dripline to minimize impacts.
4. Floating sidewalks are required for both walkways.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission continue this application for further restudy of
the following:
1.) Restudy the addition to achieve design compatibility as outlined in Design Guideline 10.6.
2.) Remove the connecting addition on the west elevation of the historic secondary structure to
meet Design Guideline 8.2.
3.) Restudy the design to provide for one full parking space on-site.
4.) Restudy the configuration of the front walkway leading to the historic porch and ensure it is the
primary entrance to the single-family home.
5.) Design the lightwell curb height to be 6” or less in height.
6.) Work closely with relevant City Departments regarding the sidewalk and placement of the
waterlines for the property.
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ATTACHMENTS:
Resolution #____, Series of 2020
Exhibit A.1 – Historic Preservation Design Guidelines Criteria /Staff Findings
Exhibit A.2 – Setback Variations Review Criteria /Staff Findings
Exhibit A.3 – Parking Reduction & Dimensional Variance /Staff Findings
Exhibit B – Referral Comments
Exhibit C – Public Comment
Exhibit D – Application
119
HPC Resolution #__, Series of 2020
Page 1 of 3
RESOLUTION #__, SERIES OF 2020
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION, SETBACK
VARIATIONS, PARKING REDUCTION, AND DIMENSIONAL VARIANCES FOR THE
PROPERTY LOCATED AT 134 EAST BLEEKER, LOT S AND THE EAST ½ OF LOT R,
BLOCK 65, CITY AND TOWNSITE OF ASPEN, COLORADO
PARCEL ID: 2737-073-15-002
WHEREAS, the applicant, Otis Real Estate Holdings, LLC, c/o Good Property Company,
represented by BendonAdams, has requested HPC approval for Conceptual Major
Development, Relocation, Setback Variations, Parking Reduction and Dimensional Variances
for the property located at 134 East Bleeker, Lot S and the East ½ of Lot R, Block 65, 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 Variations, the application shall meet the requirements of
Aspen Municipal Code Section 26.415.110.C, Setback Variations; and
WHEREAS, for approval of Parking Reduction of one space and waive cash-in-lieu, the
application shall meet the requirements of Aspen Municipal Code Section 26.415.110.D,
Parking and Aspen Municipal Code Section 26.515.080, Parking Special Review; and
WHEREAS, for approval of Dimensional Variances, the application shall meet the
requirements of Aspen Municipal Code Section 26.314.040; and
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HPC Resolution #__, Series of 2020
Page 2 of 3
WHEREAS, Community Development Department staff reviewed the application for
compliance with the applicable review standards and recommends restudy; and
WHEREAS, HPC reviewed the project on March 11, 2020. 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 and Dimensional Variances for 134 East Bleeker, Lot S and the East ½ of Lot R,
Block 65, City and Townsite of Aspen, CO as follows:
Section 1: Conceptual Major Development Review, Relocation, Setback Variations, Parking
Reduction and Dimensional Variances.
HPC hereby approves Conceptual Major Development, Relocation, Setback Variations, Parking
Reduction and Dimensional Variances as proposed with the with the following conditions:
1. The following setback variations are approved for the existing historic secondary
resource:
• 8’-4” rear yard setback reduction
• 3’-3” east side yard setback reduction
2. Restudy the addition to achieve design compatibility as outlined in Design Guideline
10.6.
3. Remove the connecting addition on the west elevation of the historic secondary
structure to meet Design Guideline 8.2.
4. Restudy the design to provide for one full parking space on site.
5. Restudy the configuration of the front walkway leading to the historic porch and
ensure it is the primary entrance to the single-family home.
6. Design the lightwell curb height to be 6” or less in height.
7. Work closely with relevant City Departments regarding the sidewalk and placement of
the waterlines for the property.
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
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
121
HPC Resolution #__, Series of 2020
Page 3 of 3
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 ______________, 2020.
Approved as to Form: Approved as to Content:
_________________________________________________________________ _________________________________________________________
Andrea Bryan, Assistant City Attorney Gretchen Greenwood, Chair
ATTEST:
_________________________________________________________________
Wes Graham, Deputy City Clerk
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Page 1 of 11
Exhibit A.1
Historic Preservation Design Guidelines Criteria
Staff Findings
NOTE: Staff responses begin on page 10 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.
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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.
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of
the original development of the site.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
1.5 Maintain the historic hierarchy of spaces.NOT MET
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects. NOT MET
1.7 Provide positive open space within a project site.
1.8 Consider stormwater quality needs early in the design process.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
1.13 Additions of plant material to the landscape that could interfere with or block views of
historic structures are inappropriate.
1.17 No fence in the front yard is often the most appropriate solution.
1.18 When building an entirely new fence, use materials that are appropriate to the building type
and style.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
1.24 Preserve historically significant landscapes with few or no alterations.
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.
2.4 Do not use synthetic materials as replacements for original building materials.
2.6 Remove layers that cover the original material.
Chapter 4: Rehabilitation - Doors MET NOT MET
4.1 Preserve historically significant doors.NOT MET
CONDITION
CONDITION
CONDITION
MET
CONDITION
Historic Preservation Design Guidelines Review Criteria for 134 E. Bleeker
The applicant is requesting Conceptual Major Development review for demolition of an existing addition,
relocation to enlarge the basement and the construction of a new above grade addition.
The proposed design must meet applicable Historic Preservation Design Guidelines.
MET
MET
MET
MET
CONDITION
MET
MET
MET
MET
MET
MET
124
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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.
• 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.
Chapter 8: Rehabilitation - Secondary Structures MET NOT MET
8.1 If an existing secondary structure is historically significant, then it must be preserved.
8.2 Preserve a historic secondary building as a detached structure.NOT MET
8.7 If a new garage door is added, it must be compatible with the character of the historic
structure.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
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.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
9.6 Minimize the visual impact of lightwells.
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.NOT MET
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.NOT MET
10.6 Design a new addition to be recognized as a product of its own time.NOT MET
10.8 Design an addition to be compatible in size and scale with the main building.NOT MET
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.
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.
NOT MET
10.11 Roof forms shall be compatible with the historic building.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
MET
MET
MET
MET
MET
MET
MET
CONDITION
CONDITION
MET
MET
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1.3 Remove driveways or parking areas accessed directly from the street if they were not part of
the original development of the site.
• Do not introduce new curb cuts on streets.
• Non-historic driveways accessed from the street should be removed if they can be relocated to the alley.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways
on Aspen Victorian properties.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a semi-public
walkway, to a semi private entry feature, to private spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on
residential projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the
period of significance.
• Use paving materials that are similar to those used historically for the building style and install them in
the manner that they would have been used historically. For example on an Aspen Victorian landmark
set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are
appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential properties. A
wider sidewalk may be appropriate for an AspenModern property.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many
small unusable areas.
• Open space should be designed to support and complement the historic building.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better integrated
into the proposal. All landscape plans presented for HPC review must include at least a preliminary
representation of the stormwater design. A more 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. 126
Page 5 of 11
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.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant
architectural features or views to the building. Hedgerows are not allowed as fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too
close to a landmark may result in building deteriorate or blocked views and is inappropriate.
• Climbing vines can damage historic structures and are not allowed.
1.17 No fence in the front yard is often the most appropriate solution.
• Reserve fences for back yards and behind street facing façades, as the best way to preserve the
character of a property.
1.18 When building an entirely new fence, use materials that are appropriate to the building type
and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian
landmarks unless there is evidence that a decorative fence historically existed on the site.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
• A fence that defines a front yard must be low in height and transparent in nature.
• For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket.
• For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals
will be reviewed on a case-by-case basis.
• Fence columns or piers should be proportional to the fence segment.
1.24 Preserve historically significant landscapes with few or no alterations.
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• An analysis of the historic landscape and an assessment of the current condition of the landscape should
be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be preserved.
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and
foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction
may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the weathering
detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was
not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent time, consider
removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the building.
2.3 Match the original material in composition, scale and finish when replacing materials on
primary surfaces.
• If the original material is wood clapboard for example, then the replacement material must be wood as
well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those should
be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger
area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic materials.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
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. 128
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8.1 If an existing secondary structure is historically significant, then it must be preserved.
• When treating a historic secondary building, respect its character-defining features. These include its
materials, roof form, windows, doors, and architectural details.
• If a secondary structure is not historically significant, then its preservation is optional. The determination
of significance is based on documentation of the construction date of the outbuilding and/or physical
inspection. A secondary structure that is related to the period of significance of the primary structure
will likely require preservation.
8.2 Preserve a historic secondary building as a detached structure.
• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure
• should be maintained except when HPC finds that an alternative is the best preservation option.
• Some AspenModern properties incorporated garages and carports into the architecture. This pattern
should be maintained.
8.7 If a new garage door is added, it must be compatible with the character of the historic
structure.
• The materials and detailing should be simple.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
• The reuse of any secondary structure should be sensitive so that its character is not lost.
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.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a miner’s
cottage where there is no evidence that one existed historically is out of character and is not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone salvaged
from the original foundation as a veneer. The replacement must be similar in the cut of the stone and
design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure preservation of the
design intent.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
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• Lightwells must be placed so that they are not immediately adjacent to character defining features, such
as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a street.
• Lightwells that face a street must abut the building foundation and generally may not “float” in the
landscape except where they are screened, or on an AspenModern site.
9.7 All relocations of designated structures shall be performed by contractors who specialize in
moving historic buildings, or can document adequate experience in successfully relocating such
buildings.
• The specific methodology to be used in relocating the structure must be approved by the HPC.
• During the relocation process, panels must be mounted on the exterior of the building to protect existing
openings and historic glass. Special care shall be taken to keep from damaging door and window frames
and sashes in the process of covering the openings. Significant architectural details may need to be
removed and securely stored until restoration.
• The structure is expected to be stored on its original site during the construction process. Proposals for
temporary storage on a different parcel will be considered on a case by case basis and may require
special conditions of approval.
• A historic resource may not be relocated outside of the City of Aspen.
10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to
determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental to the
historic resource in any case when preservation benefits or variations are being approved.
10.3 Design a new addition such that one’s ability to interpret the historic character of the primary
building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural
character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a new faux
Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
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
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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.
10.8 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. 131
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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.
Staff Finding: The applicable sections of the design guidelines are as follows: site planning, relocation,
building materials, doors, secondary structures, and building additions. All relevant Design Guidelines
in Chapter 2, 3, 4, 5 and 6 related to a preservation plan need to be reviewed in detail as part of the
permit submittal for further historic evidence and/or investigative demolition in order to ensure no
historic fabric is being removed. This will be a condition of Final approval.
Staff finds Design Guidelines 1.5 & 1.6 & 4.1 regarding the importance of maintaining the historic
hierarchy of spaces is not met. The historic progression from public to private space is most prominently
established with the front walkway that leads to the historic porch and entry. This walkway is typically a
perpendicular walkway that leads straight to the historic front door. The reconfigured front walkway
from Bleeker Street terminates at the side of the porch instead of the front door, which is atypical.
Looking at interior floor plans, it is also apparent that the historic primary entrance is no longer the
primary entrance to the single-family home. Staff recommends the configuration of the walkway be
restudied and the historic primary entrance to be reinstated.
Staff finds Design Guideline 8.2 that deals with maintaining the spatial relationships between secondary
structures and homes is not met. This guideline identifies secondary structure as historically detached
from the primary structure. Even after its relocation to a new site, the secondary “barn” structure has
always remained detached from the primary home. The proposed design includes and connector to the
rear of the barn but within the setbacks for the site. This design now connects three structures into one
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large mass and no longer meets this guideline. Staff recommends the applicant remove the propose
connector to keep the secondary structure a detached from the main house.
Design Guideline 10.3 addresses the design of the new addition to be compatible and subordinate to
the historic resource. It further highlights the need for corner lot properties to pay close attention to
creating compatibility. Staff finds the proposed two-story addition is appropriately distanced from the
historic home with a 10’ long connecting element, and no historically significant details are covered with
the proposed design. Staff does find that the form and scale of the addition, as proposed, does not read
as a subordinate and secondary structure when viewed from Bleeker Street and Aspen Street, therefore,
recommends restudy.
Design Guideline 10.4 highlights the importance of the historic resource to read as the focus and entry
point of the entire property. As mentioned above, the primary entrance into the home has been shifted
to the new walkway from Aspen Street. The total above grade floor area of the addition is to be no
more than 100% of the original historic resource unless two of the listed points are met. Since the
applicant proposes a design that connects both resources, the proposed addition is not more than the
sum of the two historic structures. Staff, however, does not support the design that connects the
detached secondary structure with the addition and the historic home and recommends restudy.
Design Guideline 10.6 concerns the design of the new addition to be compatible with the historic
resource by considering form, materials, and fenestration. The proposed two-story addition has a gable
roof which is recommended, however, the 6:12 pitch appears out of context when compared to the steep
roof pitches on the both historic resources. This is very apparent when looking at the front (south)
elevation of the historic home along Bleeker Street. Since the roof form plays a prominent role in
establishing compatibility related to form, staff recommends the applicant restudy the roof pitch to
achieve a stronger connection with the historic resources.
Design Guideline 10.8 addresses size and scale of new additions. This design guideline will need to be
considered simultaneously with form. Since the change in roof pitch may impact the mass and scale of
the new addition, a balance will need to be established. It is preferred that the height of the addition is
lower than that of the historic resources, however, compatibility of form and the appearance of a
subordinate addition may be more important. Joint restudy is recommended.
Design Guideline 10.10 addresses visual impact, proportions and prominence. Staff finds that the
proposed addition has more visual prominence than the historic resource when and recommends
restudy.
In summary, staff recommends restudy with the listed conditions found in the staff memo.
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Exhibit A.2
Setback 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 existing historic secondary structure is currently located on the north east side of
the property along the alley. According to the building permit files, this structure was moved to this
location. The structure will remain in the same location but the applicant would like to memorialize the
current location by requesting for the appropriate setback variations. Staff finds the request reinforces
previous approvals and meets the criteria for setback variation. Staff supports the request for setback
variations to maintain the existing secondary structure in its current location.
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 134 E. Bleeker
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 historic secondary "barn" structure.
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.
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Exhibit A.3
Parking Reduction & Dimensional Variations Criteria
Staff Findings
26.415.110.D: Parking:
On-site parking reductions are permitted for designated historic properties unable to contain the
number of parking spaces required by the underlying zoning due to the existence of a historic resource.
In these circumstances, alternative mitigation in the form of cash-in-lieu, pursuant to Chapter 26.515, may
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 134 E. Bleeker
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.
A special review for establishing, varying or waiving transportation, mobility, or off-street parking
requirements may be approved, approved with conditions or denied based on its conformance with all of
the following criteria:
MET NOT MET
1. The transportation, mobility, and off-street parking needs of the residents, customers, guests and
employees of the project have been met, taking into account potential uses of the parcel, the projected traffic
generation of the project, any shared parking opportunities, expected schedule of parking demands, the
projected impacts on the on-street parking of the neighborhood, the proximity to mass transit routes and the
downtown area and any special services, such as vans, provided for residents, guests and employees.
NOT MET
2. An on-site mitigation solution meeting the requirements and guidelines is practically difficult or results in an
undesirable development scenario. NOT MET
3. Existing or planned on-site or off-site facilities adequately serve the needs of the development, including
the availability of street parking.NOT MET
Review Criteria for 134 E. Bleeker
A parking reduction of one space is requested by HPC.
Review criteria for parking reduction is outlined in the Parking section of the Municipal Code.
Summary of Review Criteria for Special Review Standards
26.515.080 - Special Review Standards for varying parking requirements. If the project requires review by the Historic
Preservation Commission and the Community Development Director has authorized consolidation pursuant to Subsection
26.304.060.B, the Historic Preservation Commission shall approve, approve with conditions or disapprove the special review
application.
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be accepted by HPC for commercial development. HPC may waive cash-in-lieu for residential
development.
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.
26.515.080. Parking Special Review Standards.
Whenever the transportation, mobility, and parking impacts of a proposed development are subject to
special review, an application shall be processed as a special review in accordance with the common
development review procedures set forth in Chapter 26.304 and be evaluated according to the
following standards. Review is by the Planning and Zoning Commission.
If the project requires review by the Historic Preservation Commission and the Community
Development Director has authorized consolidation pursuant to Subsection 26.304.060.B, the Historic
Preservation Commission shall approve, approve with conditions or disapprove the special review
application.
Staff Finding: A single-family residence requires two parking spaces be provided on site. The proposed
design provides for one parking space with reduced dimensions housed in the historic secondary
structure and a request to eliminate one existing surface parking space and waive the cash-in-lieu
payment. Currently, the property provides two parking spaces where one is located inside the
secondary structure and one is an uncovered space to the west of the secondary structure. According
to the Special Review Standards for reducing parking requirements, an adequate number of spaces must
be available on-site or off-site. Although there is residential street parking in this neighborhood, the
lack of available parking is an ongoing issue. Staff recommends the applicant restudy the parking design
on the property and provide for one code compliant parking space.
Given the neighborhood context and the potential to provide an on-site parking space where one
currently exists, staff recommends restudy.
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26.314 Variance.
Variances are deviations from the terms of this Title which would not be contrary to the public interest
when, owing to special circumstances or conditions, the literal enforcement of the provisions of this Title
would result in undue and unnecessary hardship. Variances shall only be granted in accordance to the
terms of this Chapter.
Variances may only be granted from the following requirements of this Title 26:
A. Dimensional requirements
B. Permitted uses, but only to allow for the temporary off-site location or storage of materials,
structures or equipment pursuant to building construction or construction staging.
In order to authorize a variance from the dimensional requirements of Title 26, the appropriate
decision-making body shall make a finding that the following three (3) circumstances exists:MET NOT MET
1. The grant of variance will be generally consistent with the purposes, goals, objectives and
policies of this Title and the Municipal Code; and
2. The grant of variance is the minimum variance that will make possible the reasonable use of the
parcel, building or structure; and
3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive
the applicant of rights commonly enjoyed by other parcels in the same zone district and would
cause the applicant unneccessary hardship, as distinguished from mere inconvenience. In
determining whether an applicant's rights would be deprived, the Board shall consider whether
either of the following conditions apply:
MET NOT MET
a.) There are special conditions and circumstances which are unique to the parcel, building or
structure, which are not applicable to other parcels, structures or buildings in the same zone
district and which do not result from the actions of the applicant; or
b.) Granting the variance will not confer upon the applicant any special privilege denied by the
terms of this Title and the Municipal Code to other parcels, buildings or structures, in the same
zone district.
MET
MET
MET
Review Criteria for 134 E. Bleeker
Dimensional Variances for a smaller on-site parking space is requested.
A hardship must be established for a variance request.
MET
Summary of Review Criteria for Variances
26.314.030 - Variances. Variances may only be granted from the following requirements of this Title 26 -
A. Dimensional requirements B. Permitted uses, but only to allow for the temporary off-site location or storage of
materials, structures or equipment pursuant to building construction or construction staging.
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In order to authorize a variance from the dimensional requirements of Title 26, the appropriate decision-
making body shall make a finding that the following three (3) circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals, objectives and
policies of this Title and the Municipal Code; and
2. The grant of variance is the minimum variance that will make possible the reasonable use of the
parcel, building or structure; and
3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive
the applicant of rights commonly enjoyed by other parcels in the same zone district and would
cause the applicant unnecessary hardship, as distinguished from mere inconvenience. In
determining whether an applicant’s rights would be deprived, the Board shall consider whether
either of the following conditions apply:
a) There are special conditions and circumstances which are unique to the parcel,
Staff Finding: Unlike a variation which is granted to maintain historic character, a variance request is
based on proving a hardship. The existing curb cut access from Aspen Street into the historic secondary
resource maximizes the use of the ground floor and satisfies the parking space dimensions for one of
the two spaces without issue. At the City’s request to remove the curb cut, the building can no longer
accommodate the dimensions required for a full-sized parking space when accessed from the alley. With
outlined constraints, the applicant is able to provide one 8’ x 15’-1” garaged parking space, which the
Engineering Department will accept as a parking space for a compact car. Any changes to the location
of the historic buildings would create an undesired development scenario on the site and staff is
recommending the applicant restudy the site to try and provide at least one compliant on-site parking
space.
Staff finds the request for dimensional variances for one parking space inside the historic secondary
structure is based on a hardship and all review criteria are met.
138
Exhibit B - Referral Comments
HP Project: 134 E. Bleeker
Engineering Department Comments:
Carly McGowan, carly.mcgowan@cityofaspen.com
Hailey Guglielmo, hailey.guglielmo@cityofaspen.com
• A COA compliant survey is required. See attached document for survey
markups
• The property is not in a sidewalk deferred zone. Therefore, sidewalks will
be required on both sides of the property
• Curb and gutter will be inspected at time of building permit – if damaged,
replacement will be required
• In civil plans and drainage report, an emergency overflow path for the
drywell must be called out
• The large tree in the front yard creates a constrain for the water service
line location. Ensure the service line stays out of the dripline and Parks
Dept approves of the alignment.
• Transformer: has the applicant coordinated with the electric department to
ensure the proposed upgrade is feasible?
• At Building Permit Submittal, the applicant must submit the following:
o A soils report containing a percolation test
o A letter from a structural engineer stating that the location of the
drywell will not compromise the integrity of the structure
If the drywell is deemed not suitable based on either of these items,
the applicant must redesign the stormwater management plan for the
site, adhering to City Standards.
139
Parks Department Comments:
Dave Radeck, dave.radeck@cityofaspen.com
David Coon, david.coon@cityofaspen.com
• Move snow melted sidewalk 5’ away from trunk of tree on Aspen Street
entrances – tree is #6917 on the City of Aspen tree inventory
• Move water line to west property line, well outside of tree dripline
• We will want to see the CMP, once it becomes available to verify that all
the Parks concerns have been addressed
• Parks would prefer the sidewalk into the house on Aspen Street to be
moved out from the dripline of the tree to minimize impacts to the roots
• Floating sidewalk will be required for both of these walkways
140
From:Denise Diers
To:Sarah Yoon
Subject:Re: Historic Preservation Project: 134 E. Bleeker
Date:Wednesday, March 4, 2020 7:45:10 PM
Attachments:image001.png
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image003.png
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I am not able to get you anything formal by 3 tomorrow, except for this email.
My comments are primarily related to the reduction of parking spaces, as there are currently 3
spaces to park: a space from the alley, on the west side of Barn/ADU, as well as a full size
space in the barn/garage, plus the driveway to the garage. In the plans, I see the only proposed
space is in the garage/barn, and is only designed for a small car - quite inappropriate when the
new owner drives a Cadillac Escalade, and as most owners have large SUVs these days. HPC
has already approved, (and/or given variances), to have only one car parking space for the 3
redeveloped homes on the other end of the Alley, which has created issues with alley parking,
snow removal, and in my opinion - emergency response to my home in the Alley, when
owners, their service providers and contractors all deem the alley the best place to park
(whether its for a few hours, a day, a month..... Street parking is also limited in this area with
the Yellow Brick at the west end of alley, the Red Brick, and the Community Church across
Aspen Street from 134 E Bleeker. Even Ecos Car Steamwash appears to have set up his
business on Aspen Street, a half block towards Hallam, in this block, since being evicted from
the Conoco Station when it was closed for redevelopment. He even at times has parked his van
in the street, blocking the lane, while he worked, for up to a day.
The applicant needs to create a full size parking space in the Barn/garage, which may require
an angled entry from the alley, as well as to keep the other space on the west end, that is not
visible from either Aspen, Bleeker or Hallam St, only from the alley, whether it is historically
correct or not. Times have changed, including the average number of vehicles per household,
as well as their size. Current zoning requires 2 parking spaces, so let's not issue anymore
parking variances in this 2 block+ area. It is a very congested area that really does not have
additional space for more residential home parking variances.
This doesn't even address the concerns on the elimination of the ADU, which has been used by
4 different local professionals as their home, since it was completed in 1992. Isn't this going
the wrong direction for local employee housing. 2 of these individuals still provide a n
important service to the Town, witth one required to be on call at the hospital for surgical
emergencies and within 20 minutes max. The other is currently an executive with the Aspen
Institute. This small ADU created a place for them to remain and thrive in the community,
while offering invaluable services. Now we just have an empty unit that is seriously affecting
the Town's Canary initiative as the lights burn all day and night, no matter whether the owners
are in town or not. The light pollution as well as the required energy is disheartening. Can't
really enjoy the night sky any more from my back yard. This is also hampered by the 100%
night lighting on all the redeveloped homes in the alley - is this a new code requirement? Or
just the big city mentality?
I will provide more formal comments and photos before next weeks hearing.
Thank you Sarah.
Warm regards,
Denise Diers
EXHIBIT C - PUBLIC COMMENTS
141
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
January 17, 2020
Historic Preservation Commission
c/o Aspen City Hall
130 South Galena Street, 3rd Floor
Aspen, CO 81611
Re: 134 East Bleeker Street Conceptual HPC Review, Temporary Relocation, Variations
for Existing Historic Buildings, and Parking
Dear HP Staff and HPC,
Please accept this application for Conceptual Major Development Review, including a request to
excavate the crawl space underneath the landmark, reduce parking dimensions for an onsite
parking space and a reduction of one onsite parking space. 134 East Bleeker Street is a 4,500sf lot
located on the northwest corner of Bleeker and Aspen Streets. The small property contains two
historic resources that were relocated from East Main Street in the 1960s. In 1992 a major
remodel was undertaken by the owners and Poss Architecture and Planning. The proposal is to
remove the non-historic 1990s addition, expand the basement, and rebuild a compliant addition
between the two resources. An existing voluntary ADU, that is not required to be occupied, is
proposed to be removed – the property is proposed to be a single family home.
Figure 1: Current photographs of 134 East Bleeker Street.
Page 1 of 75
142
Page 2 of 6
Background
The buildings were constructed between 1886 and 1890 based on Sanborn Maps. According to
Building Department records, the two historic resources at 134 East Bleeker Street were moved in
1962 from 418 East Main Street. Sanborn Maps below confirm this information and show that
the relationship between the primary and secondary resources is maintained at 134 East Bleeker
Street – the primary resource faces the street with a front yard setback and the barn is located on
the alley/rear property line. A comparison of the footprints from the 1898 map to the 1904 map
show that the gable end on the east elevation and the front porch were extended during this time.
The shed roof addition to east elevation of the barn (aka carriage house) was added between 1898
and 1904 as well.
Figure 2: 1898 Sanborn Map
Figure 3: 1904 Sanborn Map, note the footprint changes
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143
Page 3 of 6
Historic photographs in the Aspen Historical Society archives show the barn building with shed
roof addition shown on the 1904 map. We have been unable to find a clear view of the primary
resource from Main Street. The photographs seem to imply that both buildings may have been
historically unpainted.
Figure 4: Photograph courtesy Aspen Historical Society.
Figure 5: Photograph courtesy Aspen Historical Society
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144
Page 4 of 6
A permit was filed in 1970 to add new cedar siding, but it is unclear which structure received new
siding.
In 1992 approval was granted to remodel and convert that barn/carriage house into an accessory
dwelling unit. The voluntary ADU received a 134sf floor area bonus and a parking waiver. In 1992,
HPC approved the new addition and exterior changes to the barn including variations for the barn
and the 1990s addition. A resolution was never recorded to memorialize the variations granted to
the barn and the 1990s addition.
Proposal
Figure 6: Photograph courtesy Denver Public Library, 1888-1890.
Figure 7: Proposed east elevation.
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145
Page 5 of 6
The project proposes to remove the
1990s addition and replace it with a
compatible addition that meets the
current design guidelines and
complies with R-6 zone district
requirements. A one story
connecting element is proposed to
restore the form of the north facing
gable end. The new two story
addition, with second floor setback
facing Aspen Street, is a simple gable
roof form that relates strongly to
both landmarks on the property. An
existing basement is proposed to be
expanded as recommended by the
design guidelines. The existing
location of both historic resources is
not proposed to change. There are
no FAR Bonus or new setback
variations requested.
The barn will continue to function as a garage with living space on the ground level and living
space on the second level. The voluntary ADU is proposed to be removed and the barn is proposed
to be connected to the new addition. The existing curb cut on Aspen Street is required to be
removed – the garage will be accessed from the alley. The one story shed roof addition to the
barn was rebuilt in the 1990s and is the location of the garage door to access the single stall
parking space. A reduction of the parking space dimensions for the garage space, and a reduction
of onsite parking from two spaces to one space is requested. The barn is currently located within
the 5’ setback for garage and 10’ setback for living space. The proposal does not move the barn
or excavate beneath the barn. Because there was no HPC resolution recorded in 1992, we
recommend clarifying the setback variations for the barn as part of this application.
New street trees are proposed along Aspen Street where the curb cut is currently located (and will
be vacated). Existing trees are protected as required by the Parks Department. A preliminary
drainage plan, conceptual landscape plan and preliminary material palette are provided in the
application.
Thank you for reviewing this application. A physical model will be presented to the HPC during
the public hearing for this project. Please reach out if you need additional information to complete
your review.
Sincerely,
Sara Adams, AICP
Figure 8: Proposed corner view.
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146
Page 6 of 6
Exhibits
A – HP Conceptual, Relocation, and Existing Conditions Variations Review Criteria
B – Parking Reduction
C – Pre application summary
D – Agreement to Pay
E – Land Use application
F – HOA form
G – Authorization to represent
H – Proof of ownership
I – Vicinity Map
J – Mailing List
K – Streetscape context images
L – Drainage report
M - Drawing set including stamped survey, renderings
*a physical model will be presented to HPC
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147
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Exhibit A –Conceptual HP Review
26.415.060.A Approvals Required. Any development involving properties designated on the aspen
Inventory of Historic Landmark Sites and Structures, as an individual property or located within the
boundaries of a Historic District, unless determined exempt, requires the approval of a development
order and either a certificate of no negative effect or a certificate of appropriateness before a building
permit or any other work authorization will be issued by the City. HPC shall provide referral comments
for major projects to rights of way located within the boundaries of a Historic District.
Response: Applicable Design Guidelines are addressed below:
Streetscape
1.1 All projects shall respect the historic development pattern or context of the block, neighborhood
or district.
• Building footprint and location should reinforce the traditional patterns of the neighborhood.
• Allow for some porosity on a site. In a residential project, setback to setback development is
typically uncharacteristic of the historic context. Do not design a project which leaves no useful
open space visible from the street.
Response – The victorian and barn are not proposed to be moved. The existing footprint reinforces the
development patterns in the West End. The proposed addition is significantly setback from the street and
the historic facades to allow porosity and open space on the site facing Aspen 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.
Response – The character defining cottonwood street trees are protected, and additional street trees
are proposed as directed by the Parks Department. The new street trees will be located in the right of
way along Aspen Street and will fill in the gap created by the curb cut and driveway (that will be removed
as part of this application).
1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the
original development of the site.
• Do not introduce new curb cuts on streets.
• Non-historic driveways accessed from the street should be removed if they can be relocated
to the alley.
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148
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Response – The non-historic driveway from Aspen street is proposed to be removed. Access is proposed
off the alley.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
• If an alley exists at the site, the new driveway must be located off it.
• Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for
driveways on Aspen Victorian properties.
Response – The driveway is proposed to be located off the alley.
1.5 Maintain the historic hierarchy of spaces.
• Reflect the established progression of public to private spaces from the public sidewalk to a
semi-public walkway, to a semi private entry feature, to private spaces.
Response – A simple walkway into the main entry is proposed from the sidewalk to the front porch. A
secondary walkway is proposed from Aspen Street to the proposed addition.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential
projects.
• Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical
of the period of significance.
• Use paving materials that are similar to those used historically for the building style and install
them in the manner that they would have been used historically. For example, on an Aspen
Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete,
brick or red sandstone are appropriate private walkway materials for most landmarks.
• The width of a new entry sidewalk should generally be three feet or less for residential
properties. A wider sidewalk may be appropriate for an AspenModern property.
Response – A simple walkway is proposed. Paving materials will be presented at Final Design Review.
1.7 Provide positive open space within a project site.
• Ensure that open space on site is meaningful and consolidated into a few large spaces rather
than many small unusable areas.
• Open space should be designed to support and complement the historic building.
Response – Open space is proposed in front of the addition facing Aspen Street. A generous front yard,
greater than the required 10 ft. front setback, is maintained in the proposal.
1.8 Consider stormwater quality needs early in the design process.
• When included in the initial planning for a project, stormwater quality facilities can be better
integrated into the proposal. All landscape plans presented for HPC review must include at
least a preliminary representation of the stormwater design. A more detailed design must be
reviewed and approved by Planning and Engineering prior to building permit submittal.
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149
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• Site designs and stormwater management should provide positive drainage away from the
historic landmark, preserve the use of natural drainage and treatment systems of the site,
reduce the generation of additional stormwater runoff, and increase infiltration into the
ground. Stormwater facilities and conveyances located in front of a landmark should have
minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
Response – A conceptual drainage plan is included for Engineering review in the application.
1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis.
Response – n/a.
1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere
with or block views of historic structures are inappropriate.
• Site furnishings that are added to the historic property should not be intrusive or degrade the
integrity of the neighborhood patterns, site, or existing historic landscape.
• Consolidating and screening these elements is preferred.
Response – A conceptual landscape plan is proposed for preliminary review. Built in furnishing are not
proposed at this time – the only yard faces Aspen Street and the City has strict zoning rules that prohibit
built in furnishing in a street facing yard.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
Response – Mature cottonwood trees that border the streets are protected and preserved. The large
silver maple tree in the front yard is to be protected as per Parks’ comments. Tree removals have been
discussed and preliminarily approved by the Parks Department during a site visit in early January.
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
over textured 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.
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• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the
property, in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited
patio where appropriate.
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building
must be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to
over plant either property, or remove all evidence of the landscape characteristics from before
the property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
Response – A simple landscape with traditional plantings is proposed.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
• Low plantings and ground covers are preferred.
• Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block
significant architectural features or views to the building. Hedgerows are not allowed as
fences.
• Consider mature canopy size when planting new trees adjacent to historic resources. Planting
trees too close to a landmark may result in building deteriorate or blocked views and is
inappropriate.
• Climbing vines can damage historic structures and are not allowed.
Response – No new planting material is proposed that will damage the historic structures. A detailed
landscape plan will be provided at Final Design Review.
1.14 Minimize the visual impacts of landscape lighting.
• Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen
Victorian properties unless an exception is approved by HPC based on safety considerations.
• Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a
case-by-case basis.
• Landscape light fixtures should be carefully selected so that they are compatible with the
building, yet recognizable as a product of their own time.
• Driveway lighting is not permitted on Aspen Victorian properties.
• Landscape uplighting is not allowed.
Response – Landscape lighting is not proposed as this time.
1.15 Preserve original fences.
• Fences which are considered part of the historic significance of a site should not be moved,
removed, or inappropriately altered.
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• Replace only those portions of a historic fence that are deteriorated beyond repair.
• Replacement elements must match the existing.
Response – The existing fence is not original and is proposed to be removed and replaced with a wood
fence. The design of the fence will be provided at Final HP review.
1.16 When possible, replicate a missing historic fence based on photographic evidence.
Response – n/a.
1.17 No fence in the front yard is often the most appropriate solution.
• Reserve fences for back yards and behind street facing façades, as the best way to preserve
the character of a property.
Response – n/a.
1.18 When building an entirely new fence, use materials that are appropriate to the building type
and style.
• The new fence should use materials that were used on similar properties during the period of
significance.
• A wood fence is the appropriate solution in most locations.
• Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen
Victorian landmarks unless there is evidence that a decorative fence historically existed on the
site.
• A modest wire fence was common locally in the early 1900s and is appropriate for Aspen
Victorian properties. This fence type has many desirable characteristics including
transparency, a low height, and a simple design. When this material is used, posts should be
simply detailed and not oversized.
Response – A simple wood fence is proposed. The design will be provided at Final HP review.
1.19 A new fence should have a transparent quality, allowing views into the yard from the street.
• A fence that defines a front yard must be low in height and transparent in nature.
• For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the
picket.
• For Post-WWII properties where a more solid type of fence may be historically appropriate,
proposals will be reviewed on a case-by-case basis.
• Fence columns or piers should be proportional to the fence segment.
Response – The fence will be 42” in height.
1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important
features of a designated building.
• A privacy fence should incorporate transparent elements to minimize the possible visual
impacts. Consider staggering the fence boards on either side of the fence rail. This will give
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the appearance of a solid plank fence when seen head on. Also consider using lattice, or other
transparent detailing on the upper portions of the fence.
• A privacy fence should allow the building corners and any important architectural features that
are visible from the street to continue to be viewed.
• All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B.
Response – n/a.
1.21 Preserve original retaining walls
• Replace only those portions that are deteriorated beyond repair. Any replacement materials
should match the original in color, texture, size and finish.
• Painting or covering a historic masonry retaining wall or covering is not allowed.
• Increasing the height of a retaining wall is inappropriate.
Response – n/a.
1.22 When a new retaining wall is necessary, its height and visibility should be minimized.
• All wall materials, including veneer and mortar, will be reviewed on a case by case basis and
should be compatible with the palette used on the historic structure.
Response – n/a.
1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be
reviewed on a case by case basis.
Response – The historic buildings are proposed to maintain grade similar to existing conditions.
1.24 Preserve historically significant landscapes with few or no alterations.
• An analysis of the historic landscape and an assessment of the current condition of the
landscape should be done before the beginning of any project.
• The key features of the historic landscape and its overall design intent must be preserved.
Response – The character defining cottonwood street trees are preserved and protected.
1.25 New development on these sites should respect the historic design of the landscape and its built
features.
• Do not add features that damage the integrity of the historic landscape.
• Maintain the existing pattern of setbacks and siting of structures.
• Maintain the historic relationship of the built landscape to natural features on the site.
• All additions to these landscapes must be clearly identifiable as recent work.
• New artwork must be subordinate to the designed landscape in terms of placement, height,
material, and overall appearance. Place new art away from significant landscape features.
• Avoid installing utility trenches in cultural landscapes if possible.
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Response – The simple historic design of the landscape is maintained in the proposal. Setbacks are
unchanged and significant trees are protected.
1.26 Preserve the historic circulation system.
• Minimize the impact of new vehicular circulation.
• Minimize the visual impact of new parking.
• Maintain the separation of pedestrian and vehicle which occurred historically.
Response – Parking is located off the alley in the garage.
1.27 Preserve and maintain significant landscaping on site.
• Protect established vegetation during any construction.
• If any tree or shrub needs to be removed, replace it with the same or similar species.
• New planting should be of a species used historically or a similar species.
• Maintain and preserve any gardens and/or ornamental planting on the site.
• Maintain and preserve any historic landscape elements.
Response – Important trees are to be preserved and protected as per Parks’ comments during the
January 7, 2020 site visit.
Restoration
Materials
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent
time, consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the
building.
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2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
• If the original material is wood clapboard for example, then the replacement material must be
wood as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the
replacement of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding
and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new
materials is inappropriate.
• Regardless of their character, new materials
obscure the original, historically significant
material.
• Any material that covers historic materials may
also trap moisture between the two layers. This
will cause accelerated deterioration to the
historic material which may go unnoticed.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair
the original, underlying material.
Response – The barn siding was removed and replaced
during the 1990s remodel based on photographs found in
a closet in the house (see photo at right). The existing
siding is not proposed to be replaced; however, a new
opening for a single stall garage is proposed facing the
alley.
Windows
3.1 Preserve the functional and decorative features of a historic window.
• Features important to the character of a window include its frame, sash, muntins/mullions,
sills, heads, jambs, moldings, operations, and groupings of windows.
• Repair frames and sashes rather than replacing them.
• Preserve the original glass. If original Victorian era glass is broken, consider using restoration
glass for the repair.
Figure 1: 1990s remodel photograph of barn.
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3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
• Enclosing a historic window is inappropriate.
• Do not change the size of an original window opening.
3.3 Match a replacement window to the original in its design.
• If the original is double-hung, then the replacement window must also be double-hung. If the
sash have divided lights, match that characteristic as well.
3.4 When replacing an original window, use materials that are the same as the original.
3.5 Preserve the size and proportion of a historic window opening.
• Changing the window opening is not permitted.
• Consider restoring an original window opening that was enclosed in the past.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
• A historic window often has a complex profile. Within the window’s casing, the sash steps back
to the plane of the glazing (glass) in several increments. These increments, which individually
only measure in eighths or quarters of inches, are important details. They distinguish the actual
window from the surrounding plane of the wall.
• The historic profile on AspenModern properties is typically minimal.
3.7 Adding new openings on a historic structure is generally not allowed.
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
• New windows should be similar in scale to the historic openings on the building, but should in
some way be distinguishable as new, through the use of somewhat different detailing, etc.
• Preserve the historic ratio of window openings to solid wall on a façade.
• Significantly increasing the amount of glass on a character defining façade will negatively affect
the integrity of a structure.
3.8 Use a storm window to enhance energy conservation rather than replace a historic window.
• Install a storm window on the interior, when feasible. This will allow the character of the original
window to be seen from the public way.
• If a storm window is to be installed on the exterior, match the sash design and material of the
original window. It should fit tightly within the window opening without the need for sub-
frames or panning around the perimeter. A storm window should not include muntins unless
necessary for structure. Any muntin should be placed to match horizontal or vertical divisions
of the historic window.
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Response – All existing windows in the historic house are proposed to remain at this point. A new opening
is proposed in the barn to provide access to the parking space. The current condition includes a curb cut
on Aspen Street that is required to be removed. The proposed connection between the new addition and
the barn is located on a non-street facing secondary façade (west elevation).
Doors
4.1 Preserve historically significant doors.
• Maintain features important to the character of a historic doorway. These include the door,
door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and
flanking sidelights.
• Do not change the position and function of original front doors and primary entrances.
• If a secondary entrance must be sealed shut, any work that is done must be reversible so that
the door can be used at a later time, if necessary. Also, keep the door in place, in its historic
position.
• Previously enclosed original doors should be reopened when possible.
4.2 Maintain the original size of a door and its opening.
• Altering its size and shape is inappropriate. It should not be widened or raised in height.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
4.4 When replacing a door or screen door, use a design that has an appearance similar to the original
door or a door associated with the style of the building.
• A replica of the original, if evidence exists, is the preferred replacement.
• A historic door or screen door from a similar building also may be considered.
• Simple paneled doors were typical for Aspen Victorian properties.
• Very ornate doors, including stained or leaded glass, are discouraged, unless photographic
evidence can support their use.
4.5 Adding new doors on a historic building is generally not allowed.
• Place new doors in any proposed addition rather than altering the historic resource.
• Greater flexibility in installing a door in a new location may be considered on rear or secondary
walls.
• A new door in a new location should be similar in scale and style to historic openings on the
building and should be a product of its own time.
• Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the
openings on a character defining façade negatively affects the integrity of a structure.
Figure 2: Historic side door.
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4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic
entry door.
• Match the material, frame design, character, and color of the primary door.
• Simple features that do not detract from the historic entry door are appropriate for a new
storm door.
• New screen doors should be in character with the primary door.
4.7 Preserve historic hardware.
• When new hardware is needed, it must be in scale with the door and appropriate to the style
of the building.
• On Aspen Victorian properties, conceal any modern elements such as entry key pads.
Response – Original door openings are preserved on both historic landmarks.
Porch
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material
and spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use
dimensions and characteristics found on comparable buildings. Keep style and form simple
with minimal, if any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
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5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
Response – The historic front porch on the main two story historic landmark is not proposed to change.
Architectural Details
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized
preservation methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to
preserve the integrity of the original design intent, such as crisp edges, rather than to retain
heavily deteriorated material.
6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize
damage to the original material.
• Document its location so it may be repositioned accurately. Always devise methods of
replacing the disassembled material in its original configuration.
6.3 Remove only the portion of the detail that is deteriorated and must be replaced.
• Match the original in composition, scale, and finish when replacing materials or features.
• If the original detail was made of wood, for example, then the replacement material should be
wood, when feasible. It should match the original in size and finish.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence,
develop a compatible new design that is a simplified interpretation of the original, and
maintains similar scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
• Where scars on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in
character to related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is
no documentation is inappropriate.
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Response – Architectural details will be repaired as needed.
Roof
7.1 Preserve the original form of a roof.
• Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen
from the street.
• Retain and repair original and decorative roof detailing.
• Where the original roof form has been altered, consider restoration.
7.2 Preserve the original eave depth.
• Overhangs contribute to the scale and detailing of a historic resource.
• AspenModern properties typically have very deep or extremely minimal overhangs that are key
character defining features of the architectural style.
7.3 Minimize the visual impacts of skylights and other rooftop devices.
• Skylights and solar panels are generally not allowed on a historic structure. These elements
may be appropriate on an addition.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
• Direct vents for fireplaces are generally not permitted to be added on historic structures.
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.6 A new dormer should remain subordinate to the historic roof in scale and character.
• A new dormer is not appropriate on a primary, character defining façade.
• A new dormer should fit within the existing wall plane. It should be lower than the ridgeline
and set in from the eave. It should also be in proportion with the building.
• The mass and scale of a dormer addition must be subordinate to the scale of the historic
building.
• While dormers improve the livability of upper floor spaces where low plate heights exist, they
also complicate the roof and may not be appropriate on very simple structures.
• Dormers are not generally not permitted on AspenModern properties since they are not
characteristics of these building styles.
7.7 Preserve original roof materials.
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• Avoid removing historic roofing material that is in good condition. When replacement is
necessary, use a material that is similar to the original in both style as well as physical qualities
and use a color that is similar to that seen historically.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for
a secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original
seaming.
7.9 Avoid using conjectural features on a roof.
• Adding ornamental cresting, for example, where there is no evidence that it existed, creates a
false impression of the building’s original appearance, and is inappropriate.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
Response – The primary historic resource gable end facing north is restored with the proposed one story
connecting element.
Historic Barn
8.1 If an existing secondary structure is historically significant, then it must be preserved.
• When treating a historic secondary building, respect its character-defining features. These
include its materials, roof form, windows, doors, and architectural details.
• If a secondary structure is not historically significant, then its preservation is optional. The
determination of significance is based on documentation of the construction date of the
outbuilding and/or physical inspection. A secondary structure that is related to the period of
significance of the primary structure will likely require preservation.
Response – The barn is preserved.
8.2 Preserve a historic secondary building as a detached structure.
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• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure should be maintained except when HPC finds that
an alternative is the best preservation option.
• Some AspenModern properties incorporated garages and carports into the architecture. This
pattern should be maintained.
Response – The barn is proposed to have a very minimal hallway attachment on the west elevation.
Currently, the barn functions as parking on the ground level and an affordable housing unit of the upper
level. The housing unit is to be removed. Connecting the structure to the addition is minimally intrusive,
does not block any character defining features, and creates a better and more function living situation
for the entire project.
8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping
with its original character as a utilitarian structure.
• Most secondary structures are basic rectangular solids, with simple finishes and no
ornamentation.
Response – n/a.
8.4 When adding on to a secondary structure, distinguish the addition as new construction and
minimize removal of historic fabric.
• Additions to a secondary structure must be smaller in footprint than the original building and
lower in height. Maintaining the overall mass and scale is particularly important.
• Do not alter the original roof form.
• An addition must be inset from the corners of the wall to which it attaches.
Response – A small hallway connection is setback from the street to visually create the effect that the
barn is detached from the main historic home.
8.5 Preserve the original building materials, or match in kind when necessary.
Response – It appears from photographs that there is limited to no original building materials let.
Existing materials are proposed to remain unless otherwise determined in the field during construction
with staff and monitor review.
8.6 Preserve original door and window openings and minimize new openings.
• If an original carriage door exists, and can be made to function for automobile use, this is
preferred.
Response – Original door and window openings are restored.
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Building additions
8.7 If a new garage door is added, it must be compatible with the character of the historic structure.
• The materials and detailing should be simple.
Response – A new simple garage door is added facing the alley in the non-historic lean-to shed roof
addition to the barn.
8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged.
• The reuse of any secondary structure should be sensitive so that its character is not lost.
Response – The barn is incorporated into the overall use of the property as a single family home.
10.1 Preserve an older addition that has achieved historic significance in its own right.
Response – n/a.
10.2 A more recent addition that is not historically significant may be removed.
• For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to
determine which portions of a building are historically significant and must be preserved.
• HPC may insist on the removal of non-historic construction that is considered to be detrimental
to the historic resource in any case when preservation benefits or variations are being
approved.
Response – The 1990s addition does not meet the design guidelines and is proposed to be removed and
replaced. n
10.3 Design a new addition such that one’s ability to interpret the historic character of the primary
building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a
new faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
Response – The new addition is a two story gable roof form located between the two historic landmarks.
The addition is connected with a one story flat roof element, and the second story is further setback xx
sf from the main level façade facing Aspen Street. Form and materials relate strongly to the landmarks
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while fenestration is more contemporary in nature. The proposed addition restores the north gable end
of the primary landmark by proposing a one story flat roof connection below the eave.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against
the addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade
floor area of the original historic resource. All other above grade development must be
completely detached. HPC may consider exceptions to this policy if two or more of the following
are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic
resource and the proposed design is particularly sensitive to the scale and proportions
of the historic resource
o The project involves the demolition and replacement of an older addition that is
considered to have been particularly detrimental to the historic resource
o The interior of the resource is fully utilized, containing the same number of usable floors
as existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as
trees that must be preserved, Environmentally Sensitive Areas review, etc.
Response – Both historic resources are visually dominant on the 4,500sf property as viewed from both
Bleeker and Aspen Streets. Above grade the two historic resources are a total of 1,887 sf (1,062sf
primary landmark and 825sf barn). The proposed above grade square footage including the connecting
elements is 1,400sf. The historic landmark square footage for both resources is added together because
the entire property is proposed to be connected. Should HPC consider this project to not meet the 1:1
rule in Guideline 10.4, the following exceptions are met:
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.
The new addition is rectangular and closely related to traditional simple forms from the 19th
century. The design is 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.
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164
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
The existing addition proposed for removal is not sensitive to the landmark, does not meet the
design guidelines, and obscures the north facing historic gable end.
o The interior of the resource is fully utilized, containing the same number of usable floors
as existed historically.
The interior of the 1 ½ story landmark is utilized.
o The project is on a large lot, allowing the addition to have a significant setback from the
street
The property is 4,500 sf in size and contains two landmarks; however the addition is setback from
the street more than the required setbacks for the zone district.
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed.
The FAR Bonus is not requested. The only variance request is related to the size of a parking
space, and a request for reduced onsite parking from two spaces to one.
o The property is affected by non-preservation related site specific constraints such as
trees that must be preserved, Environmentally Sensitive Areas review, etc.
Significant trees and associated driplines prohibit shifting the building toward Bleeker Street.
10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one
story tall, directly behind that resource, unless completely detached above grade by a distance of at
least 10 feet.
HPC may consider exceptions to this policy if two or more of the following are met:
• The connector element that links the new and old construction is a breezeway or transparent
corridor, well recessed from the street facing side(s) of the historic resource and the area of
two story construction that appears directly behind the one story historic resource is minimal
• The footprint of the new addition is closely related to the footprint of the historic resource and
the proposed design is particularly sensitive to the scale and proportions of the historic
resource
• The project involves the demolition and replacement of an older addition that is considered to
have been particularly detrimental to the historic resource
• The interior of the resource is fully utilized, containing the same number of usable floors as
existed historically
• There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
• The project is proposed as part of a voluntary AspenModern designation, or
• The property is affected by non-preservation related site specific constraints such as trees that
must be preserved, Environmentally Sensitive Areas review, etc.
Response – n/a. Both landmarks are 1 ½ stories.
10.6 Design a new addition to be recognized as a product of its own time.
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165
Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• An addition shall be distinguishable from the historic building and still be visually compatible
with historic features.
• A change in setbacks of the addition from the historic building, a subtle change in material, or
a modern interpretation of a historic style are all techniques that may be considered to help
define a change from historic construction to new construction.
• Do not reference historic styles that have no basis in Aspen.
• Consider these three aspects of an addition; form, materials, and fenestration. An addition
must relate strongly to the historic resource in at least two of these elements. Departing from
the historic resource in one of these categories allows for creativity and a contemporary design
response.
• Note that on a corner lot, departing from the form of the historic resource may not be allowed.
• There is a spectrum of appropriate solutions to distinguishing new from old portions of a
development. Some resources of particularly high significance or integrity may not be the right
instance for a contrasting addition.
Response – The new addition is primarily a sloped roof with flat roof one story connections to the new
addition between both the primary landmark and the barn. The addition is setback from the barn and
the primary historic resource on the main level, with a greater setback on the second level. The form and
materials of the addition are strongly related to the landmarks. Fenestration is proposed to reflect the
addition as a product of its own time, while still relating to the historic resources.
10.7 When planning an addition to a building in a historic district, preserve historic alignments on
the street.
• Some roof lines and porch eaves on historic buildings may align at approximately the same
height. An addition can not be placed in a location where these relationships would be altered
or obscured.
Response – n/a.
10.8 Design an addition to be compatible in size and scale with the main building.
• An addition that is lower than, or similar to the height of the primary building, is preferred.
Response – The addition is similar in height to the two historic resources. The design team explored a
lower flat roof, but the design guidelines push corner lots to have a gable roof (which increases the
height of the addition to accommodate the second floor). Both historic resources have cross gable roof
forms which are highlighted by the simple singular gable form proposed.
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.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
• In all cases, the connector must attach to the historic resource underneath the eave.
• The connector shall be a minimum of 10 feet long between the addition and the primary
building.
• Minimize the width of the connector. Ideally, it is no more than a passage between the historic
resource and addition. The connector must reveal the original building corners. The connector
may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and width and
accessed by a secondary pathway. See guideline 4.1 for further information.
Response – The addition is setback from significant facades and a one story connector is proposed. The
connecting element is 10’ in length to maintain separation from the barn at the rear of the property. The
historic resource cannot be shifted to the south toward Bleeker Street due to significant tree roots in the
front yard.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are
approved based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter
the exterior mass of a building.
Response – The addition is located to the rear of the primary building. The existing basement is proposed
to be enlarged to push floor area under the resource as much as possible.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited,
but the addition is primarily a pitched roof.
Response – A simple traditional gable roof is proposed. A flat roof connecting element is proposed as
secondary roof form to link the addition to the resources.
10.12 Design an addition to a historic structure that does not destroy or obscure historically important
architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
Response – n/a. The addition does not obscure historically important features, but rather
highlights and restores character defining features.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Relocation
10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the
historic building.
Response – n/a.
10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of
the historic resource.
• Set the addition back from street facing façades a distance approximately equal to its height.
Response – n/a.
10.15 The roof form of a rooftop addition must be in character with the historic building.
Response – n/a.
26.415.090. Relocation of designated historic properties.
The intent of this Chapter is to preserve designated historic properties in their original locations as much
of their significance is embodied in their setting and physical relationship to their surroundings as well as
their association with events and people with ties to particular site. However, it is recognized that
occasionally the relocation of a property may be appropriate as it provides an alternative to demolition
or because it only has a limited impact on the attributes that make it significant.
C. Standards for the relocation of designated properties. Relocation for a building, structure or object
will be approved if it is determined that it meets any one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is
located and its relocation will not have an adverse impact on the Historic District or property;
or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect
the integrity of the Historic District in which it was originally located or diminish the historic,
architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation;
2. An appropriate receiving site has been identified; and
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security.
Response - The resources are proposed to remain in their current locations, but the basement is proposed
to be enlarged to accommodate more floor area below grade.
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.
Response – At this time, the building is proposed to be underpinned and excavated in situ.
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures than those
in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that buildings were
placed on the site historically, and the open yards visible from the street are characteristics that
should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a building
relocation.
• In some cases, the historic significance of the structure, the context of the site, the construction
technique, and the architectural style may make on-site relocation too impactful to be
appropriate. It must be demonstrated that on-site relocation is the best preservation alternative
in order for approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original exterior
surface of the building above grade, it is not an appropriate preservation option.
Response – n/a.
9.3 Site a relocated structure in a position similar to its historic orientation.
• It must face the same direction and have a relatively similar setback. In general, a forward
movement, rather than a lateral movement is preferred. HPC will consider setback variations
where appropriate.
• A primary structure may not be moved to the rear of the parcel to accommodate a new building in
front of it.
• Be aware of potential restrictions against locating buildings too close to mature trees. Consult with
the City Forester early in the design process. Do not relocate a building so that it becomes
obscured by trees.
Response – n/a.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
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.
Response – n/a.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a
miner’s cottage where there is no evidence that one existed historically is out of character and
is not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut
of the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure preservation
of the design intent.
Response – The foundation will be similar to the existing condition. A detail will be provided at Final HP
Review.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining
features, such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from a
street.
• Lightwells that face a street must abut the building foundation and generally may not “float” in
the landscape except where they are screened, or on an AspenModern site.
Response – Egress is consolidated into one lightwell located interior to the lot. The lightwell does not
face the street. Either terracing or a glass railing are proposed around the lightwell. Details will be
provided at Final HP Review.
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.
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Existing variations for historic barn
• 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.
Response – The building is not proposed to be relocated. The existing basement is proposed to expand
into an existing crawl space under the landmark.
9.8 Proposals to relocate a building to a new site are highly discouraged.
• Permanently relocating a structure from where it was built to a new site is only allowed for
special circumstances, where it is demonstrated to be the only preservation alternative.
Response – n/a.
26.415.110.C. Variations. Dimensional variations are allowed for projects involving designated
properties to create development that is more consistent with the character of the historic property or
district than what would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variations of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Response – The request for variations is limited to the existing location of the historic barn. The 1990s HPC
approval never concluded with a resolution memorializing the setback variations. We request the ability
to recognize the setback variations for the existing location of the historic barn. As shown on the Sanborn
Maps in the cover letter to this application, the building was originally located on the rear property line on
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Exhibit A
Conceptual Design Review + Relocation + Existing Conditions
134 East Bleeker St.
Main Street. The relationship between the primary house and the barn was maintained when it was
relocated to Bleeker Street in the 1960s. The existing rear setback is 1’ 8” where 5’ is required for garage
and 10’ is required for living space; and the existing east side setback is 1’9” where 5’ is required.
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970 923 3088
BRIKOR ASSOCIATES
20 Sunset Drive, Unit 1
Basalt, Colorado 81621
WWW.BRIKOR.COM
134 Bleeker Construction Sequence
• Hold site meeting with HPC monitor and review proposed scope & sequence of
construction
• Identify all historic elements on existing structure as directed by HPC monitor
• Protect existing elements that remain on existing structure as approved by HPC monitor
• Remove and package historic elements that require removal as approved by HPC monitor
• Fence site
• Protect all trees and utilities and adjacent properties
• Demo and remove all non-historic elements
• Shore the interior of the structure
• Shore the perimeter of the foundation excavation area
• Raise the existing structure above the existing foundation and support outside or on top of
the new shoring system
• Excavate under the existing structure
• Build new foundation (footings and walls) for existing structure
• Waterproof new foundation
• Build new floor assembly for existing structure
• Lower the existing structure on the new foundation assembly
• Backfill the excavation
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Exhibit B
Parking
134 East Bleeker St.
Exhibit B – Parking Review
26.515.050 Meeting Parking Requirements
Parking Requirements are subject to the following standards:
4. For properties listed on the Aspen Inventory of Historic Landmark Sites and Structures, a waiver
of the Parking Requirement may be approved, pursuant to Chapter 26.430, Special Review, and
according to the review criteria set forth below.
26.515.060.C. Review Criteria. All development and redevelopment projects are required to submit a
Mobility Plan, which shall include and describe a project’s mitigations for TIA and Parking
Requirements. The Engineering, Transportation, and Community Development Department staff shall
determine whether the project conforms to this Chapter requirements using the following standards:
1. Project TIA and the resulting mitigation program meets requirements for exempt, minor or
major project categories as outlined in the TIA Guidelines.
Response – Single family residential is exempt from TIA requirements.
2. Project provides full mitigation for the Parking Requirements pursuant to Section 26.515.050.
Response – 2 onsite parking spaces are required, and only 1 parking space fits on the site.
There is a historic barn located on the alley that takes up the entire length of the lot
frontage, as the lot is only 45 feet wide. A reduction of 1 parking space is requested.
3. If existing development is expanded, additional Parking Requirements shall be provided for
that increment of the expansion.
Response – n/a.
4. If existing development is redeveloped, on-site parking deficits may not be maintained unless
all parking, or at least 20 spaces are provided as Public Parking.
Response – n/a.
26.430.040.D Special Review/ Off street parking requirements. Whenever a special review is
conducted to determine a change in the off-street parking requirements, it shall be considered in
accordance with the standards set forth at Chapter 26.515.
26.515.080 Special Review Standards. Whenever the transportation, mobility, and parking impacts of a
proposed development are subject to special review, an application shall be processed as a special review
in accordance with the common development review procedures set forth in Chapter 26.304 and be
evaluated according to the following standards. Review is by the Planning and Zoning Commission.
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Exhibit B
Parking
134 East Bleeker St.
If the project requires review by the Historic Preservation Commission and the Community Development
Director has authorized consolidation pursuant to Subsection 26.304.060.B, the Historic Preservation
Commission shall approve, approve with conditions or disapprove the special review application.
A special review for establishing, varying or waiving transportation, mobility, or off-street parking
requirements may be approved, approved with conditions or denied based on its conformance with all
of the following criteria:
1. The transportation, mobility, and off-street parking needs of the residents, customers,
guests and employees of the project have been met, taking into account potential uses of
the parcel, the projected traffic generation of the project, any shared parking opportunities,
expected schedule of parking demands, the projected impacts on the on-street parking of
the neighborhood, the proximity to mass transit routes and the downtown area and any
special services, such as vans, provided for residents, guests and employees.
Response: 134 East Bleeker Street is located one block off Main Street and two blocks west of the
downtown Commercial Core. The property is proposed to be a single family residence. The proximity
of the property to downtown and the limited area for onsite parking due to the historic barn, factor
into this request.
2. An on-site mitigation solution meeting the requirements and guidelines is practically
difficult or results in an undesirable development scenario.
Response: An onsite mitigation solution is impossible considering the requirement to remove the
existing curb cut from Aspen Street. Removing the curb cut limits the ability to park cars within the
barn and maintain the barn as living space on the upper level. A surface parking space does not fit
due to utility requirements and the proposed addition.
3. Existing or planned on-site or off-site facilities adequately serve the needs of the
development, including the availability of street parking.
Response: The proposed onsite parking space serves the needs of the single family home and
encourage the residents to consider other forms of transportation such as biking, walking, Wecycle
located a block away at the Red Brick or at Paepcke Park, or using the Downtowner.
26.415.110.D. Parking. Onsite parking reductions are permitted for designated historic properties
unable to contain the number of parking spaces required by the underlying zoning due to the existence
of a historic resource. In these circumstances, alternative mitigation in the form of cash-in-lieu,
pursuant to Chapter 26.515, maybe accepted by HPC for commercial development. HPC may waive
cash-in-lieu for residential development. 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.
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Exhibit B
Parking
134 East Bleeker St.
Response: A historic barn is located along the alley and restricts the ability to meet onsite parking
requirements. The requirement to remove the curb cut on Aspen Street further restricts the
ability to park onsite. We respectfully request the reduction of one parking space and a waiver of
the parking cash in lieu fee. Reducing the parking requirement avoids additional massing on the
barn which enhances the form of this historic barn building. There is no FAR bonus requested and
the only variations are related to the existing location of the historic barn and the size of a parking
space within the Barn. Considering the compliance with the underlying zone district, removal of
a non-historic addition, and adherence to the design guidelines, a waiver of the parking space
cash in lieu of $38,000 is requested.
Variance to parking dimensions:
26.314.040 Standards applicable to variances.
A. In order to authorize a variance from the dimensional requirements of Title 26, the appropriate
decision - making body shall make a finding that the following three circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals, objectives and
policies of this Title and the Municipal Code; and
2. The grant of variance is the minimum variance that will make possible the reasonable use
of the parcel, building or structure; and
3. Literal interpretation and enforcement of the terms and provisions of this Title would
deprive the applicant of rights commonly enjoyed by other parcels in the same zone district
and would cause the applicant unnecessary hardship, as distinguished form mere
Figure 1: Existing condition showing barn on alley with access from Aspen Street.
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Exhibit B
Parking
134 East Bleeker St.
inconvenience. In determining whether an applicant’s rights would be deprived, the Board
shall consider whether either of the following conditions apply:
a. There are special conditions and circumstances which are unique to the parcel,
building or structure, which are not applicable to other parcels, structures or
buildings in the same zone district and which do not result from the actions of the
applicant; or
b. Granting the variance will not confer upon the applicant any special privilege denied
by the terms of this Title and the Municipal Code to other parcels, buildings or
structures, in the same zone district.
Each off-street parking space shall consist of an open area measuring eight and one half (8½) feet
wide by eighteen (18) feet long and seven (7) feet high with a maximum longitudinal slope of twelve
percent (12%) and a maximum cross slope of five percent (5%).
Response: The proposed parking space is 15’ 1” deep and 8’ side in order to fit into the existing
shed roof addition. The grant of variance is consistent with the goals of the Municipal Code which
recognize that historic properties pose special conditions that require flexibility in meeting strict
requirements. The intent of the Code to require onsite parking is clearly met with one onsite
parking space, but the depth of the space is short of the required 18 feet, and the width is inches
less than the requirement. A car will still fit within the historic barn, just a smaller car.
The proposal utilizes an existing historic barn and removes a non-compliant curb cut on Aspen
Street. The only way to access the barn for parking is via the alley, as required by Code, however
the depth of the barn is less than 18 feet. The applicant team explored a diagonal parking space
to meet depth requirements; however this resulted in a much wider door in the historic building
which conflicts with the Historic Preservation Design Guidelines. This is a true hardship that is
unique to 134 East Bleeker and does not result from the actions of the application.
The grant of a variance for the parking space dimensions is the minimum needed to successfully
park a car within the historic barn.
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PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com
DATE: January 02, 2020
PROJECT LOCATION: 134 E. Bleeker Street
REQUEST: Major Development and Relocation
DESCRIPTION: 134 E. Bleeker Street is a 4,500 square foot corner lot located in the R-6 zone district. The
property is a designated landmark and contains two Victorian era buildings that have been relocated to this
site from another location. Currently, the historic house facing East Bleeker Street is connected to a non-
historic addition built in the 1990s. The second historic resource sits behind the non-historic addition
towards the alley and received conditional use approval as an Accessory Dwelling Unit (ADU) in 1992. The
applicant plans to remove the ADU deed restriction on the secondary historic resource which will be a
separate administrative land use process (Section 26.520.090.C).
The applicant proposes to demolish the existing non-historic addition, underpin the historic home for
additional basement space, and construct a new above grade addition. There are plans to include
restoration and repair work with this scope of work. HPC review for Major Development and Relocation
are anticipated. Major Development is a two-step process, requiring the approval of Conceptual Design
and a Final Design.
Conceptual Design review will consider mass, scale and site plan. At this meeting, HPC may also consider
any dimensional variations requested by the applicant. Two on-site parking spaces are required for a single-
family home unless a parking reduction is requested as part of this application. Following Conceptual, staff
will inform City Council of the HPC decision, allowing them the opportunity to uphold HPC’s decision or
to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant
projects. Following Call Up, HPC will conduct Final Design review to consider landscape, lighting and
materials.
HPC will use the Historic Preservation Design Guidelines and the Land Use Code Sections that are
applicable to this project to assist with their determinations.
RELEVANT LAND USE CODE SECTIONS:
Section Number Section Title
26.304 Common Development Review Procedures
26.415.070.D Historic Preservation – Major Development
26.415.090 Relocation of Designated Historic Properties
26.415.110 Historic Preservation – Benefits
26.575.020 Calculations and Measurements
26.710.040 Medium-Density Residential (R-6)
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For your convenience – links to the Land Use Application and Land Use Code are below:
Land Use Application Land Use Code Historic Preservation Design Guidelines
Review by: Staff for completeness and recommendations
HPC for decisions
City Council for notice of the HPC Conceptual decision
Public Hearing: Yes, at Conceptual and Final
Neighborhood Outreach: No
Referrals: Staff will seek referral comments from the Building Department, Zoning,
Engineering and Parks regarding any relevant code requirements or
considerations. There will be no Development Review Committee
meeting or referral fees.
Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be
billed/ refunded at a rate of $325 per hour.) This fee will be due at
Conceptual and Final submittal.
Referral Agencies Fee: $0.
Total Deposit: $1,950.
APPLICATION CHECKLIST:
Below is a list of submittal requirements for HPC Conceptual and Final reviews.
At each review step, please submit one paper copy of the application to the City of Aspen Community
Development Department for an initial determination of completeness.
Completed Land Use Application and signed Fee Agreement.
Pre-application Conference Summary (this document).
Street address and legal description of the parcel on which development is proposed to occur, consisting
of a current (no older than 6 months) certificate from a title insurance company, an ownership and
encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all
owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements
affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.
Applicant’s name, address and telephone number in a letter signed by the applicant that states the
name, address and telephone number of the representative authorized to act on behalf of the applicant.
HOA Compliance form (Attached).
List of adjacent property owners for both properties within 300’ for public hearing.
An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.
Site improvement survey including topography and vegetation showing the current status, certified by a
registered land surveyor, licensed in the state of Colorado.
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A written description of the proposal (scope of work) and written explanation of how the proposed
development and any requests for variations or benefits complies with the review standards and design
guidelines relevant to the application.
A proposed site plan.
Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height,
massing, scale, proportions and roof plan; and the primary features of all elevations.
Supplemental materials to provide a visual description of the context surrounding the designated
historic property including photographs and other exhibits, as needed, to accurately depict location and
extent of proposed work.
For Conceptual, the following items will need to be submitted in addition to the items listed above:
Graphics identifying preliminary selection of primary exterior building materials.
A preliminary stormwater design.
For Final Review, the following items will need to be submitted in addition to the items listed above:
Drawings of the street facing facades must be provided at ¼” scale.
Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples
are preferred for the presentation to HPC.
A lighting plan and landscape plan, including any visible stormwater mitigation features.
Once the application for each review step is deemed complete by staff, the following items will
then need to be submitted:
1 digital PDF copy of the complete application packet.
1 set of all graphics printed at 11x17.
Total deposit for review of the application.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current
zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate.
The summary does not create a legal or vested right.
Page 39 of 75
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Page 40 of 75
181
exhibit DPage 41 of 75182
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 2 - Historic Preservation Land Use Application
PROJECT:
Name:
Location:
(Indicate street address, lot & block number or metes and bounds description of property)
Parcel ID # (REQUIRED)___________________________________________________________
Applicant:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:_______________________________________________
REPRESENTATIVE:
Name:
Address:
Phone #: _______________________Fax#:___________________E-mail:________________________________________________
TYPE OF APPLICATION: (please check all that apply):
Historic Designation
Certificate of No Negative Effect
Certificate of Appropriateness
-Minor Historic Development
-Major Historic Development
-Conceptual Historic Development
-Final Historic Development
-Substantial Amendment
Relocation (temporary, on
or off-site)
Demolition (total demolition)
Historic Landmark Lot Split
EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.)
___________________________________________________________________________________________________________
PROPOSAL: (description of proposed buildings, uses, modifications, etc.)
________________________________________________________________________________________________________
134 E Bleeker, Aspen CO 81612
2737-073-15-002
Good Property Company, P.O. Box 7668, Aspen CO 81612
970.710.7520 917.591.9645 josh@goodpropertycompany.com
Sara Adams, BendonAdams; Cristof Eigelberger, EAD; Mike Albert, DesignWorkshop
300 South Spring Street, Suite 202, Aspen CO 81611
970.925.2855 sara@bendonadams.com
Lot S and the East 1/2 of Lot R, Block 65, City and Townsite of Aspen, CO
Josh Gurwitz
Page 42 of 75
183
City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
General Information
Please check the appropriate boxes below and submit this page along with your application. This
information will help us review your plans and, if necessary, coordinate with other agencies that
may be involved.
YES NO
Does the work you are planning include exterior work; including additions, demolitions,
new construction, remodeling, rehabilitation or restoration?
Does the work you are planning include interior work, including remodeling,
rehabilitation, or restoration?
Do you plan other future changes or improvements that could be reviewed at this time?
In addition to City of Aspen approval for a Certificate of Appropriateness or No Negative
Effect and a building permit, are you seeking to meet the Secretary of the Interior’s
Standards for Rehabilitation or restoration of a National Register of Historic Places
Property in order to qualify for state or federal tax credits?
If yes, are you seeking federal rehabilitation investment tax credits in
Conjunction with this project? (Only income producing properties listed
on the National Register are eligible. Owner-occupied residential
properties are not.)
If yes, are you seeking the Colorado State Income Tax Credit for
Historical Preservation?
Please check all City of Aspen Historic Preservation Benefits which you plan to use:
Rehabilitation Loan Fund Conservation Easement Program Dimensional Variances
Increased Density Historic Landmark Lot Split Waiver of Park Dedication Fees
Conditional Uses Tax Credits
Exemption from Growth Management Quota System
Page 43 of 75
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City of Aspen Community Development Department
Aspen Historic Preservation Land Use Packet
City of Aspen|130 S. Galena Street.| (970) 920 5090 Historic Land Use Application Requirements, Updated: March 2016
ATTACHMENT 3 - Dimensional Requirements Form
(Item #10 on the submittal requirements key. Not necessary for all projects.)
Project:
Applicant:
Project
Location:
Zone District:
Lot Size:
Lot Area:
(For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high
water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the
Municipal Code.)
Commercial net leasable: Existing:__________Proposed:_________________
Number of residential units: Existing:__________Proposed:_________________
Proposed % of demolition: __________
DIMENSIONS: (write N/A where no requirement exists in the zone district)
Floor Area:
Height
Existing:_________Allowable:__________Proposed:________
Principal Bldg.: Existing:_________Allowable:__________Proposed:________
Accessory Bldg.: Existing:_________Allowable:__________Proposed:________
On-Site parking: Existing:_________Required:___________Proposed:________
% Site coverage: Existing:_________Required:___________Proposed:________
% Open Space: Existing:_________Required:___________Proposed:________
Front Setback: Existing:_________Required:___________Proposed:________
Rear Setback: Existing:_________Required:___________Proposed:________
Combined Front/Rear:
Indicate N, S, E, W Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Side Setback: Existing:_________Required:___________Proposed:________
Combined Sides: Existing:_________Required:___________Proposed:________
Distance between
buildings:
Existing:_________Required:___________Proposed:________
Existing non-conformities or encroachments and note if encroachment licenses have been issued:
_____________________________________________________________________________
_____________________________________________________________________________
Variations requested (identify the exact variances needed): ______________________________
______________________________________________________________________________
134 East Bleeker Street
Josh Gurwitz represented by BendonAdams, Eigelberger Architecture and Design and Design Workshop
134 East Bleeker Street, NW corner of Bleeker and Aspen Streets
R-6
4,500 sf4,500 sf
n/a
2 1
2,820
25'
25'
2
n/a
no limit
n/a n/a
10'
5' garage
/10' principal living
n/a n/a n/a
5'
5'
10'
5'
Page 44 of 75
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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 properly owner or Attorney representing the properly owner. Property Owner ("I"): Address of Property: (subject of application) Name: Otis Real Estate Holdings LLC c/o Good Property Company Email: josh@goodpropertycompany.com Phone No. 970.710.7520 134 E Bleeker, Aspen CO, 81611 I certify as follows: (pick one) @ fhis property is not subject to a homeowners association or other form of private covenant. D 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. D 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. 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: (~ . ~ ( kf 9,1rvL /J. ,vj 69 date: !"""'"~---+, !+-~-_ .. !._,_ ___ _ Owner printed name: Otis Real Estate Holdings LLC c/o Joshua Gurwitz, Good Property Company or, Attorney signature: ____________ date: ____ _ Attorney printed name: ___________ _ exhibit FPage 45 of 75186
exhibit GPage 46 of 75187
ALTA Commitment For Title Insurance
AUTHORIZED AGENT:
PITKIN COUNTY TITLE, INC.
601 E. HOPKINS AVE. 3
RD
FLOOR
ASPEN, COLORADO 81611
970-925-1766-PHONE
970-925-6527-FAX
877-217-3158-TOLL FREE
E-MAIL ADDRESS:
TITLE MATTERS: CLOSING MATTERS:
Nola Warnecke (nola@sopris.net) TJ Davis - (tjd@sopris.net)
Joy Higens - (joy@sopris.net)
Issued By
Home Office:
875 Concourse Parkway South, Suite 200
Maitland, FL 32751
Telephone (407) 629-5842
Page 47 of 75
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ALTA Commitment Form (6-17-06)
COMMITMENT FOR TITLE INSURANCE
ISSUED BY
WESTCOR LAND TITLE INSURANCE COMPANY
Westcor Land Title Insurance Company, a California Corporation,("Company"), for a valuable consideration,
hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the
Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the
land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with
the Requirements; all subject to the provisions of Schedule A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy
or policies committed for have been inserted in Schedule A hereof by the Company.
All liability and obligations under this Commitment shall cease and terminate within six (6) months after the
Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that
the failure to issue such policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, WESTCOR LAND TITLE INSURANCE COMPANY has caused its corporate
name and seal to be hereunto affixed and these presents to be signed in facsimile under authority of its by-laws
on the date shown in Schedule A.
Issued By: WESTCOR LAND TITLE INSURANCE COMPANY
Countersigned:
Authorized Signature
CO 1045 * *
Pitkin County Title, Inc.
601 E. Hopkins #3
Aspen, CO 81611
Page 48 of 75
189
CONDITIONS AND STIPULATIONS
1. The term "mortgage", when used herein, shall include deed of trust, trust deed or other security instrument.
2. If the Proposed Insured has or acquires actual knowledge of any defect, lien, encumbrance, adverse claim or
other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than
those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the
Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to
the extent the Company is prejudiced by failure to so disclose such knowledge. If the Proposed Insured shall
disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any
such defect, lien or encumbrance, adverse claim or other matter, the Company at its option may amend
Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from
liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations.
3. Liability of the Company under this Commitment shall be only to the named Proposed Insured and such
parties included under the definition of Insured in the form of policy or policies committed for and only for
actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements
hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest
or mortgage thereon covered by this Commitment In no event shall such liability exceed the amount stated
in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions
and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies
committed for in favor of the Proposed Insured which are hereby incorporated by reference and are made a
part of this Commitment except as expressly modified herein.
4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a
report of the condition of title. Any action or actions or rights of action that the Proposed Insured may have
or may bring against the Company arising out of the status of the title to the estate or interest or the status of
the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of
this Commitment.
5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000.00 or
less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review
a copy of the arbitration rules at http://www.alta.org.
Page 49 of 75
190
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date: September 30, 2019 at 8:00 AM Case No. PCT25399W3
2. Policy or Policies to be issued:
(a) ALTA Owner's Policy-(8/1/2016) Amount$ 6,650,000.00
Premium$ 10,986.00
Proposed Insured: Rate: Standard
OTIS REAL ESTATE HOLDINGS LLC
(b) ALTA Loan Policy-(8/1/2016) Amount$ 4,000,000.00
Premium$ 150.00
Proposed Insured: Rate: Companion
BANK OF AMERICA, N.A., IT'S SUCCESSORS AND/OR ASSIGNS, AS THEIR INTERESTS MAY
APPEAR
(c) ALTA Loan Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
3. Title to the FEE SIMPLE estate or interest in the land described or referred to in this Commitment is at the
effective date hereof vested in:
PAUL E. PENN and SUSAN W. PENN
4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is
described as follows:
LOT S AND THE EAST 1/2 OF LOT R, BLOCK 65, CITY AND TOWNSITE OF ASPEN
PITKIN COUNTY TITLE, INC. Schedule A-PG.1
601 E. HOPKINS, ASPEN, CO. 81611 This Commitment is invalid
970-925-1766 Phone/970-925-6527 Fax unless the Insuring
877-217-3158 Toll Free Provisions and Schedules
A and B are attached.
AUTHORIZED AGENT
Countersigned:
Page 50 of 75
191
SCHEDULE B - SECTION 1
REQUIREMENTS
The following are the requirements to be complied with:
ITEM (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the
estate or interest to be insured.
ITEM (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly
filed for record to-wit:
1. A current survey, certified to Pitkin County Title, Inc. and Westcor Land Title Insurance Company by a
Registered Colorado Land Surveyor must be delivered to, approved and retained by the Company
2. Duly executed and acknowledged Deed,
From : PAUL E. PENN and SUSAN W. PENN
To : OTIS REAL ESTATE HOLDINGS LLC
3. Evidence satisfactory to the Company that the Real Estate Transfer Tax as established by Ordinance No.
20 (Series of 1979) and Ordinance No. 13 (Series of 1990) has been paid or exempted.
4. Copy of the Registration duly stamped by the Secretary of State of the State of ___________ evidencing
registration of OTIS REAL ESTATE HOLDINGS LLC and Statement of Authority and a copy of the
Operating Agreement of OTIS REAL ESTATE HOLDINGS LLC evidencing the names and addresses of
the Members and/or Managers authorized to act on behalf of said Limited Liability Company.
5. Deed of Trust from : OTIS REAL ESTATE HOLDINGS LLC
to the Public Trustee of the County of PITKIN
for the use of : THE LENDER TO BE INSURED HEREUNDER
to secure : $4,000,000.00
6. Certificate of nonforeign status executed by the transferor(s). (This instrument is not required to be
recorded)
7. Completion of Form DR 1083 regarding the withholding of Colorado Tax on the sale by certain persons,
corporations and firms selling Real Property in the State of Colorado. (This instrument is not required to
be recorded)
8. Evidence satisfactory to the Company that the Declaration of Sale, Notice to County Assessor as required
by H.B. 1288 has been complied with. (This instrument is not required to be recorded, but must be
delivered to and retained by the Assessors Office in the County in which the property is situated)
Page 51 of 75
192
SCHEDULE B SECTION 2
EXCEPTIONS
The policy or policies to be issued will contain exceptions to the following unless the same are disposed of to
the satisfaction of the Company:
1. Rights or claims of parties in possession not shown by the public records.
2. Easements, or claims of easements, not shown by the public records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, any facts which a correct
survey and inspection of the premises would disclose and which are not shown by the public records.
4. Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law
and not shown by the public records.
5. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public
records or attaching subsequent to the effective date hereof but prior to the date the proposed insured
acquires of record for value the estate or interest or mortgage thereon covered by this Commitment.
6. Taxes due and payable; and any tax, special assessment, charge or lien imposed for water or sewer
service or for any other special taxing district.
7. Exceptions and reservations as set forth in the Act authorizing the issuance of the Patent for the City and
Townsite of Aspen recorded March 1, 1897 in Book 139 at Page 216.
8. Reservations and exceptions as set forth in the Deed from the City of Aspen recorded January 11, 1888 in
Book 59 at Page 277 providing as follows: "That no title shall be hereby acquired to any mine of gold,
silver, cinnabar or copper or to any valid mining claim or possession held under existing laws".
9. Terms, conditions, provisions and obligations as set forth in Accessory Dwelling Unit Deed Restriction
recorded July 15, 1992 as Reception No. 346778 in Book 683 at Page 592.
10. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 25, Series of 1992
by the City Council of the City of Aspen recorded December 17, 1992 as Reception No. 351956 in Book
697 at Page 979.
11. INTENTIONALLY DELETED.
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ENDORSEMENT SCHEDULE FOR LENDERS POLICY
FILE NO: PCT25399W3
BORROWER: OTIS REAL ESTATE HOLDINGS LLC
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced
above:
Form: $
Form: $
Form: $
Form: $
Form: $
Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy.
The fee for deleting exceptions 1 thru 3 is $55.00
A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse
claims, or other matters known by Seller and Buyer.
The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event
information regarding defects, liens, encumbrances, adverse claims, or the like are discovered.
The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property.
Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this
commitment.
Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence
satisfactory that the Taxes for the prior year(s) have been paid.
NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and
materialmens liens, executed by the seller and any additional parties deemed necessary by the Company.
The company hereby reserves the right to make additional requirements as may be deemed necessary in
the event additional facts regarding development, construction or other building or work are disclosed to
the company that may fall within any lien period as defined in the Statues of the State of Colorado, and
may result in additional premiums and/or fees for such coverage and any additional requirements deemed
necessary by the Company.
The Company hereby reserves the right to deny any of the above coverage's at its sole discretion.
Page 53 of 75
194
ENDORSEMENT SCHEDULE FOR OWNERS POLICY
ATTACHED TO AND BECOMING A PART OF CASE NO: PCT25399W3
SELLER:
PAUL E. PENN and SUSAN W. PENN
BUYER:
OTIS REAL ESTATE HOLDINGS LLC
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above:
ENDORSEMENTS: Patent For a fee of: $50.00
110.1 For a fee of: $65.00
For a fee of: $
For a fee of: $
For a fee of: $
Upon compliance with the requirements set forth below, the following exceptions will be deleted from the final policy.
The fee for deleting exceptions 1 thru 3 is $55.00
A satisfactory affidavit and agreement indemnifying the Company against any defects, liens, encumbrances, adverse
claims, or other matters known by Seller and Buyer.
The Company hereby reserves the right to make additional requirements as may be deemed necessary in the event
information regarding defects, liens, encumbrances, adverse claims, or the like are discovered.
The fee for deleting exception 4 is $10.00 for Residential Property and $25.00 for Commercial Property.
Exception Number 5 is automatically deleted upon recordation of the documents called for on the requirement page of this
commitment.
Exception Number 6 will be amended to read: Taxes for the current year not yet due or payable, upon evidence
satisfactory that the Taxes for the prior year(s) have been paid.
NOTE: A satisfactory affidavit and agreement indemnifying the Company against unfiled mechanic's and
materialmens liens, executed by the seller and any additional parties deemed necessary by the Company.
The company hereby reserves the right to make additional requirements as may be deemed necessary in
the event additional facts regarding development, construction or other building or work are disclosed to
the company that may fall within any lien period as defined in the Statues of the State of Colorado, and
may result in additional premiums and/or fees for such coverage and any additional requirements deemed
necessary by the Company.
The Company hereby reserves the right to deny any of the above coverage's at its sole discretion.
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PITKIN COUNTY TITLE, INC.
Disclosures
Water rights, claims or title to water. (NOTE: THIS EXCEPTION WILL APPEAR ON THE OWNER'S AND
MORTGAGE POLICY TO BE ISSUED HEREUNDER)
All documents received for recording or filing in the Clerk and Recorder's office shall contain a top margin of at least one inch and a
left, right and bottom margin of at least one half of an inch. The Clerk and Recorder will refuse to record or file any document that
does not conform to the requirements of this section. Pursuant to C.R.S. 30-10-406(3)(a).
The company will not issue its policy or policies of title insurance contemplated by this commitment until it has been provided a
Certificate of Taxes due or other equivalent documentation from the County Treasurer or the County Treasurer's authorized agent: or
until the Proposed Insured has notified or instructed the company in writing to the contrary. Pursuant to C.R.S. 10-11-122.
No person or entity that provides closing and settlement services for a real estate transaction shall disburse funds as a part of such
services until those funds have been received and are available for immediate withdrawals as a matter of right. Pursuant to C.R.S.
38-35-125(2).
The Company hereby notifies the proposed buyer in the current transaction that there may be recorded evidence that the mineral estate,
or portion thereof, has been severed, leased, or otherwise conveyed from the surface estate. If so, there is a substantial likelihood that a
third party holds some or all interest in the oil, gas, other minerals, or geothermal energy in the subject property. Such mineral estate
may include the right to enter and use the property without the surface owner's permission. Pursuant to C.R.S. 10-11-123.
If this transaction includes a sale of property and the sales price exceeds $100,000.00, the seller must comply with the
disclosure/withholding requirements of said section. (Nonresident withholding) Pursuant to C.R.S. 39-22-604.5.
Notice is hereby given that: The subject property may be located in a special taxing district. A Certificate of Taxes due listing each
taxing jurisdiction shall be obtained from the County Treasurer or the County Treasurer's authorized agent. Information regarding
special districts and the boundaries of such districts may be obtained from the Board of County Commissioners, the County Clerk and
Recorder, or the County Assessor. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that: Pursuant to Colorado Division of Insurance Regulation 8-1-2;
"Gap Protection" -When this Company conducts the closing and is responsible for recording or filing the legal documents
resulting from the transaction, the Company shall be responsible for all matters which appear on the record prior to such time or
recording or filing; and
"Mechanic's Lien Protection" - If you are the buyer of a single family residence, you may request mechanic's lien coverage to be
issued on your policy of Insurance. If the property being purchased has not been the subject of construction, improvements or
repairs in the last six months prior to the date of this commitment, the requirements will be payment of the appropriate premium
and the completion of an Affidavit and Indemnity by the seller. If the property being purchased was constructed, improved or
repaired within six months prior to the date of this commitment the requirements may involve disclosure of certain financial
information, payment of premiums, and indemnity, among others. The general requirements stated above are subject to revision
and approval by the Company. Pursuant to C.R.S. 10-11-122.
Notice is hereby given that an ALTA Closing Protection Letter is available, upon request, to certain parties to the transaction
as noted in the title commitment. Pursuant to Colorado Division of Insurance Regulation 8-1-3.
Nothing herein contained will be deemed to obligate the Company to provide any of the coverages referred to herein unless
the above conditions are fully satisfied
NOTE: The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either
the Insured or the Company. Upon request, the Company will provide a copy of this clause and the
accompanying arbitration rules prior to the closing of the transaction.
NOTICE REGARDING CONSTRUCTION FINANCING: If it is not disclosed to the company that the loan to be
insured hereunder is in fact a construction loan, any coverage given under the final policy regarding
mechanic or materialmen's liens shall be deemed void and of no effect.
Page 55 of 75
196
Pitkin County Title, Inc.
Privacy Policy
We collect nonpublic information about you from the following sources:
• Information we receive from you, such as your name, address, telephone
number, or social security number;
• Information about your transactions with us, our affiliates, or others. We
receive this information from your lender, attorney, real estate broker, etc.; and
Information from public records
We do not disclose any nonpublic personal information about our customers or former
customers to anyone, except as permitted by law.
We restrict access to nonpublic personal information about you to those employees
who need to know that information to provide the products or services requested by
you or your lender.
We maintain physical, electronic, and procedural safeguards that company with
appropriate federal and state regulations.
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Notice of Privacy Policy
of
Westcor Land Title Insurance Company
Westcor Land Title Insurance Company ("WLTIC") values its customers and is committed to protecting the privacy of
personal information. In keeping with that philosophy, we have developed a Privacy Policy, set out below, that will
ensure the continued protection of your nonpublic personal information and inform you about the measures WLTIC takes
to safeguard that information.
Who is Covered
We provide our Privacy Policy to each customer when they purchase an WLTIC title insurance policy. Generally, this
means that the Privacy Policy is provided to the customer at the closing of the real estate transaction.
Information Collected
In the normal course of business and to provide the necessary services to our customers, we may obtain nonpublic
personal information directly from the customer, from customer-related transactions, or from third parties such as our title
insurance agents, lenders, appraisers, surveyors or other similar entities.
Access to Information
Access to all nonpublic personal information is limited to those employees who have a need to know in order to perform
their jobs. These employees include, but are not limited to, those in departments such as legal, underwriting, claims
administration and accounting.
Information Sharing
Generally, WLTIC does not share nonpublic personal information that it collects with anyone other than its policy issuing
agents as needed to complete the real estate settlement services and issue its title insurance policy as requested by the
consumer. WLTIC may share nonpublic personal information as permitted by law with entities with whom WLTIC has a
joint marketing agreement. Entities with whom WLTIC has a joint marketing agreement have agreed to protect the
privacy of our customer's nonpublic personal information by utilizing similar precautions and security measures as
WLTIC uses to protect this information and to use the information for lawful purposes. WLTIC, however, may share
information as required by law in response to a subpoena, to a government regulatory agency or to prevent fraud.
Information Security
WLTIC, at all times, strives to maintain the confidentiality and integrity of the personal information in its possession and
has instituted measures to guard against its unauthorized access. We maintain physical, electronic and procedural
safeguards in compliance with federal standards to protect that information.
The WLTIC Privacy Policy can also be found on WLTIC's website at www.wltic.com.
Page 57 of 75
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Page 58 of 75
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PITKIN COUNTY TITLE, INC.
601 E. HOPKINS, THIRD FLOOR
ASPEN, CO 81611
970-925-1766/970-925-6527 FAX
TOLL FREE 877-217-3158
WIRING INSTRUCTIONS FOR ALL TRANSACTIONS REGARDING THE CLOSING OF THIS FILE
ARE AS FOLLOWS:
ALPINE BANK-ASPEN
600 E. HOPKINS AVE.
ASPEN, CO. 81611
ABA ROUTING NO. 102103407
FOR CREDIT TO:
PITKIN COUNTY TITLE, INC., ESCROW ACCOUNT
ACCOUNT NO. 8910 354 425
REFERENCE:PCT25399W3/OTIS REAL ESTATE HOLDINGS LLC
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200
1,128
188.1
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0188.194.04
Notes
134 East Bleeker Street Vicinity Map
THIS MAP IS FOR INFORMATIONAL PURPOSES.
Pitkin County GIS makes no warranty or guarantee
concerning the completeness, accuracy, or reliability
of the content represented.
Map Created on 1:48 PM 01/10/20 at http://www.pitkinmapsandmore.com
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Address Number
Parcel Boundary
Rivers and Creeks
Continuous
Intermittent
River, Lake or Pond
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
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Pitkin County Mailing List of 300 Feet Radius
Pitkin County GIS presents the information and data on this web
site as a service to the public. Every effort has been made to
ensure that the information and data contained in this electronic
system is accurate, but the accuracy may change. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
Pitkin County GIS makes no warranty or guarantee concerning
the completeness, accuracy, or reliability of the content at this
site or at other sites to which we link. Assessing accuracy and
reliability of information and data is the sole responsibility of the
user. The user understands he or she is solely responsible and
liable for use, modification, or distribution of any information or
data obtained on this web site.
This document contains a Mailing List formatted to be
printed on Avery 5160 Labels. If printing, DO NOT "fit to
page" or "shrink oversized pages." This will manipulate the
margins such that they no longer line up on the labels
sheet. Print actual size.
From Parcel: 273707315002 on 01/10/2020
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
Page 61 of 75
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WHITMAN RANDALL A
CORAL GABLES, FL 33156
4845 HAMMOCK LAKE DR
DIRE WOLF LLC
ASPEN, CO 81611
100 E MAIN ST # 1
MC2 PARTNERS LLC
CHICAGO, IL 60654
225 W HUBBARD ST #501
JOHNSON MONTAE IMBT
DALLAS, TX 75230
6820 BRADBURY
CRMX-236 LLC
DILLON, MT 59725
PO BOX 1031
100 EAST MAIN STREET LLC
ASPEN, CO 81611
623 E HOPKINS AVE
ZATS JULIE
ASPEN, CO 81611
118 N GARMISCH
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
KRIBS KAREN REV LIV TRUST
ASPEN, CO 81612
PO BOX 9994
EAST BLEEKER DUPLEX CONDO ASSOC
ASPEN, CO 81611
232 E BLEEKER ST
FLEMING KIMBERLY PAIGE
ASPEN, CO 81612
PO BOX 2869
ROCKING LAZY J PROPS LLC
ASPEN, CO 81611
202 E MAIN ST
223 HALLAM LLC
ASPEN, CO 81611
1315 MOUNTAIN VIEW DR
203 E HALLAM LLC
ASPEN, CO 81611
101 S MILL ST # 200
232 E BLEEKER LLC
AUSTIN, TX 78701
210 LAVACA ST #2405
208 MAIN LLC
ASPEN, CO 81611
623 E HOPKINS AVE
BERKO STUDIO DUPLEX CONDO OWNER ASSOC
ASPEN, CO 81611
E HALLAM
GSW FAMILY INV LP
LANCASTER, PA 17601
1320 HUNSICKER RD
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
PARDUBA JIRI
ASPEN, CO 81612
116 N GARMISCH ST
LE VOTAUX II CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
117 N MONARCH ST
MALLORY MIRTE
ASPEN, CO 81611
215 E HALLAM ST #1
100 EAST MAIN STREET LLC
ASPEN, CO 81611
623 E HOPKINS AVE
PEARCE BERNARD D
ASPEN, CO 81611
216 E MAIN ST
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
WEST END HOUSE LLC
ASPEN, CO 81611
623 E HOPKINS AVE
HALLAM LLC
ASPEN, CO 81612
PO BOX 2408
HOGUET CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
118 E BLEEKER ST
EAST HALLAM LLC
HIGHLAND MILLS, NY 10930
615 ROUTE 32
ASPEN COMM UNITED METHODIST CHURCH
ASPEN, CO 81611
200 E BLEEKER ST
Page 62 of 75
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BTRSARDY LLC
PALO ALTO , CA 94303
PO BOX 10195 DEPT 1173
HOGUET CONSTANCE M
NEW YORK, NY 10065
333 E 68TH ST
120 EAST MAIN PARTNERS LLC
ASPEN, CO 81611
120 E MAIN ST
GETTMAN ROSA H TRUST
SEASIDE, OR 971384811
88824 BLUE HERON RD
HODES ALAN & DEBORAH
AVENTURA , FLA 33180
19951 NE 39TH PLACE
ICONIC PROPERTIES JEROME LLC
HOUSTON, TX 77077
1375 ENCLAVE PKWY
BERKO NORA
ASPEN, CO 81611
211 E HALLAM ST #2
VICTORIANS AT BLEEKER CONDO ASSOC
ASPEN, CO 81611
101 E BLEEKER ST
MALLORY I HOWELL
ASPEN, CO 81611
211 E HALLAM ST #2
COLLINS CINDA REV TRUST
MINNEAPOLIS, MN 554031162
301 KENWOOD PKWY #301
TARVER CHARLES
ASPEN, CO 81611
616 E HYMAN AVE
HANOVER ASPEN LLC
WOODY CREEK, CO 81656
PO BOX 481
GARCIA STEVEN J
ASPEN, CO 81611
120 N GARMISCH
WHITMAN RANDALL A
CORAL GABLES, FL 33156
4845 HAMMOCK LAKE DR
PEARCE RICHARD B
ASPEN, CO 81611
216 E MAIN ST
105 EAST HALLAM LLC
ASPEN, CO 81611
623 E HOPKINS AVE
120 EAST MAIN PARTNERS LLC
ASPEN, CO 81611
120 E MAIN ST
RODNEY JOHN W
BASALT , CO 81621
20 RIVER OAKS LANE
DOMINGUE FAMILY TRUST
WINTER PARK, FL 32790
PO BOX 2293
PEGOLOTTI DELLA
ASPEN, CO 81611
202 E MAIN ST
JEFFREYS PHILIP
ASPEN, CO 81611
215 E HALLAM ST #1
MOUNTAIN STATE PROPERTIES LLC
NAPLES, FL 34102
715 10TH ST S
100 EAST MAIN STREET CONDO ASSOC
ASPEN, CO 81611
100 E MAIN ST
ELLERMAN JEFFREY S & PAMELA C
DALLAS, TX 75225
3600 CARUTH BLVD
ROSE BRANDON
WHARTON, NJ 07885
PO BOX 544
ASPEN CORNER OFFICE LLC
ASPEN, CO 81611
200 E MAIN ST
CRAWFORD RANDALL & ABIGAIL
ASPEN, CO 81611
124 N GARMISCH ST
MOUNTAIN STATE PROPERTIES LLC
NAPLES, FL 34102
715 10TH ST S
HOGUET CONSTANCE M
NEW YORK, NY 10065
333 E 68TH ST
HERRON LLC
HOUSTON, TX 77006
1627 S BLVD
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WATERS DANIEL E
GREENWICH, CT 068304034
8 COPPER BEECH RD
114 EAST BLEEKER STREET ASSOC
ASPEN, CO 81611
COMMON AREA
114 E BLEEKER ST
Page 64 of 75
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aa
aa
bb
bb
cc
cc cc
aa
dd
dd
ee
ee
Context Study:
a. 110 E. Bleeker St. - AspenVictorian
b. 114 and 118 E. Bleeker St. - AspenModern
c. 126 E. Bleeker St. - AspenVictorian
d. 131 E. Hallam St. - AspenVictorian
e. Aspen Community Church - AspenVictorian
134134
Exhibit K
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Drainage Report
134 E. BLEEKER STREET
ASPEN, CO 81611
January 17, 2020
Prepared by Richard Goulding, P.E.
Roaring Fork Engineering
592 Highway 133
Carbondale, CO 81623
Page 66 of 75
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Drainage Report
134 E. BLEEKER STREET
ASPEN, CO 81611
I HEREBY AFFIRM THAT THIS REPORT FOR THE IMPROVEMENTS AT 134 EAST BLEEKER
STREET WAS PREPARED BY ME FOR THE OWNERS THEREOF IN ACCORDANCE WITH THE
PROVISIONS OF CITY OF ASPEN AND APPROVED VARIANCES AND EXCEPTIONS LISTED
THERETO. I UNDERSTAND THAT IT IS THE POLICY OF THE CITY OF ASPEN THAT ASPEN DOES
NOT AND WILL NOT ASSUME LIABILITY FOR DRAINAGE FACILITIES DESIGNED BY OTHERS.
RICHARD GOULDING, P.E.
RFE Project # 2020-05
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Table of Contents
1.0 General ................................................................................................................................. 4
1.1 Existing Site ..................................................................................................................... 4
1.2 Proposed Site .................................................................................................................... 4
1.3 Previous Drainage Studies ............................................................................................... 5
1.4 Offsite Drainage ............................................................................................................... 5
2.0 Drainage Basins and Sub-basins .......................................................................................... 5
2.1 Drainage Basins................................................................................................................ 5
2.2 Peak Discharge Calculations ............................................................................................ 6
3.0 Low Impact Site Design....................................................................................................... 7
3.1 Principles .......................................................................................................................... 7
4.0 Hydrological Criteria ........................................................................................................... 8
4.1 Storm Recurrence and Rainfall ........................................................................................ 8
4.2 Storage Volumes Methodology ........................................................................................ 8
5.0 Hydraulic Criteria ................................................................................................................ 9
6.0 Proposed Facilities ............................................................................................................... 9
6.1 Drywell ............................................................................................................................. 9
7.0 Operation and Maintenance ................................................................................................. 9
7.1 Inlets and Piping ............................................................................................................... 9
7.2 Drywell ........................................................................................................................... 10
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4
1.0 General
1.1 Existing Site
The following report is an evaluation of the proposed redevelopment of the existing residence at
134 East Bleeker Street in Aspen, Colorado, parcel number 273707315002. The property is located
at the Northwest corner of the intersection at North Aspen Street and East Bleeker Street, and is
surrounded by other residential lots. The site contains a historic single-family residence with a
non-historic addition consisting of an approximate footprint of 1,220 square feet, along with
another historical structure to the north with an approximate footprint of 510 square feet. The site
has extensive flagstone hardscaping, large existing cottonwoods and maple trees, and an access
driveway located parallel to the alley.
There are neighboring properties with single-family residences located to the west, with street right
of way to the south and east and alley right of way to the north. The existing topography is
generally flat, with a slight grade that flows from the south to the north, following North Aspen
Street. An existing conditions sheet has been included in the submitted building permit drawings.
Figure 1: Pitkin County GIS vicinity view. Parcel 273707315002 shown in red.
1.2 Proposed Site
This project is classified as a ‘Major Project’ per Table 1.1. of the City of Aspen Urban Runoff
Management Plan (URMP). The proposed development is over 1,000 square feet and disturbs an
area that exceeds 25% of the entire site. The intent of this report is to demonstrate compliance with
the requirements of the URMP. The Low Impact Design (LID) Principles in the introduction of
the manual were used as a guide throughout the design process. Onsite storm infrastructure has
been sized to convey runoff for a 100-year storm event.
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5
The proposed project will be a comprehensive remodel of the entire site. The historic residence
will remain in its existing location, but the basement will be constructed below the structure. An
addition will be made to the residence, including basement space below. The existing historic
garage will remain with minor alterations, and the garage door will be relocated so that it is
accessed via the alley. Landscaping, patios, and walkways are proposed around the site, and the
driveway will be removed and replaced with landscaping.
The proposed drainage infrastructure includes downspouts from roof structures, trench drains
within hardscaped areas, and area drains surrounding the site capture on-site flows before they
reach the adjacent properties and Aspen right-of-way. All onsite drainage is captured from
impervious areas and is routed through an onsite pipe system that connects to a drywell located in
the garage.
Improvements will be made to the right of way, including new curb and gutter along North Aspen
Street, crosswalk ramps for both directions at the intersection, and sidewalk following East Bleeker
Street. All updates are in regards to meeting the City of Aspen Engineering Design Standards. No
improvements to the alley are proposed.
1.3 Previous Drainage Studies
The City of Aspen updated their URMP in 2001 and the property is within the boundaries of the
study. The study indicates that the property is not within a Mudflow area.
1.4 Offsite Drainage
No offsite basins affect the site, so no analysis was required.
2.0 Drainage Basins and Sub-basins
The development on the parcel is proposed as one large onsite basin. This basin will be subdivided
into smaller sub-basins and analyzed to aid with design of the storm water infrastructure for the
permit submittal. Basin delineation is shown on sheet C3 of the HPC submittal. This sheet lists
impervious area, runoff coefficients, peak flows, and the required volume of runoff to be detained.
2.1 Drainage Basins
Basin 1 is a major basin within the parcel and consists of the developed area of the residence,
including the concrete driveway, impervious walkways, pervious walkways, and the roof. The
basin has a total area of 2,996 square feet and is 93% impervious. The remaining pervious areas
of the basin include several landscaped areas surrounding the residence. Runoff from the basin is
collected through trench drains, area drains, and downspouts from the roof. The captured runoff is
then conveyed through the piping system to a drywell in the garage that is sized for full detention.
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2.2 Peak Discharge Calculations
The peak flows were calculated for the Major Onsite Basin for the 5-year and 100-year storm event
using the Rational Method. The Rational Method is an acceptable method to calculate runoff for
this basin as the area is under 90 acres. Rainfall intensity was calculated using a Time of
Concentration (Td) of 5 minutes. The actual time of concentration for this site is less than 5
minutes, but according to the City of Aspen URMP, equations used to calculate rainfall intensity
are only valid for a time of concentration of 5 minutes or greater, so the smallest valid time of
concentration value was used. The 1-hour Rainfall depths (P1) used for these calculations were
taken from Table 2.2 of the URMP and are equal to 0.64 inches for the 5-year event and 1.23
inches for the 100-year event.
Equation 2.1 was referenced when solving for the Rainfall Intensity (I). 𝑰𝑰= 𝟖𝟖𝟖𝟖.𝟖𝟖 𝑷𝑷𝟏𝟏(𝟏𝟏𝟏𝟏+𝑻𝑻𝒅𝒅)𝟏𝟏.𝟏𝟏𝟎𝟎𝟎𝟎 (𝐸𝐸𝐸𝐸.2.1)
Runoff Coefficients (C), a function of the Soil Group (in this case B for the basins) and the
percentage of impervious area were developed using Figure 3.3. The Runoff Coefficient (C) was
then multiplied by the Rainfall Intensity (I) and the area of the calculated basin (A, in acres) to
determine the peak discharge. 𝑸𝑸𝒑𝒑=𝑪𝑪𝑰𝑰𝑪𝑪 𝑄𝑄𝑝𝑝=𝑃𝑃𝑃𝑃𝑃𝑃𝑃𝑃 𝐷𝐷𝐷𝐷𝐷𝐷𝐷𝐷ℎ𝑃𝑃𝑎𝑎𝑎𝑎𝑃𝑃 (𝐷𝐷𝑐𝑐𝐷𝐷) 𝐶𝐶=𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑅𝑐𝑐𝑐𝑐 𝐶𝐶𝑅𝑅𝑃𝑃𝑐𝑐𝑐𝑐𝐷𝐷𝐷𝐷𝐷𝐷𝑃𝑃𝑅𝑅𝐶𝐶 𝐼𝐼=𝑅𝑅𝑃𝑃𝐷𝐷𝑅𝑅𝑐𝑐𝑃𝑃𝑅𝑅𝑅𝑅 𝐼𝐼𝑅𝑅𝐶𝐶𝑃𝑃𝑅𝑅𝐷𝐷𝐷𝐷𝐶𝐶𝐼𝐼 (𝐷𝐷𝑅𝑅𝐷𝐷ℎ𝑃𝑃𝐷𝐷 𝑝𝑝𝑃𝑃𝑎𝑎 ℎ𝑅𝑅𝑅𝑅𝑎𝑎) 𝐴𝐴=𝐴𝐴𝑎𝑎𝑃𝑃𝑃𝑃 (𝑃𝑃𝐷𝐷𝑎𝑎𝑃𝑃𝐷𝐷)
These peak flow values were used to calculate the size of the proposed detention and conveyance
structures, such as the drywell, inlets and pipes. The tables below contain the peak flows for
developed and undeveloped conditions for 5-year and 100-year storm events for the major basin,
and the 100-year peak flow rate for the sub basins.
5 Year Peak Discharge Developed Calculations
1 Hour(P 1)0.64
Return Period 5
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 2996.00 2790.00 93.12% 0.720 5 3.29 0.16
5 Year Peak Discharge Pre Development Calculations
1 Hour(P 1)0.64
Return Period 5
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 2996.00 0.00 0.00% 0.080 5 3.29 0.02
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3.0 Low Impact Site Design
Low Impact Development (LID) aims to mimic the natural pre-development hydrologic pattern.
The goal is to manage storm water as close to its source as is possible. This entire developed site
is approximately 93% impervious. The treatment train approach is used on all runoff to increase
water quality and infiltration.
3.1 Principles
Principle 1: Consider storm water quality needs early in the design process.
The grading and drainage design was coordinated between the architect, landscape architect, and
civil engineering teams throughout the design process and water quality requirements were
discussed early on. Site visits ensured proper understanding of existing conflicts and opportunities
to improve existing drainage patterns.
Principle 2: Use the entire site when planning for storm water quality treatment.
Storm water quality was considered in the design of every part of the site that is being affected by
the proposed construction.
Principle 3: Avoid unnecessary impervious area.
The total impervious area on the site was kept to a minimum while meeting the architectural design
goals by incorporating pervious landscaped areas throughout the site. Several walkways were
designed with pervious pavers in mind to reduce impervious area.
Principle 4: Reduce runoff rates and volumes to more closely match natural conditions.
All runoff from impervious surfaces on the property is collected and routed to BMP structures.
The infrastructure has been sized to capture the 100-year detention volume water quality capture
volume. The drywell is designed to infiltrate storage capacity into the surrounding earth.
100 Year Peak Discharge Developed Calculations
1 Hour(P 1)1.23
Return Period 100
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 2996.00 2790.00 93.12% 0.820 5 6.33 0.36
100 Year Peak Discharge Pre Development Calculations
1 Hour(P 1)1.23
Return Period 100
Basin ID Total Area Imp. Area Impervious C Value Time of C Intensity Q Max
See(D1)(ft2)(ft2)(%)From Table (Td)I=88.8P1/(10+Td)1.052 (ft3/sec)
1 2996.00 0.00 0.00% 0.350 5 6.33 0.15
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Principle 5: Integrate storm water quality management and flood control.
The proposed drywell will capture and treat runoff for water quality, and the drywell will infiltrate
the runoff into the soils, eliminating runoff from the site.
Principle 6: Develop storm water quality facilities that enhance the site, the community and the
environment.
The design is proposing full detention for all stormwater, meaning no runoff will be leaving the
site. The drywell is proposed to be buried under the addition to the home so as to not be visible by
the public.
Principle 7: Use treatment train approach.
The design implements sheetflow across landscaping, pervious pavers, and sumps in the pipe
network to ensure treatment throughout the system.
Principle 8: Design sustainable facilities that can be safely maintained.
Inlets and piping will be vacuumed or flushed periodically to maintain adequate flow. Proper
grading reduces dangerous slopes. Cleanouts are located where necessary to ensure the lifetime of
the drainage infrastructure.
Principle 9: Design and maintain facilities with public safety in mind.
The proposed design for driveway and walkways reduces ice buildup and dangerous conditions.
All grading was done with safety in mind, and no steep slopes occur on site.
4.0 Hydrological Criteria
4.1 Storm Recurrence and Rainfall
The property is not in the commercial core and is served by any city curb and gutter so this property
classifies as a “Sub-urban area served by public storm sewer”. However, due to limitations on
the site, the curb and gutter cannot be utilized, so the site cannot disperse into the curb and gutter.
Due to this, the 5-year and 100-year events were analyzed.
The 1-hour Rainfall depth (P1) is given in Table 2.2 as 0.64 inches for the 5-year event and 1.23
inches for the 100-year event. The Intensity in inches per hour for different storm duration (Td)
was calculated using Equation 2.1 from the City of Aspen URMP.
4.2 Storage Volumes Methodology
The storage requirements for this site were calculated using the total impervious area along with
the historic and developed peak runoff rates that were established in section 2.2. The proposed
storm drainage system is designed for full detention of a 100-year storm event. No detention is
required for pervious areas. Below is a summary of the required storage.
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5.0 Hydraulic Criteria
This property is not connected to the COA’s storm water infrastructure. All hydraulics are sized
for onsite infrastructure. The storm system was designed to route all impervious surfaces to the
drywell located in the garage. Inlet and pipe sizing have not been performed but will be completed
for the permit submittal.
Pipe sizes will be tested for hydraulic capacity at 80 percent of their full flowrate for the permit
submittal. Design charts giving Qdesign / Q full were downloaded from FHWA and the equations in
Section 4.8.4 will be used as the basis for these calculations. Calculated pipe sizes and depth of
flow for onsite pipes will be shown for permit submittal.
6.0 Proposed Facilities
This property is not connected to the COA’s storm water infrastructure, and the onsite drywell is
sized for full detention, as clarified in section 2.2 of this report. Below are the analyses for the
individual detention structure’s capacity and infiltration.
6.1 Drywell
Below is a table that shows the proposed drywell meeting the capacity required for full detention
of Basin 1.
7.0 Operation and Maintenance
7.1 Inlets and Piping
The piping must be maintained periodically to ensure proper operation. Minimum inspection
and maintenance requirements include the following:
• During the first year draw down should be checked for every event exceeding 0.25” of
precipitation to ensure no significant backups are occurring.
• Piping systems and sumps should be checked during and after storms routinely.
• After the first year, the system should be cleaned out at least once a year and more if the
first-year inspection proves more maintenance is required.
Full Detention Storage
Basin Total Area Impervious Area Impervious Full Detention Depth Factor of Safety Required Storage BMP
(ft2)(ft2)(%)(in)F.O.S.(ft3)
1 2996.00 2790.00 93.12%1.23 1 286 Drywell
Drywell Storage
Drywell Basins Diameter Storage Depth Perforated Depth Internal Volume External (18" of Screened Rock) Volume Total Capacity Required Capacity
(Name)(#)D (ft)H (ft)P (ft)π*H*(D/2)2) (ft3)0.3*π*P*((D/2)+1.5)2 - (D/2)2) (ft3)(ft3)(ft3)
Drywell 1 6 9 4 254 42 297 286
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• More frequent cleaning reduces the amount of debris entering the system and reduces the
need for more intense maintenance.
• Clean the inside of any perforated pipes with a pipe cleaner accessed through cleanouts.
This should be done yearly, or as necessary if the system is not infiltrating properly or if the
system has become contaminated.
• Ensure heat tape is functioning before colder months to prevent damage to piping.
If the storm system is not maintained properly, replacement of parts or of the entire system may
be necessary.
7.2 Drywell
Drywells must be inspected and maintained quarterly to remove sediment and debris that has
washed into them. A maintenance plan shall be submitted to the City in the Drainage Report
describing the maintenance schedule that will be undertaken by the owners of the new residence
or building. Minimum inspection and maintenance requirements include the following:
• Inspect drywells at least four times a year and after every storm exceeding 0.5 inches.
• Dispose of sediment, debris/trash, and any other waste material removed from a drywell at suitable disposal sites and in compliance with local, State, and Federal waste regulations.
• Routinely evaluate the drain-down time of the drywell to ensure the maximum time of 24
hours is not being exceeded. If drain-down times are exceeding the maximum, drain the
drywell via pumping and clean out the percolation area (the percolation barrel may be jetted
to remove sediment accumulated in perforations. If slow drainage persists, the system may
need to be replaced.
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10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
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CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
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CLIENT SIGNATURE:
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DATE OF APPROVAL:
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Date IssueBIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:12 AM
A.1.00
COVER134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/17/2020 HPC SUBMITTAL
217
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STREETSIGNMETAL FENCEMETAL
F
E
N
C
E
WOO
D
F
E
N
C
EWOOD/METALFENCE TRANSITIONWOOD FE
N
C
E
WOOD F
E
N
C
E
METAL
F
E
N
C
E
WOOD/METALFENCE TRANSITIONWOOD F
E
N
C
E
S 75°09'11" E 45.00'N 75°09'11" W 45.00'N 14°50'
4
9
"
E
1
0
0
.
0
0
'
S 14°50'4
9
"
W
1
0
0
.
0
0
'PSTONESIDEWALKPSTREETSIGNCOLOWERLEVELSTONEPATIOLOWER
L
E
V
E
L
WOOD DECKNORTH
A
S
P
E
N
S
T
R
E
E
T
75.30' R-
O
-
W
ASPHAL
TEAST BLEEKER STREET74.78' R-O-WASPHALTTRASHENCLOSUREWOOD
D
E
C
K
STONESIDEWALKF.F.7894.68'F.F.7895.78'F.F.7894.69'UPPER
L
E
V
E
L
DECK
UPPER
L
E
V
E
L
DECK
DRIVEWAYF.F.7894.80'R-6 BUILDING SETBACKLOT S AND EAST HALFOF LOT R, BLOCK 654,500 S.F.±TWO STORY WOODFRAME HOUSEWITH BASEMENT134 EAST BLEEKER STREETTWO STORY WOOD FRAMEHOUSE WITH GARAGESTREETSIGNPF.F.7895.66'RIDGE7918.8'RIDGE7919.9'RIDGE7916.3'RIDGE7916.2'RIDGE7920.1'RIDGE7918.78'RIDGE7918.9'RIDGE7918.83'31.40'31.40'16.30'
16.30'15.40'6.00'
21.70'8.90'2.15'
10.50'1.30'2.60'1.30'3.50'11.40'13.10'5.50'5.50'0.70'0.70'4.50'8.00'4.00'0.30'11.70'14.10'40.10'7.80'10'
10'5'R-6 BUIL
D
I
N
G
S
E
T
B
A
C
K
5'R-6 BUIL
D
I
N
G
S
E
T
B
A
C
KR-6 BUILDING SETBACK#5 REBAR & CAP FOUNDL.S. #ILLEGIBLE#5 REBAR FOUNDBEARS S66°16'31"W 1.92'GASMETER#5 REBAR FOUNDBELOW GROUND#5 REBAR &CAP FOUNDL.S. #ILLEGIBLETBM EL=7894.95'STONE PATIOC.O.A. GPSMONUMENT #3C.O.A. GPSMONUMENT #7F.F.7895.66'RIDGE7916.2'ALLEY BLOCK 6520.69' R-O-WGRAVELW1/2 LOT RCANTILEVER7
8
9
5
789578957
8
9
5
78957
8
9
5
TELE.PED. (TYP.)SEWERCLEANOUTCONCR
E
T
E
C
U
R
B
&
G
U
T
T
E
RCONCRETE CURB & GUTTERS89°26'01"W2452.65'S17°13'
5
1
"
W
2226.65'CTVCTVCTVCTVCTVCTVCTVCTVEX-UEEX-UEEX-UEEX-UEEX-UETTTTTTTTTTTTTTTTTTCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVGGGGGGGGGGGGG
G
GGGCHIMNEY7921.6'CHIMNEY7921.6'CHIMNEY7919.2'ADJOINE
R
H
O
U
S
E
EX-UE TTTEX-UEEX-UE
EX-UE
EX-UE
EX-UE
EX-UE
EX-UE
EX-UE
EX-UE
EX-UE
EX-UE
EX-U
E
EX-UEWWWWWWWW
W
W
W
W WEX-UE EX-UE
EX-UE
T
T
T
CATVPED. (TYP.)TELEPHONE (TYP.)CABLE TV (TYP.)GASLINE (TYP.)ELECTRIC(TYP.)WATER
L
I
N
E
GRAVEL
DRIVEW
A
YWINDOWWELL
CONCRETE SIDEWALK7894.6'7894.9'7895.0'7895.3'7894.9'7894.7'7894.6'7894.9'7895.4'7895.0'7895.2'7894.1'NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTIONBASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRSTDISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT INTHIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THECERTIFICATION SHOWN HEREON.ByNO.DateProject NO.RevisionDrawn By:Checked By:Date:Computer File:P.O. Box 1746Rifle, CO 81650Phone (970) 625-1954Fax (970) 579-7150www.peaksurveyinginc.comSNWEPeak Surveying, Inc.Since 2007190881 OF 1OTIS REAL ESTATE HOLDINGS, LLC.CITY OF ASPEN, COLORADOIMPROVEMENT & TOPO SURVEYLOT S & THE E1/2 LOT R, BLOCK 65134 EAST BLEEKER STREETJGJRNJANUARY 02, 2020088.DWGIMPROVEMENT SURVEY PLAT & TOPOGRAPHIC SURVEYLOT S AND THE EAST 1/2 OF LOT R, BLOCK 65ORIGINAL CITY AND TOWNSITE OF ASPENCITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADOPROPERTY DESCRIPTIONLOT S AND THE EAST 1/2 OF LOT R, BLOCK 65, ORIGINAL CITY AND TOWNSITE OF ASPENCITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO.NOTES:1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDINGSETBACKS AND EASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN INTHE TITLE COMMITMENT PREPARED BY PITKIN COUNTY TITLE, INC., CASE NO. PCT25399W3,DATED EFFECTIVE SEPTEMBER 30, 2019.2) THE DATE OF THIS SURVEY WAS DECEMBER 06, 23 AND 27, 2019.3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S39°04'29"W BETWEEN THENORTHEASTERLY CORNER OF LOT S, A #5 REBAR & CAP L.S. #ILLEGIBLE FOUND IN PLACE ANDTHE SOUTHWESTERLY CORNER OF THE EAST 1/2 OF LOT R, A #5 REBAR FOUND IN PLACE.4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.5) THIS SURVEY IS BASED ON THE CITY AND ORIGINAL TOWNSITE MAP OF ASPEN IN THE PITKINCOUNTY CLERK AND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE.6) ELEVATIONS ARE BASED ON A GPS OBSERVATION UTILIZING THE WESTERN COLORADORTVRN GPS NETWORK (1988 ORTHO DATUM) YIELDING AN ON-SITE ELEVATION OF 7894.95' ONTHE SOUTHEASTERLY CORNER OF LOT S AS SHOWN. CONTOUR INTERVAL EQUALS 1 FOOT.7) THERE WAS APPROXIMATELY 12" OF SNOW AND ICE ON THE GROUND AT THE TIME OFSURVEY.8) THE ERROR IN CLOSURE FOR THIS SURVEY IS LESS THAN 1:15,000.9) ACCORDING TO THE CITY OF ASPEN COMMUNITY DEVELOPMENT WEBSITE THE SUBJECTPROPERTY IS ZONED R-6. SETBACKS ARE AS FOLLOWS: FRONT YARD, 10' PRINCIPAL BUILDINGS,15' ACCESSORY BUILDINGS, REAR YARD, 10' PRINCIPAL BUILDINGS, 5' FOR PORTION OFPRINCIPAL BUILDING USED SOLELY AS A GARAGE, 5' FOR ACCESSORY BUILDINGS, SIDE YARD5'.10) ACCORDING TO RECEPTION NO. 351956 THE SUBJECT PROPERTY CARRIES A HISTORICLANDMARK DESIGNATION.11) ACCORDING TO BOOK 683 PAGE 592 DEED RESTRICTION MATTERS EXIST ON THEACCESSORY DWELLING UNIT .NESW0306090120150180210240270300330P e ak Surveying, Inc.0101020405SUBJECTPROPERTYVICINITY MAPSCALE: 1" = 2000'IMPROVEMENT SURVEY STATEMENTI, JASON R. NEIL, HEREBY CERTIFY TO OTIS REAL ESTATE HOLDINGS, LLC., PAUL E. PENN,SUSAN W. PENN AND PITKIN COUNTY TITLE, INC., THAT I AM A PROFESSIONAL LANDSURVEYOR LICENSED UNDER THE LAWS OF THE STATE OF COLORADO; THAT THISIMPROVEMENT SURVEY PLAT IS TRUE, CORRECT AND COMPLETE BASED ON MY KNOWLEDGE,INFORMATION AND BELIEF AS LAID OUT AND SHOWN HEREON; THAT THIS IMPROVEMENTSURVEY PLAT IS NOT A GUARANTY OR WARRANTY, EITHER EXPRESSED OR IMPLIED, THATTHIS IMPROVEMENT SURVEY PLAT WAS MADE BY ME FROM AN ACCURATE SURVEY OF THEREAL PROPERTY PERFORMED BY ME OR UNDER MY DIRECT SUPERVISION ON DECEMBER 06, 23AND 27, 2019; THAT, IN THE PREPARATION OF THIS IMPROVEMENT SURVEY PLAT, I RELIEDUPON THE TITLE COMMITMENT PREPARED BY PITKIN COUNTY TITLE, INC., CASE NO.PCT25399W3, DATED EFFECTIVE SEPTEMBER 30, 2019; THAT THE LOCATION AND DIMENSIONS OFALL BUILDINGS, IMPROVEMENTS, EASEMENTS, RIGHTS OF WAY IN EVIDENCE OR KNOWN TOME AND ENCROACHMENTS BY OR ON THE REAL PROPERTY AND MATTERS REFERENCED INSAID TITLE COMMITMENT CAPABLE OF BEING SHOWN ARE ACCURATELY SHOWN, AND THATTHIS PLAT IS IN ACCORDANCE OF AN IMPROVEMENT SURVEY PLAT AS SET FORTH IN C.R.S.§38-51-102(9). DATED: JANUARY 02, 2020 BY:___________________________________ JASON R. NEIL, P.L.S. NO. 37935 FOR AND ON BEHALF OF PEAK SURVEYING, INC.TREE REPORTTREE #TREE TYPETRUNK DIA.DRIP LINEBASE ELEVATION T1 BLUE SPRUCE4"7'7895.12' T2 BLUE SPRUCE1"3'7895.06' T3 BLUE SPRUCE3"5'7895.02' T4 COTTONWOOD24"20'7895.54' T5 COTTONWOOD10"18'7895.04' T6 COTTONWOOD10"18'7894.92'COLO
R
A
DO LICENSEDPROFESSIONAL LAND
SURVEYOR
JASO
N
R. NEIL37935218
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
E-1
SETBACK
SETBACK SETBACKSETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE10' - 0"5' - 0"10' - 0"5' - 0"F F
N. ASPEN ST.
E. BLEEKER ST.
7895.0'3' - 1" EXISTING SETBACKEXISTING SETBACK
14' - 11"
1' - 8" EXISTING SETBACK
1' - 8" EXISTING SETBACKDISTANCE BETWEEN BUILDINGS
5' - 0 1/2"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:12 AM
A.1.01
(E) SITE PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (E) SITE
1/17/2020 HPC SUBMITTAL
219
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
E-1
SETBACK
SETBACK
SETBACK
SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEF F
SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"SLOPE3 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE1/4" : 12"SLOPE1/4" : 12"SLOPE6" : 12"SLOPE6" : 12"SLOPE
13 1/2" : 12"
14' - 11 3/4"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
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INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:13 AM
A.1.02
(P) SITE PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) SITE
1/17/2020 HPC SUBMITTAL
220
UP
UP
UP
UP DN
DNUP
UPDN
DN
DN
UP
DN
DN
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:15 AM
A.1.03
AREA CALCULATION -
HISTORIC/PROPOSED134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/8" = 1'-0"1 (E) MAIN LEVEL - FAR Copy 1
1/8" = 1'-0"2 (P) MAIN LEVEL - Area Calculations
1/8" = 1'-0"3 (E) UPPER LEVEL - FAR Copy 1
1/8" = 1'-0"4 (P) UPPER LEVEL - Area Calulations
AREA TOTAL = 1704 SF
DEMO TOTAL = 604 SF
AREA TOTAL = 1409 SF
DEMO TOTAL = 743.5 SF
AREA TOTAL = 1962 SF
ADDITION TOTAL = 862 SF
AREA TOTAL = 1019.5 SF
ADDITION TOTAL = 444.5 SF
EXISTING DEMO PROPOSED
1/17/2020 HPC SUBMITTAL
AREA = 623 SF
AREA = 331 SF
AREA = 122 SF
AREA = 333 SF
AREA = 263 SF
AREA = 444.5 SF
AREA = 322 SF
AREA = 597 SF
AREA = 862 SF
AREA = 503 SF
AREA = 503 SF
AREA = 604 SF
AREA = 597 SF
221
UP
UP
UP
LIGHT WELL
A-2
B-2
C-2
D-2
E-2
F-2
G-2
H-2
I-2
J-2
LIGHT WELL
A
B
C
D 8' - 8 3/4"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
As indicatedBIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:16 AM
A.1.04
FLOOR AREA
CALCULATION -
SUBGRADE134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"J (P) Subgrade Wall Elevation - J-2
1/4" = 1'-0"A (P) Subgrade Wall Elevation - A-2
1/4" = 1'-0"D (P) Subgrade Wall Elevation - D-2
1/4" = 1'-0"E (P) Subgrade Wall Elevation - E-2
1/4" = 1'-0"F (P) Subgrade Wall Elevation - F-2
1/4" = 1'-0"G (P) Subgrade Wall Elevation - G-2
1/4" = 1'-0"H (P) Subgrade Wall Elevation - H-2
1/4" = 1'-0"I (P) Subgrade Wall Elevation - I-2
1/4" = 1'-0"B (P) Subgrade Wall Elevation - B-2
1/4" = 1'-0"C (P) Subgrade Wall Elevation - C-2
WALL AREA = 110 SF
WALL AREA = 435 SF
WALL AREA = 260 SF WALL AREA = 191 SF WALL AREA = 60.5 SF
WALL AREA = 83.5 SF WALL AREA = 60.5 SF WALL AREA = 239.5 SF WALL AREA = 177.5 SF WALL AREA = 112.5 SF
1/8" = 1'-0"2
(P) BASEMENT - SUBGRADE WALL
COVERAGE
1/8" = 1'-0"1
(E) BASEMENT - FAR - SUBGRADE WALL
COVERAGE
1/8" = 1'-0"A1 (E) Subgrade Wall Elevation - A-1
1/8" = 1'-0"B-1 (E) Subgrade Wall Elevation - B-1
1/8" = 1'-0"C-1 (E) Subgrade Wall Elevation - C-1
1/8" = 1'-0"D-1 (E) Subgrade Wall Elevation - D-1
WALL AREA = 319 SF WALL AREA = 221.5 SF
WALL AREA = 274 SF WALL AREA = 149 SFEXPOSED = 33.5 SF EXPOSED = 62.5 SF
FLOOR AREA = 692 SF
FLOOR AREA = 1,718.5 SF
1/17/2020 HPC SUBMITTAL
222
UP
UP
UP
UP DN
DNUP
UPDN
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:17 AM
A.1.05
FLOOR AREA
CALCULATION - MAIN
LEVEL134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/8" = 1'-0"2 (E) MAIN LEVEL - FAR
1/8" = 1'-0"5 (P) MAIN LEVEL - FAR
AREA = 597 SF
AREA = 604 SF
AREA = 503 SF
AREA TOTAL = 2047 SFAREA TOTAL = 1789 SF
AREA = 85 SF
AREA = 597 SF
AREA = 85 SF
AREA = 1000 SF
AREA = 365 SF
1/17/2020 HPC SUBMITTAL
223
DN
DN
UP
DN
DN
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:18 AM
A.1.06
FLOOR AREA
CALCULATION -
UPPER LEVEL134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/8" = 1'-0"1 (E) UPPER LEVEL - FAR
AREA = 452 SF
AREA = 623 SF
AREA = 334 SF
AREA TOTAL = 1409 SF
1/8" = 1'-0"2 (P) UPPER LEVEL - FAR
AREA = 263 SF
AREA = 444.5 SF
AREA = 322 SF
AREA TOTAL = 1200.5 SF
AREA = 67 SF
AREA = 48 SF AREA = 48 SF
AREA = 133 SF
1/17/2020 HPC SUBMITTAL
224
SETBACK
SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
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INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:18 AM
A.2.00
(E) BASEMENT FLOOR
PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (E) BASEMENT
1/17/2020 HPC SUBMITTAL
225
SETBACK
SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE5' - 7 5/8"
100' - 0"
10' - 0"45' - 0"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:19 AM
A.2.01
(E) MAIN FLOOR PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (E) MAIN LEVEL
1/17/2020 HPC SUBMITTAL
226
SETBACK
SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINE10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:19 AM
A.2.02
(E) UPPER LEVEL
FLOOR PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"2 (E) UPPER LEVEL
1/17/2020 HPC SUBMITTAL
227
SETBACK
SETBACK SETBACKPROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINESLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13" : 12"SLOPE13 1/2" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE
12" : 12"
SLOPE
12" : 12"
SLOPE
4" : 12"
SLOPE
4" : 12"SLOPE12" : 12"SLOPE12" : 12"SLOPE
13 1/2" : 12"SLOPE3 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:20 AM
A.2.03
(E) ROOF PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (E) Roof
1/17/2020 HPC SUBMITTAL
228
A
B
C
D
E
F G
I
H
J
K
L
M
N
OP
R
S
T
U
Q
AA
BB
CC
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/8" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:23 AM
A.2.04
WALL DEMOLITION
PLAN134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/8" = 1'-0"1 DEMO PLAN - MAIN LEVEL
1/8" = 1'-0"2 DEMO PLAN - UPPER LEVEL
1/8" = 1'-0"3 Elevation 1 - A
1/8" = 1'-0"4 Elevation 2 - B
1/8" = 1'-0"5 Elevation 3 - C
1/8" = 1'-0"6 Elevation 4 - D
1/8" = 1'-0"7 Elevation 5 - E
1/8" = 1'-0"8 Elevation 6 - F
1/8" = 1'-0"9 Elevation 7 - G
1/8" = 1'-0"10 Elevation 8 - H
1/8" = 1'-0"11 Elevation 9 - I
1/8" = 1'-0"12 Elevation 10 - J
1/8" = 1'-0"13 Elevation 11 - K
1/8" = 1'-0"14 Elevation 12 - L
1/8" = 1'-0"15 Elevation 13 - M
1/8" = 1'-0"16 Elevation 14 - N
1/8" = 1'-0"17 Elevation 15 - O
1/8" = 1'-0"18 Elevation 16 - P
1/8" = 1'-0"19 Elevation 18 - R
1/8" = 1'-0"20 Elevation 19 - S
1/8" = 1'-0"21 Elevation 20 - T
1/8" = 1'-0"22 Elevation 21 - U
1/8" = 1'-0"23 Elevation 22 - AA
1/8" = 1'-0"24 Elevation 23 - BB
1/8" = 1'-0"25 Elevation 24 - CC
WALL AREA = 198.5sf
FENESTRATION = 45sf
WALL AREA = 106sf WALL AREA = 51.5sf
FENESTRATION = 42.5sf
WALL AREA = 232.5sf
FENESTRATION = 51.5sf
WALL AREA = 135sf
FENESTRATION = 26sf
WALL AREA = 75.5sf
FENESTRATION = 35.5sf
WALL AREA = 27sf WALL AREA = 142.5sf
FENESTRATION = 152sf
WALL AREA = 12sf WALL AREA = 12sf WALL AREA = 54sf
FENESTRATION = 24sf
WALL AREA = 46sf
WALL AREA = 282.5sf
FENESTRATION = 57.5sf
WALL AREA = 406sf
FENESTRATION = 109.5sf
WALL AREA = 36.5sf
FENESTRATION = 25.5sf
1/8" = 1'-0"26 Elevation 17 - Q
WALL AREA = 96.5sf
FENESTRATION = 17sf
WALL AREA = 378sf
FENESTRATION = 65sf
WALL AREA = 407.5sf
FENESTRATION = 80.5sf
WALL AREA = 74sf
FENESTRATION = 70.5sf
WALL AREA = 383sf
FENESTRATION = 105.5sf
WALL AREA = 283sf
FENESTRATION = 27sf
WALL AREA = 48.5sf WALL AREA = 99sf
FENESTRATION = 12.5sf
WALL AREA = 121sf
FENESTRATION = 41sf
1/17/2020 HPC SUBMITTAL
229
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:23 AM
A.2.05
ROOF DEMOLITION
PLAN134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) Roof - FAR
A
B
C
D
E
F
G
H
I
J
K
L
M
N O P
Q R
S T
U
V
W
X
Y
Z
AA
BB
1/17/2020 HPC SUBMITTAL
230
UP
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C9' - 1"3' - 0"12' - 8"4' - 0"9' - 1"15' - 11"
26' - 7 1/2"31' - 1"28' - 10"10' - 0 1/2"22' - 8 1/2"
61' - 7"
12' - 3"
61' - 7"8' - 3"22' - 8 1/2"11' - 11"20' - 1"PROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK
SETBACK
PROPERTY LINE
AA
10' - 0"11' - 4 1/2"
E-119' - 9"4' - 5 1/2"
DROP
CEILING
OPEN
ABOVE
2' - 6"3' - 0"4' - 6"4' - 6"4' - 8"3' - 6"9' - 8"4' - 0"4' - 0"6' - 0"3' - 0"8' - 3"4' - 4"
7' - 0 1/2"4' - 0"2' - 8"5' - 6"5' - 6"8' - 3"SETBACKLAUNDRY
MECH.
REC. ROOM
BEDROOM 1
BEDROOM 2
BATH 1
BATH 2
F F
3' - 8"
12' - 3"32' - 0"W3W1W2
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:24 AM
A.2.06
(P) BASEMENT FLOOR
PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) BASEMENT
1/17/2020 HPC SUBMITTAL
231
UP
DN
UP
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
14' - 4"11' - 11"12' - 3"16' - 7"10' - 0 1/2"22' - 8 1/2"5' - 7"16' - 2"
83' - 4"
83' - 4"
E-124' - 1 1/2"4' - 0"7' - 9"22' - 4 3/4"25' - 11 1/2"20' - 11 1/2"
7' - 3"6' - 8"13' - 1 1/2"12' - 2 1/2"5' - 9"2' - 6"5' - 10"3' - 6 1/8"3' - 9"5' - 6"5' - 8"
3' - 8"1' - 1"4' - 0 1/2"4' - 5"8' - 0 227/256"3' - 7"2' - 4"
12' - 3"16' - 7"10' - 0 1/2"22' - 8 1/2"5' - 7"7' - 9"8' - 5"
6' - 0"1' - 2"
PROPERTY LINEPROPERTY LINEPROPERTY LINESETBACK
SETBACK
PROPERTY LINE
OPEN
BELOW
SETBACK10' - 0 1/2"W17BEDROOM 3 BATH 3
BEDROOM 4
BATH 4
VESTIBULE LIVING/KITCHEN
ENTRY WC 1
GARAGE5' - 9"8' - 5"
4' - 0"4' - 0"10' - 0"
1' - 8"
7' - 9"5' - 7"7' - 9"F F7' - 2"6' - 11 1/2"11' - 7 1/2"
6' - 6"
4' - 7"32' - 0"T.O.F.F. @GARAGE
EL. = 100' -0"
F.P.
T.O.F.F. @ MAIN LEVEL
EL. = 100' -0"
T.O.F.F. @ VICTORIAN
EL. = 101' -0"
100
102
101
1' - 4"W11W12
W19 W20
W10
W13
W14
W15W189 1/2"W16
103
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:24 AM
A.2.07
(P) MAIN FLOOR PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) MAIN LEVEL
1/17/2020 HPC SUBMITTAL
232
DN
DN
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
E-1
OPEN TO
BELOW
4' - 9 1/4"
4"3' - 0"6' - 0"
10' - 0"11' - 4 1/2"3' - 10"OPEN TO
BELOW
3' - 8"15' - 3"16' - 7"10' - 0 1/2"22' - 8 1/2"5' - 7"16' - 2"6' - 11 1/2"24' - 1 1/2"83' - 4"11' - 11"14' - 4"5' - 9"32' - 0"3' - 0"4' - 11 1/2"5' - 10"11' - 8 1/2"
EQ EQ EQ EQ
W38 W37W36W35W34W33W32
W31LOFT
MASTER BEDROOM
GUEST
MASTER BATH
5' - 7"16' - 2"22' - 8 1/2"6' - 0"F F10' - 4 1/4"T.O.F.F. @ UPPER LEVEL
EL. = 110' -10 1/2"
T.O.F.F. @ UPPER LEVEL
EL. = 110' -8 1/2"
T.O.F.F. @ UPPER LEVEL
EL. = 109' -6 3/4"
200W30 STAIRWELL
OPEN TO
BELOW
LADDER ACCESS TO LOFT W/
GUARD RAIL PER CODE
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:24 AM
A.2.08
(P) UPPER LEVEL
FLOOR PLAN134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"1 (P) UPPER LEVEL
1/17/2020 HPC SUBMITTAL
233
8
8
7
7
6
6
5
5
4
4
3
3
2
2
1
1
E-2
D
B
C
AA
E-1
SETBACK
SETBACK PROPERTY LINEPROPERTY LINE
PROPERTY LINEPROPERTY LINEF F
SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
10 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE
13 1/2" : 12"SLOPE3 1/2" : 12"SLOPE
13 1/2" : 12"
SLOPE
13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE13 1/2" : 12"SLOPE1/4" : 12"SLOPE1/4" : 12"SLOPE6" : 12"SLOPE6" : 12"SLOPE
13 1/2" : 12"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
Drawn By
Checked By
Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:25 AM
A.2.09
(P) ROOF PLAN134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (P) Roof
1/17/2020 HPC SUBMITTAL
234
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
E-2 D BC AE-1
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
F
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"
T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
E-2 D BC AE-1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
F
21' - 11"T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"T.O.F.F. UPPER LEVEL (E) GARAGE
109' -6 3/4"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:29 AM
A.3.00
NORTH ELEVATION134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) NORTH ELEVATION
1/4" = 1'-0"2 (P) NORTH ELEVATION
1/17/2020 HPC SUBMITTAL
235
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
8 7 6 5 4 3 2 1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
8 7 6 5 4 3 2 1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:34 AM
A.3.01
WEST ELEVATION134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) WEST ELEVATION
1/4" = 1'-0"2 (P) WEST ELEVATION
1/17/2020 HPC SUBMITTAL
236
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
E-2DBCAE-1
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
F
20' - 1"T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
T.O.F.F. UPPER LEVEL (E)
VICTORIAN
110' -8 1/2"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
E-2DBCAE-1
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
F
15' - 8 3/8"10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:38 AM
A.3.02
SOUTH ELEVATION134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) SOUTH ELEVATION
1/4" = 1'-0"2 (P) SOUTH ELEVATION
1/17/2020 HPC SUBMITTAL
237
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
(E) ROOF
125' -2 1/2"
(E) ROOF
125' -2 1/2"
87654321
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
MAIN LEVEL
100' -0"
MAIN LEVEL
100' -0"
87654321
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
T.O.F.F. @ UPPER LEVEL ADDITION
110' -10 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
B.O. HEADER @ UL ADDITION
118' -4 1/2"
(N) Roof
125' -2 1/2"
(N) Roof
125' -2 1/2"
T.O.F.F. @ (E) VICTORIAN
101' -0"
T.O.F.F. @ (E) VICTORIAN
101' -0"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:41 AM
A.3.03
EAST ELEVATION134 EAST BLEEKERASPEN, CO19017
TM
Checker
1/4" = 1'-0"1 (E) EAST ELEVATION
1/4" = 1'-0"2 (P) EAST ELEVATION
1/17/2020 HPC SUBMITTAL
238
F.F.
+0'-0"
F.F.
+0'-0"
F.F.
+0'-0"
TYPE A TYPE B TYPE C
TYPE D TYPE E
TYPE FPER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.
3' - 0"
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
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Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:42 AM
A.4.00
WINDOW SCHEDULE134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/4" = 1'-0"
Window Legend
Window Schedule
Window ID Room Name
Room
Number Type Mark Description Width Height Sill Height
Window
Frame
Material
Window
Exterior
Finish
Window
Interior
Finish
Black Out
Shade 5% Shade Detail Head Detail Jamb Detail Sill Glazing
Hardware
Group Remarks
BASEMENT
W1 BEDROOM 2 A 6' - 11" 5' - 8 3/4" 3' - 0"
W2 BEDROOM 1 A 10' - 0
5/32"
5' - 8 3/4" 3' - 0"
W3 STAIRWELL B 6' - 11" 5' - 8 3/4" 3' - 0"
MAIN LEVEL
W10 VESTIBULE C 9' - 11" 9' - 10 1/2" 0' - 0"
W11 STAIRWELL B 3' - 11 1/2" 7' - 10 1/2" 2' - 0"
W12 STAIRWELL B 3' - 11 1/2" 7' - 10 1/2" 2' - 0"
W13 LIVING/KITCHEN D 9' - 0" 8' - 10 1/2" 0' - 0"
W14 LIVING/KITCHEN C 6' - 1 1/2" 9' - 10 1/2" -1' - 0"
W15 LIVING/KITCHEN C 6' - 1 1/2" 9' - 10 1/2" -1' - 0"
W16 LIVING/KITCHEN E 2' - 6" 1' - 10 1/2" 8' - 0"
W17 LIVING/KITCHEN B 2' - 10" 1' - 10 1/2" 8' - 0"
W18 LIVING/KITCHEN B 4' - 0" 9' - 10 1/2" 0' - 0"
W19 GARAGE F 2' - 5" 2' - 7 1/2" 4' - 6"(E) TO BE
RELOCATED PER
PLAN
W20 GARAGE F 2' - 5" 2' - 7 1/2" 4' - 6"(E) TO BE
RELOCATED PER
PLAN
CEILING HEIGHT - MAIN LEVEL
W30 MASTER
BEDROOM
D 7' - 6" 5' - 6" 3' - 0"
W31 STAIRWELL B 3' - 11 3/4" 7' - 6" 1' - 0"
W32 STAIRWELL B 3' - 11" 7' - 6" 1' - 0"
W33 STAIRWELL B 3' - 11" 7' - 6" 1' - 0"
W34 STAIRWELL B 3' - 11" 7' - 6" 1' - 0"
W35 STAIRWELL B 3' - 11" 7' - 6" 1' - 0"
W36 STAIRWELL B 3' - 11 1/2" 7' - 6" 1' - 0"
W37 MASTER
BEDROOM
B 3' - 0" 7' - 0" 1' - 0"
W38 MASTER BATH B 3' - 11
11/16"
7' - 6" 1' - 0"
DOOR/WINDOW NOTES
1. SIZES GIVEN ARE NOMINAL. SEE DETAILS TO DETERMINE UNIT SIZES AND ROUGH
OPENING DIMENSIONS.
2. ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING/MANUFACTURING
DOORS AND WINDOWS.
3 ALL DOORS AND WINDOWS TO MEET .32 U-VALUE PER PITKIN COUNTY
1/17/2020 HPC SUBMITTAL
239
TYPE A
F.F.
+0'-0"TYPE B
TYPE C
F.F.
+0'-0"
SINGLE SWING PIVOT
W/ SIDELIGHT
FM - LnS POCKET - X
FM - LnS POCKET - XX
STACKEDPER SCHED.PER SCHED.
F.F.
+0'-0"TYPE D TYPE E
GARAGE DOOR iFM - LnS STACKED - OXPER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.PER SCHED.
EQ. EQ. EQ. EQ.
EQ. EQ. EQ. EQ.
EQ. EQ.
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date Issue
1/4" = 1'-0"BIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:43 AM
A.4.01
DOOR SCHEDULE -
EXTERIOR134 EAST BLEEKERASPEN, CO19017
Author
Checker
Door Schedule - Exterior
Window ID Location Type Mark Width Height Thickness Door Finish
Frame
Material
Frame
Exterior
Finish
Frame
Interior
Finish
Black Out
Shade 5% Shade
Roman
Shade Detail Head Detail Jamb Detail Sill Glazing
Hardware
Group Remarks
MAIN LEVEL
100 VESTIBULE A 9' - 10 3/8" 9' - 10 1/2"
101 LIVING/KITC
HEN
B 2' - 10" 7' - 6" 0' - 1 3/4"
102 LIVING/KITC
HEN
C 10' - 0" 7' - 6" 0' - 1 3/4"
103 GARAGE D 8' - 0" 8' - 0"
201 GARAGE D 8' - 0" 8' - 0"
T.O.F.F. @ UPPER LEVEL ADDITION
200 MASTER
BEDROOM
E 10' - 0" 7' - 6" 0' - 1 3/4"
GENERAL DOOR/WINDOW NOTES
1. SIZES GIVEN ARE NOMINAL. SEE DETAILS TO DETERMINE UNIT SIZES AND ROUGH
OPENING DIMENSIONS.
2. ALL DIMENSIONS TO BE VERIFIED IN FIELD PRIOR TO ORDERING/MANUFACTURING
DOORS AND WINDOWS.
3 ALL DOORS AND WINDOWS TO MEET .32 U-VALUE PER PITKIN COUNTY
DOOR TYPE SCHEDULE
KEY DOOR/WINDOW NOTES
1 MANUFACTURER LEVEL 1 : "FRONT OF HOUSE" TO INCLUDE ALBERTINI (STEEL OR ALUMINUM), DYNAMIC ALUMINUM, MHB, OPTIMUM OR SIM. STEEL MANUFACTURER
2 MANUFACTURER LEVEL 2 : "BACK OF HOUSE" TO INCLUDE SIERRA PACIFIC, MARVIN, EUROLINE, AND PELLA
1/4" = 1'-0"
Door Legend
1/17/2020 HPC SUBMITTAL
240
10.31.2019These documents are the property of EAD. Any unauthorized use without the written consent of EAD is prohibited by law. EAD disclaims responsibility for these documents if they are used whole or in part at any other location and for any other application other than the original intent. If you are not the intended recipient, you are hereby notified that any dissemination, distribution or reproduction of these documents is prohibited by law.350 MARKET STREET SUITE 309 BASALT, COLORADO
81621
PHONE: 970.300.3423 FAX: 415.358.5771
INFO@EIGELBERGER.COM
Copyright c 2018 by EIGELBERGER ARCHITECTURE & DESIGNSCALE:
Plot Date
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Project No.
CLIENT REVIEW: REVIEWED AND
APPROVED FOR DESIGN INTENT:
CLIENT UNDERSTANDS THE DESIGN
INTENT OF THE DOCUMENT. CLIENT
APPROVES DESIGN INTENT. ARCHITECT
WILL PROCEED WITH DETAILS AND
COORDINATION WITH CONTRACTOR PER
SIGN OFF ON DOCUMENT.
NOTE: ANY CHANGES TO THE APPROVED
DRAWINGS BY CLIENT ARE ADDITIONAL
SERVICE PER CONTRACT.
ARCHITECT TO PICKUP CORRETIONS AS
NOTED
CLIENT SIGNATURE:
___________________________
DATE OF APPROVAL:
__________________________
Date IssueBIM 360://19017 -134 Bleeker/19017_134 E Bleeker St_Central.rvt1/17/2020 11:56:43 AM
A.9.01
PERSPECTIVES134 EAST BLEEKERASPEN, CO19017
Author
Checker
1/17/2020 HPC SUBMITTAL
241
CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVWWWWWWWW
W
W
W
W W789578957895
789578957895UP
2%2%2%CDATE#DESCRIPTIONISSUE DATE:SHEET NUMBERREVIEWED:PROJECT NUMBER:DRAWN:1REVISIONS6271234567ABCDE134 EAST BLEEKER ST.
Aspen, COC O P Y R I G H T D E S I G N W O R K S H O P, I N C.F89123456789W W W . D E S I G N W O R K S H O P . C O MDESIGN WORKSHOPLandscape Architecture · Land PlanningUrban Design · Tourism PlanningAsheville · Aspen · Austin · Chicago · Denver · DubaiHouston · Lake Tahoe · Los Angeles120 East Main Street(970) 925-8354(970) 920-1387Aspen, Colorado 81611HL/JSMAJanuary 10, 2020LX-01HPCSUBMISSIONNORTH0ORIGINAL SCALE:5 10201"=10'-00"N. AS
P
E
N
S
T
.E. BLEEKER ST.BUILDING SETBACKBUILDING SETBACKPROPERTY LINE
LANDSCAPEPLANCONCRETELEGENDMATERIALRETAINING WALLTRUFPLANTINGPERENNIAL BED 1SHRUB NO GREATER THAN 42"SHRUB NO GREATER THAN 18"GROUNDCOVERPERENNIAL BED 2LILAC 6 - 8'COTTONWOOD TREESHRUBS LESS THAN 42"TURF2 NEW STREET TREES (COTTONWOOD)WALK
W
A
Y
42" WOODEN FENCEWINDOWWELLTRASHENCLOSUREEXISTING 36" DBH SILVER MAPLEWALK
W
A
Y
TURF PERENNIAL BED 1PERENNIAL BED 2PROPERTY LINE242
CTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVWWWWWWWW
W
W
W
W W789578957895
789578957895UP
CDATE#DESCRIPTIONISSUE DATE:SHEET NUMBERREVIEWED:PROJECT NUMBER:DRAWN:1REVISIONS6271234567ABCDE134 EAST BLEEKER ST.
Aspen, COC O P Y R I G H T D E S I G N W O R K S H O P, I N C.F89123456789W W W . D E S I G N W O R K S H O P . C O MDESIGN WORKSHOPLandscape Architecture · Land PlanningUrban Design · Tourism PlanningAsheville · Aspen · Austin · Chicago · Denver · DubaiHouston · Lake Tahoe · Los Angeles120 East Main Street(970) 925-8354(970) 920-1387Aspen, Colorado 81611HL/JSMAJanuary 10, 2020LX-02HPCSUBMISSIONNORTH0ORIGINAL SCALE:5 10201"=10'-00"N. AS
P
E
N
S
T
.E. BLEEKER ST.PROPERTY LINEBUILDING SETBACKBUILDING SETBACKPROPERTY LINE
SNOWMELTDIAGRAMSNOWMELT AREASNOWMELT AREA LEGENDN. AS
P
E
N
S
T
.WINDOWWELLTRASHENCLOSURE243
SITE789578957895 7895 78957895
C1COVER SHEET134 EAST BLEEKER STREETASPEN, CO 81301ROARING FORK ENGINEERING
592 HIGHWAY 133CARBONDALE COLORADO, 81623PH: (970)340-4130 F:(866)876-5873CHECKED BY:#DESCRIPTION DATE DRAWN BYCONSTRUCTION DRAWN BY:JOB #:OF 4 TOTAL PAGES134 EAST BLEEKER STREET
ASPEN, CO 81301 2020-05NOT FORJKERBG1 HPC SUBMITTAL 01.17.2020 JKE
244
T1T2T3T4T5T6E EWG ELEC.METERWATERMETERXXXXXXXX
X
X
X
X
X
X
X
X
STREETSIGNMETAL FENCEMETAL FE
N
C
E
WOO
D
F
E
N
C
EWOOD/METALFENCE TRANSITIONWOOD FE
N
C
E
WOOD F
E
N
C
E
METAL
F
E
N
C
E
WOOD/METALFENCE TRANSITIONWOOD F
E
N
C
E
S 75°09'11" E 45.00'N 75°09'11" W 45.00'N 14°50'4
9
"
E
1
0
0
.
0
0
'
S 14°50'4
9
"
W
1
0
0
.
0
0
'PSTONESIDEWALKPSTREETSIGNCOLOWERLEVELSTONEPATIOLOWER
L
E
V
E
L
WOOD DECKNORTH
A
S
P
E
N
S
T
R
E
E
T
75.30' R-
O
-
W
ASPHAL
TEAST BLEEKER STREET74.78' R-O-WASPHALTTRASHENCLOSUREWOOD
D
E
C
K
STONESIDEWALKF.F.7894.68'F.F.7895.78'F.F.7894.69'UPPER
L
E
V
E
L
DECK
UPPER
L
E
V
E
L
DECK
DRIVEWAYF.F.7894.80'R-6 BUILDING SETBACKLOT S AND EAST HALFOF LOT R, BLOCK 654,500 S.F.±TWO STORY WOODFRAME HOUSEWITH BASEMENT134 EAST BLEEKER STREETTWO STORY WOOD FRAMEHOUSE WITH GARAGESTREETSIGNPF.F.7895.66'RIDGE7918.8'RIDGE7919.9'RIDGE7916.3'RIDGE7916.2'RIDGE7920.1'RIDGE7918.78'RIDGE7918.9'RIDGE7918.83'10'
10'5'R-6 BUIL
D
I
N
G
S
E
T
B
A
C
K
5'R-6 BUI
L
D
I
N
G
S
E
T
B
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C3BASINS AND DRAINAGEROARING FORK ENGINEERING
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