HomeMy WebLinkAboutagenda.hpc.202102241
AGENDA
ASPEN HISTORIC PRESERVATION COMMISSION
February 24, 2021
4:30 PM,
WEBEX
www.webex.com
Enter Meeting Number 126 403 7617
Password provided 81611
Click "Join Meeting"
OR
Join by phone
Call: 1-408-418-9388
Meeting number (access code): 126 403 7617#
I.SITE VISIT
II.ROLL CALL
III.MINUTES
IV.PUBLIC COMMENTS
V.COMMISSIONER MEMBER COMMENTS
VI.DISCLOSURE OF CONFLICT OF INTEREST
VII.PROJECT MONITORING
VIII.STAFF COMMENTS
IX.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED
X.CALL UP REPORTS
XI.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS
XII.OLD BUSINESS
XIII.NEW BUSINESS
1
2
XIII.A.212 N Monarch -- TDR Referral
212 N Monarch TDR_MEMO.pdf
212 N Monarch TDR_Resolution.pdf
212 N Monarch ExhibitA_TDRCriteria.pdf
212 N Monarch_Application.pdf
XIII.B.314 West Main - TDR Referral Comments
314_W_Main_Memo_2021_02_24.pdf
314_W_Main_Resolution_2021_02_24.pdf
ExhibitA_TDRCriteria.pdf
ExhibitB_Application.pdf
XIII.C.227 East Bleeker Street - Final Major Development, PUBLIC HEARING
227_E_Bleeker_Memo_2021_02_24.pdf
ExhibitA_HPGuidelinesCriteria.pdf
227_E_Bleeker_Resolution_2021_02_24.pdf
ExhibitB_HPCResolution&MeetingMinutes_2020_12_09.pdf
ExhibitC_Application.pdf
XIV.ADJOURN
XV.NEXT RESOLUTION NUMBER
Typical Proceeding Format for All Public Hearings
1)Conflicts of Interest (handled at beginning of agenda)
2) Provide proof of legal notice (affidavit of notice for PH)
3) Staff presentation
4) Board questions and clarifications of staff
5) Applicant presentation
6) Board questions and clarifications of applicant
7) Public comments
8)Board questions and clarifications relating to public comments
9) Close public comment portion of bearing
10) Staff rebuttal/clarification of evidence presented by applicant and public comment
11) Applicant rebuttal/clarification
End of fact finding.
Deliberation by the commission commences.
No further interaction between commission and staff, applicant or public
12) Chairperson identified the issues to be discussed among commissioners.
13) Discussion between commissioners*
14) Motion*
*Make sure the discussion and motion includes what criteria are met or not met.
2
3
Revised April 2, 2014
3
Page 1 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Memorandum
TO: Aspen Historic Preservation Commission
FROM: Michelle Bonfils Thibeault, Planner II
THROUGH: Amy Simon, Planning Director
MEETING DATE: February 24, 2021
RE: 212 N. Monarch - REFERRAL COMMENTS TO CITY COUNCIL:
Establishment of Transferable Development Rights (TDR)
APPLICANT /OWNER:
Philip R Hodgson and Patricia
Hodgson Family Trust
REPRESENTATIVE:
Alan Richman Planning Services,
Inc.
LOCATION:
Street Address:
212 N. Monarch Street
Legal Description:
The South Sixty-Two Feet of Lots
A, B, and C, Block 78 City and
Townsite of Aspen, Colorado
Parcel Identification Number:
PID# 2737-073-17-003
CURRENT ZONING & USE
R-6 (Medium-Density Residential);
Historic Landmark (H); The property
is developed with a designated
historic structure known as the
Kobey House.
PROPOSED ZONING & USE:
No change
SUMMARY: The applicant requests approval by City Council to
establish two (2) historic transferrable development rights (TDR’s)
which will remove 500 square feet of allowable floor area from the
212 N. Monarch Street property. The property is a designated
Historic Landmark containing the historic structure known as the
Kobey house. While HPC has no formal role in the establishment of
Historic TDR Certificates, the applicant requests a recommendation
to Council to maintain the historic landmark by establishing two TDRs
removing 500 square feet of available floor area from the historic lot.
STAFF RECOMMENDATION: Staff recommends approval of the request
to establish two (2) historic transferrable development rights (TDR’s)
extinguishing 500 square feet of development rights from the property
to further preserve the Historic Landmark known as the Kobey House.
VICINITY MAP
4
Page 2 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
212 N. Monarch Street is approximately 5,634 sf lot in size and located in the R-6 zone district.
The lot contains an historic Late Victorian structure, known as the Kobey House, built in 1888.
The structure has been inhabited as a residence for over 120 years.
The entire property is historically designated via Ordinance #57, Series of 1981. Pursuant to HPC
Resolution #009, Series of 2010, the Historic Preservation Commission granted approval to install
a driveway along the north side of the property.
The applicant is the resident-owner of the property and has maintained the historic integrity of the
property since the purchase nearly 50 years ago. The applicant requests to create two (2) historic
transferable development rights (TDR’s), the revenues from which will be used to continue to
maintain the property under the same family ownership.
5
Page 3 of 4
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 recommendation:
• Transferable Development Rights (Section 26.535) for the establishment of 2 TDRs,
representing all but 126 square feet of the remaining residential development allowed on
this historic parcel.
The Historic Preservation Commission (HPC) is a recommending body and Aspen City Council is
the final review authority.
PROJECT SUMMARY:
The applicant proposes to maintain the historic landmark and extinguish the unused, remaining
development rights on the property. The applicant requests approval to remove 500 sf of
developable floor area from the historic lot through the establishment of two (2) Transferable
Development Rights (TDRs). An Historic TDR Certificate is created for 250 sf.
STAFF COMMENTS:
The maximum floor area for constructing a single-family dwelling on a 5,634 sf lot in the R-6 zone
district is 3,122 sf. The property is subject to slope reductions in lot area as follows:
5,634 SF gross lot area
-333 sf lot area with slopes greater than 30% (eliminated from the net lot area)
- 44 sf 89 sf on slopes between 20 – 30 %, of which only half count toward the net lot area
5,256 Lot Area for calculating Floor Area
Pursuant to Section 26.710.040, the allowable floor area on the 5,256 sf property is 3,031 sf.
Following is the calculation demonstrating available floor area to be extinguished by creating two
(2) Historic TDR certificates.
3,031 sf allowable floor area
2,405 sf existing floor area of Historic Landmark
626 sf undeveloped floor area and existing development rights
The remaining floor area that may be converted into TDRs on 212 West Monarch equals 626
square feet. The applicant requests approval for 2 TDRs, which will consume all but 126 square
feet of allowed development rights on the site.
The property is an historic landmark and the applicant has demonstrated the existence of unused
development rights exceeding two hundred fifty square feet (250) square feet of floor area on the
parcel. Once the TDRs are created the applicant plans to comply with the required steps of
executing and delivering a deed restriction. A draft deed restriction was submitted with the
6
Page 4 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
application. In addition, the applicant agrees to disclose information related to the sale,
assignment, conveyance or other transfer/change of ownership of the TDRs to the City of Aspen
Community Development Department within five (5) days. Staff finds the criteria for
establishing TDRs are met.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) support the request to establish
two (2) TDRs from the historic property.
ATTACHMENTS:
Resolution # 004, Series of 2021
Exhibit A – Transferable Development Rights (TDR) / Staff Findings
Exhibit B – Application
7
HPC Resolution #__, Series of 2021
Page 1 of 2
RESOLUTION #004, SERIES OF 2021
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC),
RECOMMENDING IN FAVOR OF THE ESTABLISHMENT OF TRANSFERABLE
DEVELOPMENT RIGHTS FOR THE PROPERTY LOCATED AT 212 NORTH
MONARCH STREET, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN,
STATE OF COLORDO.
PARCEL ID: 2737-073-17-003
WHEREAS, the Community Development Department received an application from the
applicants, Philip R Hodgson and Patricia Hodgson Family Trust, represented by Alan Richman
Planning Services, Inc., requesting recommendation by HPC for the establishment of
Transferable Development Rights (TDR) for the property located at 212 North Monarch Street,
City and Townsite of Aspen, Colorado; and
WHEREAS, for the approval of TDRs, HPC makes a recommendation to City Council based on
the requirements of Municipal Code Section 26.535.070; and
WHEREAS, the Community Development Department reviewed the proposed application for
compliance with the applicable review standards and recommended in favor of the establishment
of Transferable Development Rights (TDRs); and
WHEREAS, HPC reviewed the project on February 24, 2021. HPC considered the application
and the staff memo and found the proposal consistent with the review standards and
recommended in favor by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends in favor of the establishment of two (2) Transferable
Development Rights (TDRs) for 212 North Monarch Street, City and Townsite of Aspen, CO as
follows:
Section 1: Transferable Development Rights
Pursuant to the findings set forth above, the Historic Preservation Commission (HPC) does hereby
recommend the establishment of up to two (2) TDR for 212 North Monarch.
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.
8
HPC Resolution #__, Series of 2021
Page 2 of 2
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 24th day of February,
2021.
Approved as to Form: Approved as to Content:
________________________________ ______________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Chair
ATTEST:
______________________________
Wes Graham, Deputy City Clerk
9
Page 1 of 3
Exhibit A
Transferable Development Rights Criteria
Staff Findings
Section 26.535.070
A historic TDR certificate may be established by the Mayor if the City Council, pursuant to adoption
of an ordinance, finds all the following standards met:
A. The sending site is a historic landmark on which the development of a single-family or
duplex residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties
on which such development is a conditional use shall not be eligible.
Staff Findings: 212 N. Monarch Street is a designated historic landmark that is an
eligible sending site that can establish and sever transferable development rights
(TDRs). Single-family residential development is a permitted use in the R-6 zone
district.
B. It is demonstrated that the sending site has permitted unbuilt development rights, for either
a single-family or duplex home, equaling or exceeding two hundred and fifty (250) square
feet of floor area multiplied by the number of historic TDR certificates requested.
Staff Findings: Floor area calculations have been provided using the existing lot
configuration. The historic lot has an allowable floor area of 626 sf after subtracting
the floor area of the historic structure proposed to remain. Two TDRs equaling 250
sf each may be established, and final floor area calculations will be verified by the
Zoning Department prior to the issuance of a TDR. If the lot configuration is to
change, new floor area calculations will need to be provided and verified.
C. It is demonstrated that the establishment of TDR certificates will not create a
nonconformity. In cases where a nonconformity already exists, the action shall not increase
the specific nonconformity.
Staff Findings: The creation of a TDR will not create or increase a nonconformity.
D. The analysis of unbuilt development right shall only include the actual built development,
any approved development order, the allowable development right prescribed by zoning
for a single-family or duplex residence, and shall not include the potential of the sending
site to gain floor area bonuses, exemptions or similar potential development incentives.
Properties in the MU Zone District which do not currently contain a single-family home or
duplex established prior to the adoption of Ordinance #7, Series of 2005, shall be permitted
to base the calculation of TDRs on 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. This is only for the purpose of creating TDRs and does not
permit the on-site development of 100% of the allowable floor area on an equivalent-sized
10
Page 2 of 3
lot in the R-6 zone district. If the additional 20% of allowable floor area exceeds 500 square
feet, the applicant may not request a floor area bonus from HPC at any time in the future.
Any development order to develop floor area, beyond that remaining legally connected to
the property after establishment of TDR Certificates, shall be considered null and void.
Staff Findings: The allowable floor area for a detached single-family residence on a
5,256 sf lot in the R-6 zone district is approximately 3,031 sf after reductions due to
steep slopes on the property. The existing landmark is 2,405 sf. Unbuilt floor area
of 626 is available to convert to TDRs.
E. The proposed deed restriction permanently restricts the maximum development of the
property (the sending site) to an allowable floor area not exceeding the allowance for a
single-family or duplex residence minus two hundred and fifty (250) square feet of floor
area multiplied by the number of historic TDR certificates established.
For properties with multiple or unlimited floor areas for certain types of allowed uses,
the maximum development of the property, independent of the established property
use, shall be the floor area of a single-family or duplex residence (whichever is
permitted) minus two hundred fifty (250) square feet of floor area multiplies by the
number of historic TDR certificates established.
The deed restriction shall not stipulate an absolute floor area, rather shall stipulate a
square footage reduction from the allowable floor area for a single-family or duplex
residence, as may be amended from time to time. The sending site shall remain eligible
for certain floor area incentives and/or exemptions as may be authorized by the City
Land Use Code, as may be amended from time to time. The form of the deed restriction
shall be acceptable to the City Attorney.
Staff Findings: At the point of issuing a TDR certificate, the applicant will be required
to file a deed restriction that will permanently reduce the allowable floor area by 250
sf. All documents shall be reviewed by the City Attorney prior to execution.
F. A real estate closing has been scheduled at which, upon satisfaction of all relevant
requirements, the City shall execute and deliver the applicable number of historic TDR
certificates to the sending site property owner and that property owner shall execute and
deliver a deed restriction lessening the available development right of the subject property
together with the appropriate fee for recording the deed restriction with the County Clerk
and Recorder's office.
Staff Findings: This is a mandatory process that the applicant must pursue.
11
Page 3 of 3
G. It shall be the responsibility of the sending site property owner to provide building plans
and a zoning analysis of the sending site to the satisfaction of the Community Development
Director. Certain review fees may be required for the confirmation of built floor area.
Staff Findings: The applicant has provided detailed floor area calculations as part of
the proposal. Final calculations shall be reviewed by The City prior to the issuance
of the TDR certificate.
H. The sale, assignment, conveyance or other transfer or change in ownership of transferable
development rights certificates shall be recorded in the real estate records of the Pitkin
County Clerk and Recorder and must be reported by the grantor to the City of Aspen
Community Development Department within five (5) days of such transfer. The report of
such transfer shall disclose the certificate number, the grantor, the grantee and the total
value of the consideration paid for the certificate. Failure to timely or accurately report such
transfer shall not render the transferable development right certificate void.
Staff Findings: This is a mandatory process that the applicant must pursue.
I. TDR certificates may be issued at the pace preferred by the property owner.
Staff Findings: N/A
J. City Council may find that the creation of TDRs is not the best preservation solution for the
affected historic resource and deny the application to create TDRs. HPC shall provide
Council with a recommendation.
Staff Findings: The applicant is requesting HPC recommend in favor of establishing
two (2) TDRs with this application. HPC is a recommending body and City Council
is the final authority for granting the TDR request.
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
212 NORTH MONARCH ST.
ASPEN, CO 81611BEDROOMBEDROOMBEDROOMBEDROOM23'-1058"2'-858"8'-478"13'-638"4'-0"2'-85
8"9'-63
4"2'-95
8"20'-13
4"2'-958"6'-038"15'-314"6'-738"17'-978"4'-0"10'-01
8"
1'-41
2"
17'-6"7'-85
8"5'-23
8"
TRUE DIMENSIONSTHESE DRAWINGS ARE PRODUCED IN14" SCALE. IF THIS ABOVE DIMENSIONDOES NOT MEASURE WITH A RULERONE INCH (1"), THAN THESE DRAWINGSHAVE BEEN ENLARGED OR REDUCEDTHEREFORE AFFECTING THE LABELEDSCALE.THESE DRAWINGS ARE THE PROPERTY& COPYRIGHT OF TRUE DIMENSIONS,ASPEN, CO & SHALL NEITHER BE USEDON ANY OTHER WORK NOR BE USEDBY ANY OTHER PERSON FOR ANY USEWHATSOEVER WITHOUT WRITTENPERMISSION.1 " INCHKITCHENPANTRYDINING ROOMLAUNDRYLIBRARYLIVING ROOMBATH48'-612"13'-638"8'-638"23'-918"2'-858"35'-10"
5'-111
2"51
8"29'-53
8"
4'-91
4"
4'-134"2'-858"9'-634"2'-958"15'-1"20'-112"15'-314"16'-034"8'-412"1EXISTING FAR CALCULATION16'-7"14'-10"14'-9"
13'-0"14 sq. ft. exempt30 sq. ft. exemptFront Porch112 sq. ft.exemptDeck 201 sq. ft.exempt5'-10"Lower Level100% below grade245 sq. ft. - exempt47
7895 SOSWGEFOUND REBAR & 1-1/4"ORANGE PLASTIC CAP LS28643SITE BENCH MARKFOUND REBAR & 1-1/4"YELLOW PLASTIC CAP LS9018ELEVATION:7899.14SET REBAR & 1-1/4"ORANGE PLASTIC CAPTNC PLS38215(FOUND LARGE SPIKE SE-1'±)FOUND REBAR & 1-1/2"ALUMINUM CAP LS2376FOUND REBAR & 1-1/4"YELLOW PLASTIC CAPHCE LS38215WOOD RET
A
I
N
I
N
G
W
A
L
L
(TYPICAL)N75°09'11"W 90.66'PLAT=90.47'BASIS OF BEARINGSPLAT=N14°50'49"EN14°24'00"E 62.00'PLAT=S75°09'11"E 90.47'S75°17'52"E 90.79'S14°3
1
'
2
8
"
W
6
2
.
2
2
'
PLAT
=
S
1
4
°
5
0
'
4
9
"
W
6
2
.
0
0
'GRAVEL DRIVEWAYW/STONE BORDERPAVER WALKPAVERPATIOPAVERSFLAGS
T
O
N
E
PATIO
WOOD
D
E
C
K
STEP
FFE
7901.3
2
FFE7901.31SHED ENCROACHESINTO ALLEY 2.8'±PAV
E
R
S
ROCKS2ND L
E
V
E
L
D
E
C
K FLAGSTONEPATIOPORCHPORCH OVERHANGSTEPENTRY 15.3'(TIE)14.6'(TIE)(TIE)11.7'26.7'(TIE)8.1'23.6'4.0'
4.5'13.6'29.8'8.3'0.6'16.0'3.3'5.8'15.3'WINDOW WELLDORMER20.3'6.0'4.5'4.5'9.1'TWO - STORYVICTORIAN HOUSE212 N. MONARCH STREETCONCRETE CURB & GUTTEREDGE OF PAVEMENTMAILBOXN. MONARCH STREET
ALLEYBLOCK 78(20.69' WIDE)UNDEVELOPEDLOT ALOT BLOT CLOT DLOT ELOT KLOT LLOT MLOT N7898 7898 78997900
7900 79007899
7890
7885
788
3
STONE
RETAINI
N
G
20.5'3.3'14.7'
WOO
D
S
H
E
D
PROPERTY AREA5634± SQ.FT.0.129± AC.10' PRINCIPALSETBACK10' ACCESSORY SETBACK
5' SIDE SETBACK5' SIDE SETBACK10' P
R
I
N
C
I
P
A
L
SETB
A
C
K
5' GA
R
A
G
E
/
A
C
C
E
S
S
O
R
Y
SETB
A
C
K
ELECTRIC PEDESTALCATV PEDESTALOSWPOWER POLE (CUT DOWN)WATER SHUTOFFWOOD FENCE SSANITARY MANHOLEGAS METERELECTRICAL METERGLEGENDESURVEYOR'S CERTIFICATIONSURVEY NOTES:5.THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS AND EASEMENTS OF RECORD OR INPLACE.6.THIS SURVEY WAS PREPARED WITHOUT THE BENEFIT OF A TITLE COMMITMENT, THEREFORE, ANY EXCEPTIONS TOTITLE THAT MAY AFFECT THE SUBJECT PROPERTY HAVE NOT BEEN REVIEWED BY TRUE NORTH COLORADO, LLC.7.ELEVATIONS SHOWN HEREON ARE BASED ON NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 88)REFERENCED FROM NATIONAL GEODETIC SURVEY (NGS) STATION S 159 HAVING AN ELEVATION OF 7720.88.8.CONTOUR INTERVAL EQUALS 1 FOOT.TRACT R - 44 STARWOOD FIVESECTION 35, TOWNSHIP 9 SOUTH, RANGE 85 WEST OF THE 6TH PMCOUNTY OF PITKIN, STATE OF COLORADOIMPROVEMENT SURVEY PLAT TRUE NORTH COLORADO LLC.A LAND SURVEYING AND MAPPING COMPANYP.O. BOX 614 - 386 MAIN STREET UNIT 3NEW CASTLE, COLORADO 81647(970) 984-0474www.truenorthcolorado.comPROJECT NO: 2020-447DATE:December 14, 2020DRAWNRPKSURVEYEDMANSHEET1 OF 1TRUENORTHA LAND SURVEYING AND MAPPING COMPANY10'5'20'SCALE: 1" = 10'N0NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANYLEGAL ACTION BASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREEYEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANYACTION BASED UPON ANY DEFECT IN THIS SURVEY BE COMMENCED MORETHAN TEN YEARS FROM THE DATE OF CERTIFICATION SHOWN HEREON.PROPERTY DESCRIPTION:PROPERTY ZONINGMETAL FENCE SLOPES48
4,514
752.3
Legend
1:
WGS_1984_Web_Mercator_Auxiliary_Sphere
Feet0752.3376.17
Notes
212 North Monarch Street
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 11:59 AM 12/14/20 at http://www.pitkinmapsandmore.com
State Highway
Road Centerline 4K
Primary Road
Secondary Road
Service Road
Rivers and Creeks
Continuous
Intermittent
River, Lake or Pond
Town Boundary
Federal Land Boundary
BLM
State of Colorado
USFS
49
Page 1 of 3
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, Planning Director
MEETING DATE: February 24, 2021
RE: 314 W. Main - REFERRAL COMMENTS TO CITY COUNCIL:
Establishment of Transferable Development Rights (TDR)
APPLICANT /OWNER:
314 West Main LLC, Wendi
Sturgis, Manager
REPRESENTATIVE:
BendonAdams LLC
LOCATION:
Street Address:
314 W. Main Street
Legal Description:
Lot B, Historic Landmark Lot
Split at 320 W. Main Street,
According to the Final Plat
Recorded September 3, 2003
in Plat Book 66 at Page 32,
City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2735-124-41-011
CURRENT ZONING & USE
MU (Mixed Use); Residential
Use
PROPOSED ZONING & USE:
No change
SUMMARY:
The owners of 314 W. Main Street propose to convert unused
floor area into three Transferable Development Rights
(TDRs).
STAFF RECOMMENDATION:
Staff supports the application to remove developable floor
area from the historic lot containing the carriage house and
recommends HPC approve the request as a recommending
body to Aspen City Council.
Site Locator Map – 314 W. Main
314
50
Page 2 of 3
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
314 West Main Street is a 4,500 sf lot that was created through a Historic Landmark Lot Split via
Ordinance #14, Series of 2002. This lot split approval included a 500 sf floor area bonus for the
sole purpose of allowing the existing historic structures to remain in place. No additional floor area
bonus is available to the property unless provided through a future amendment to the land use
code. 314 W. Main Street contains the historic carriage house that is associated with the Smith-
Elisha House on the adjacent lot addressed 320 W. Main Street. An application for a change in
use to single-family residential was granted in 2019. The historic carriage house is located
towards the alley in its historic location and the open green space faces Main Street.
Figure 1 – Sanborn Map, 1904 Figure 2 – 320 & 314 W. Main, 1991
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following recommendation:
• Transferable Development Rights (Section 26.535) for the establishment of three TDRs
from the historic property containing the historic carriage house.
The Historic Preservation Commission (HPC) is a recommending body and Aspen City Council is
the final review authority.
PROJECT SUMMARY:
314 W. Main Street is a historically designed landmarked property that qualifies for the
preservation benefit to sever unused development rights from the parcel by establishing TDRs in
increments of 250 sf (section 26.415.110.K). The historic carriage house is a single-family home
with a floor area of approximately 1,725 sf. The applicant proposes to remove 750 sf of
developable floor area from the property which would effectively sterilize the lot of future
development.
STAFF COMMENTS:
Although this is a 4,500 sf lot, due to the slopes on this property the net lot area is 3,431.24 sf.
For the purposes of creating TDRs, the maximum floor area for constructing a single-family
dwelling on this lot is approximately 2,520 sf. According to the as-built survey provided in the
application, the floor area calculations are as follows:
51
Page 3 of 3
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
• Allowable Floor Area = 2,520.4 square feet
• Existing floor area = 1,725.24 square feet
• Total floor area remaining = 795.16 square feet
The applicant requests approval to establish up to three TDRs, which will consume all but 45.16
sf of allowed development rights on the site.
Staff finds that the property demonstrates the existence of unused development rights and the
severing of development rights will not create or increase any non-conformities on the site. Once
the TDRs are created the applicant plans to comply with the required steps of executing and
delivering a deed restriction. A draft deed restriction was submitted with the application. In
addition, the applicant agrees to disclose information related to the sale, assignment, conveyance
or other transfer/change of ownership of the TDRs to the City of Aspen Community Development
Department within five (5) days. Staff finds the criteria for establishing TDRs are met.
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) support the request to establish
up to three TDRs from the historic property.
ATTACHMENTS:
Resolution # __, Series of 2021
Exhibit A – Transferable Development Rights (TDR) / Staff Findings
Exhibit B – Application
52
HPC Resolution #__, Series of 2021
Page 1 of 2
RESOLUTION #__, SERIES OF 2021
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC),
RECOMMENDING IN FAVOR OF THE ESTABLISHMENT OF TRANSFERABLE
DEVELOPMENT RIGHTS FOR THE PROPERTY LOCATED AT 314 WEST MAIN,
LOT B, HISTORIC LANDMARK LOT SPLIT AT 320 WEST MAIN STREET,
ACCORDING TO THE FINAL PLAT RECORDED SEPTEMBER 3, 2003 IN PLAT
BOOK 66 AT PAGE 32, CITY AND TOWNSITE OF ASPEN, COUNTY OF PITKIN,
STATE OF COLORDO.
PARCEL ID: 2735-124-41-011
WHEREAS, the Community Development Department received an application from the
applicants, 314 West Main LLC, Wendi Sturgis, Manager, represented by BendonAdams LLC,
requesting recommendation by HPC for the establishment of Transferable Development Rights
(TDR) for the property located at 314 W. Main, Lot B, Historic Landmark Lot Split at 320 W.
Main Street, According to the Final Plat Recorded September 3, 2003 in Plat Book 66 at Page
32, City and Townsite of Aspen, Colorado; and
WHEREAS, for the approval of TDRs, HPC makes a recommendation to City Council based on
the requirements of Municipal Code Section 26.535.070; and
WHEREAS, the Community Development Department reviewed the proposed application for
compliance with the applicable review standards and recommended in favor of the establishment
of Transferable Development Rights (TDRs); and
WHEREAS, HPC reviewed the project on February 24, 2021. HPC considered the application,
the staff memo and found the proposal consistent with the review standards and recommended in
favor by a vote of __ to __.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby recommends in favor of the establishment of three (3) Transferable
Development Rights (TDRs) for 314 W. Main, Lot B, Historic Landmark Lot Split at 320 W.
Main Street, According to the Final Plat Recorded September 3, 2003 in Plat Book 66 at Page 32
City and Townsite of Aspen, CO as follows:
Section 1: Transferable Development Rights
Pursuant to the findings set forth above, the Historic Preservation Commission (HPC) does hereby
recommend the establishment of up to three (3) TDR for 314 W. Main, Lot B, Historic Landmark
Lot Split at 320 W. Main Street, According to the Final Plat Recorded September 3, 2003 in Plat
Book 66 at Page 32. No further floor area bonus is available to the property unless provided through
future amendments to the land use code.
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
53
HPC Resolution #__, Series of 2021
Page 2 of 2
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 24th day of February,
2021.
Approved as to Form: Approved as to Content:
________________________________ ______________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Chair
ATTEST:
______________________________
Wes Graham, Deputy City Clerk
54
Page 1 of 3
Exhibit A
Transferable Development Rights Criteria
Staff Findings
Section 26.535.070
A historic TDR certificate may be established by the Mayor if the City Council, pursuant to adoption
of an ordinance, finds all the following standards met:
A. The sending site is a historic landmark on which the development of a single-family or
duplex residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties
on which such development is a conditional use shall not be eligible.
Staff Findings: 314 W. Main is a designated historic landmark that is an eligible
sending site that can establish and sever transferable development rights (TDRs).
Single-family residential and duplex development are permitted uses in the Mixed
Use (MU) zone district. Staff finds this criterion is met.
B. It is demonstrated that the sending site has permitted unbuilt development rights, for either
a single-family or duplex home, equaling or exceeding two hundred and fifty (250) square
feet of floor area multiplied by the number of historic TDR certificates requested.
Staff Findings: For the purposes of calculating TDRs, the maximum allowable floor
area for a single-family home on a 3,431.24 sf is approximately 2,520.4 sf. The
applicant has provided as-built calculations indicating that 795.16 sf of unbuilt floor
area remains on the lot, which will result in a total of three TDRs and 45.16 sf
remaining. Final floor area calculations shall be verified by the City’s Zoning
Department prior to issuance. Staff finds this criterion is met.
C. It is demonstrated that the establishment of TDR certificates will not create a
nonconformity. In cases where a nonconformity already exists, the action shall not increase
the specific nonconformity.
Staff Findings: The creation of TDRs will not create or increase a nonconformity.
Staff finds this criterion is met.
D. The analysis of unbuilt development right shall only include the actual built development,
any approved development order, the allowable development right prescribed by zoning
for a single-family or duplex residence, and shall not include the potential of the sending
site to gain floor area bonuses, exemptions or similar potential development incentives.
Properties in the MU Zone District which do not currently contain a single-family home or
duplex established prior to the adoption of Ordinance #7, Series of 2005, shall be permitted
to base the calculation of TDRs on 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. This is only for the purpose of creating TDRs and does not
55
Page 2 of 3
permit the on-site development of 100% of the allowable floor area on an equivalent-sized
lot in the R-6 zone district. If the additional 20% of allowable floor area exceeds 500 square
feet, the applicant may not request a floor area bonus from HPC at any time in the future.
Any development order to develop floor area, beyond that remaining legally connected to
the property after establishment of TDR Certificates, shall be considered null and void.
Staff Findings: This criterion allows for properties in the MU zone district to
calculate TDRs by using 100% of the allowable floor area for a single-family home.
The applicant is calculating 2,520.4 sf as the maximum allowable floor area for this
lot. Staff finds that this criterion is met.
E. The proposed deed restriction permanently restricts the maximum development of the
property (the sending site) to an allowable floor area not exceeding the allowance for a
single-family or duplex residence minus two hundred and fifty (250) square feet of floor
area multiplied by the number of historic TDR certificates established.
For properties with multiple or unlimited floor areas for certain types of allowed uses,
the maximum development of the property, independent of the established property
use, shall be the floor area of a single-family or duplex residence (whichever is
permitted) minus two hundred fifty (250) square feet of floor area multiplies by the
number of historic TDR certificates established.
The deed restriction shall not stipulate an absolute floor area, but shall stipulate a
square footage reduction from the allowable floor area for a single-family or duplex
residence, as may be amended from time to time. The sending site shall remain eligible
for certain floor area incentives and/or exemptions as may be authorized by the City
Land Use Code, as may be amended from time to time. The form of the deed restriction
shall be acceptable to the City Attorney.
Staff Findings: At the point of issuing a TDR certificate, the applicant will be required
to file a deed restriction that will permanently reduce the allowable floor area by 250
sf. All documents shall be reviewed by the City Attorney prior to execution.
F. A real estate closing has been scheduled at which, upon satisfaction of all relevant
requirements, the City shall execute and deliver the applicable number of historic TDR
certificates to the sending site property owner and that property owner shall execute and
deliver a deed restriction lessening the available development right of the subject property
together with the appropriate fee for recording the deed restriction with the County Clerk
and Recorder's office.
Staff Findings: This is a mandatory process that the applicant must pursue.
56
Page 3 of 3
G. It shall be the responsibility of the sending site property owner to provide building plans
and a zoning analysis of the sending site to the satisfaction of the Community Development
Director. Certain review fees may be required for the confirmation of built floor area.
Staff Findings: The applicant has provided detailed floor area calculations as part of
the proposal. Final calculations shall be reviewed by The City prior to the issuance
of the TDR certificate.
H. The sale, assignment, conveyance or other transfer or change in ownership of transferable
development rights certificates shall be recorded in the real estate records of the Pitkin
County Clerk and Recorder and must be reported by the grantor to the City of Aspen
Community Development Department within five (5) days of such transfer. The report of
such transfer shall disclose the certificate number, the grantor, the grantee and the total
value of the consideration paid for the certificate. Failure to timely or accurately report such
transfer shall not render the transferable development right certificate void.
Staff Findings: This is a mandatory process that the applicant must pursue.
I. TDR certificates may be issued at the pace preferred by the property owner.
Staff Findings: N/A
J. City Council may find that the creation of TDRs is not the best preservation solution for the
affected historic resource and deny the application to create TDRs. HPC shall provide
Council with a recommendation.
Staff Findings: The applicant is requesting HPC recommend in favor of establishing
up to three (3) TDRs with this application. HPC is a recommending body and City
Council is the final authority for granting the TDR request.
57
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
November 6, 2020
Community Development Department
City of Aspen
130 So. Galena St.
Aspen, Colorado 81611
RE: 314 West Main Street – Establishment of Transferrable Development Right
Certificates
Aspen City Council, Historic Preservation Commission,
and Community Development:
Please accept this application to establish
transferrable development right certificates
(TDRs) at 314 West Main Street.
The 314 building is a locally designated historic
carriage house associated with Smith Elisha
House at 320 W. Main St. A lot split was approved
via Ordinance 14, 2002, separating ownership of
the two parcels. A lot split plat was filed with the
Pitkin County Clerk in 2003 as reception no.
487835. The 314 building, at the time of the lot
split application, was represented as having
commercial office use on the ground floor with
residential use above. In 2019 HPC and Planning
Staff approved a minor development application
and change in use to single family residential via
Resolution 19-2019.
314 W. Main Street
The property is legally described as Lot B, Historic Landmark Lot Split at 320 W. Main Street, according to
the final plat recorded September 3, 2003, in plat book 66, page 32. The property is owned by 314 West
Main LLC, a Colorado Limited Liability Company. Wendi Sturgis is the Manager for 314 and has authorized
BendonAdams to submit this application.
The applicant respectfully requests approval to remove the unbuilt floor area from the property in the form
of 3 TDRs equal to 750 sf of floor area. Removal of unbuilt floor area sterilizes the development potential
58
for the property. The existing home comprises 1,725.3 sf of floor area out of a maximum allowable of
2,520.7sf of floor area.
This property is a great example for the historic TDR program. The carriage house and main Smith Elisha
house are on separate lots; however, the relationship between the two buildings remains intact which is
rare in Aspen. The 2003 lot split recognized the importance of the connection between the main Victorian
era building and the subordinate carriage house by prohibiting certain improvements, for example a
walkway to the carriage house from Main Street, that would represent the carriage house as its own entity.
Response to review criteria and the necessary documents for a complete application are attached. Please
let us know if there are additional items needed for your review or if we can assist with a site visit.
Kind Regards,
Sara Adams, AICP
BendonAdams LLC
1. TDR Review Criteria
1.a Acknowledgement of TDR creation
1.b Draft TDR Agreement
2. Application Form
3. Pre-Application Summary
4. Agreement to Pay
5. HOA Form
6. Authorization to Represent
7. Proof of Ownership
8. Vicinity Map
9. Survey & Existing Plans
10. Ord. 14-2002
11. Recorded Historic Landmark Lot Split Plat
12. 2019 Change in use approval
59
Exhibit 1
Review Criteria
Exhibit 1
Review Criteria
314 West Main - TDRs
Sec. 26.535.070. - Review criteria for establishment of a historic transferable development right.
A historic TDR certificate may be established by the Mayor if the City Council, pursuant to adoption of an
ordinance, finds all the following standards met.
(a) The sending site is a historic landmark on which the development of a single-family or duplex
residence is a permitted use, pursuant to Chapter 26.710, Zone Districts. Properties on which such
development is a conditional use shall not be eligible.
Response – 314 West Main Street is currently a single family home located in the Mixed Use Zone
District, which permits single family and duplex residential uses.
(b) It is demonstrated that the sending site has permitted unbuilt development rights, for either a
single-family or duplex home, equaling or exceeding two hundred and fifty (250) square feet of
floor area multiplied by the number of historic TDR certificates requested.
Response – The allowable floor area for a single family home on the subject property is 2,520.4 sf and
a total of 1,725.24 sf of floor area exists. 795.16 sf of allowable floor area is unused on the subject
property, which equals 3 TDR certificates. There will be no available floor area left on the property
(refer to criteria d below).
(c) It is demonstrated that the establishment of TDR certificates will not create a nonconformity. In
cases where a nonconformity already exists, the action shall not increase the specific
nonconformity.
Response – A nonconformity is not created or increased as part of this request.
(d) The analysis of unbuilt development right shall only include the actual built development, any
approved development order, the allowable development right prescribed by zoning for a single-
family or duplex residence, and shall not include the potential of the sending site to gain floor area
bonuses, exemptions or similar potential development incentives. Properties in the MU Zone
District which do not currently contain a single-family home or duplex established prior to the
adoption of Ordinance #7, Series of 2005, shall be permitted to base the calculation of TDRs on
one hundred percent (100%) of the allowable floor area on an equivalent-sized lot in the R-6 zone
district. This is only for the purpose of creating TDRs and does not permit the on-site development
of one hundred percent (100%) of the allowable floor area on an equivalent-sized lot in the R-6
zone district. If the additional twenty percent (20%) of allowable floor area exceeds five hundred
(500) square feet, the applicant may not request a floor area bonus from HPC at any time in the
future. Any development order to develop floor area, beyond that remaining legally connected to
the property after establishment of TDR Certificates, shall be considered null and void.
Response - The allowable floor area for a single family home on the subject property is 2,520.4 sf and
a total of 1,725.24 sf of floor area exists. 795.16 sf of allowable floor area is unused on the subject
property, which equals 3 TDR certificates.
The allowable floor area is calculated based on 100% of the allowable floor area on an equivalent sized
lot in the R-6 Zone District. The single family home was established after Ordinance 7, Series of 2005
and therefore is eligible for 100% of the allowable floor area as noted above.
60
Exhibit 1
Review Criteria
Exhibit 1
Review Criteria
314 West Main - TDRs
(e) The proposed deed restriction permanently restricts the maximum development of the property
(the sending site) to an allowable floor area not exceeding the allowance for a single-family or
duplex residence minus two hundred and fifty (250) square feet of floor area multiplied by the
number of historic TDR certificates established.
For properties with multiple or unlimited floor areas for certain types of allowed uses, the
maximum development of the property, independent of the established property use, shall be
the floor area of a single-family or duplex residence (whichever is permitted) minus two hundred
fifty (250) square feet of floor area multiplies by the number of historic TDR certificates
established.
The deed restriction shall not stipulate an absolute floor area, but shall stipulate a square footage
reduction from the allowable floor area for a single-family or duplex residence, as may be
amended from time to time. The sending site shall remain eligible for certain floor area incentives
and/or exemptions as may be authorized by the City Land Use Code, as may be amended from
time to time. The form of the deed restriction shall be acceptable to the City Attorney.
Response – A draft deed restriction is included in the application for review. It is understood that the
property owner may elect to sever up to three TDR certificates and is not obligated to sever all three
TDRs. It is also understood that floor area equal to the number of TDRs issued is permanently severed
from the property upon the recordation of the deed restriction, and not upon approval of an ordinance.
(f) A real estate closing has been scheduled at which, upon satisfaction of all relevant
requirements, the City shall execute and deliver the applicable number of historic TDR certificates
to the sending site property owner and that property owner shall execute and deliver a deed
restriction lessening the available development right of the subject property together with the
appropriate fee for recording the deed restriction with the County Clerk and Recorder's office.
Response – n/a.
(g) It shall be the responsibility of the sending site property owner to provide building plans and a
zoning analysis of the sending site to the satisfaction of the Community Development Director.
Certain review fees may be required for the confirmation of built floor area.
Response – Please refer to Exhibit 9 for a zoning analysis.
(h) The sale, assignment, conveyance or other transfer or change in ownership of transferable
development rights certificates shall be recorded in the real estate records of the Pitkin County
Clerk and Recorder and must be reported by the grantor to the City of Aspen Community
Development Department within five (5) days of such transfer. The report of such transfer shall
disclose the certificate number, the grantor, the grantee and the total value of the consideration
paid for the certificate. Failure to timely or accurately report such transfer shall not render the
transferable development right certificate void.
Response – n/a.
61
Exhibit 1
Review Criteria
Exhibit 1
Review Criteria
314 West Main - TDRs
(i) TDR certificates may be issued at the pace preferred by the property owner.
Response – It is understood that the property owner may elect to sever up to three TDR certificates and
is not obligated to sever all three TDRs. It is also understood that floor area equal to the number of
TDRs issued is permanently severed from the property upon the recordation of the deed restriction,
and not upon approval of an ordinance.
(j) City Council may find that the creation of TDRs is not the best preservation solution for the
affected historic resource and deny the application to create TDRs. HPC shall provide Council with
a recommendation.
Response – n/a.
62
63
1
DEED RESTRICTION AND AGREEMENT FOR ESTABLISHMENT OF A
HISTORIC TRANSFERABLE DEVELOPMENT RIGHT
PURSUANT TO ASPEN CITY COUNCIL
ORDINANCE #___ , SERIES OF 20__
THIS DEED RESTRICTION AND AGREEMENT is made and entered into this _____
day of ______________, 20__, by 314 West Main LLC, (hereinafter referred to as “Owner”),
whose address is 314 West Main Street, Lot B of the Historic Landmark Lot Split at 320 W. Main
Street, and The City of Aspen, a body politic and corporate pursuant to its Home-Rule Charter
and the Constitution of the State of Colorado, acting through its City Council, (hereinafter the
“City”);
WITNESSETH
WHEREAS, Owner owns real property more specifically described as; Lot B of the
Historic Landmark Lot Split at 320 W. Main Street, Parcel ID 2735-124-41-011, Pitkin County,
Colorado, (hereinafter referred to as “Real Property”), which Real Property is designated as a
Historic Site, as such are defined in the City of Aspen Land Use Code (“City Code”); and
WHEREAS, Owner has submitted an affidavit, duly notarized, in compliance with
Section 26.535.090.A.2 of the City Code, and supplied the necessary application materials
identified in Section 26.535.090 showing compliance with the criteria set forth in Section
26.535.070 of the City Code; and
WHEREAS, The Community Development Department has reviewed Owner’s
application according to the review standards identified in 26.535.070 of the City Code, and has
recommended approval of the application and the establishment of up to three (3) approved
Historic TDR Certificates as set forth herein; and
WHEREAS, City Council Ordinance #____, Series of 20___ (the “Ordinance”) was
approved on ___(date)__________, establishing the above referenced Historic TDR Certificates,
and requiring that a Deed Restriction be recorded in real property records of Pitkin County,
designating the Real Property as a Sending Site and permanently restricting the development of
the Real Property (the Sending Site) to an allowable Floor Area not exceeding the allowance for
a single-family residence or duplex if allowed, minus two hundred and fifty (250) square feet of
Floor Area multiplied by the number of Historic TDR Certificates established; and
WHEREAS, in consideration of the establishment of one (1), or the first of three (3),
second of three (3), or the third of three (3). Historic TDR Certificates pursuant to the
Ordinance and City Code, Owner agrees to restrict the Real Property as set forth herein.
NOW, THEREFORE, in consideration of the mutual promises and obligations contained
herein, Owner and the City hereby covenant and agree as follows:
1. Development of the Real Property (the Sending Site) is hereby permanently
restricted to an allowable Floor Area not exceeding the allowance for a single-
64
2
family residence or duplex as otherwise permitted by the City Code on the Real
Property, minus any deductions resulting from previous issuance of TDR
certificate(s) and minus 250 square feet, that being two hundred fifty (250) square
feet of Floor Area multiplied by the one (1) Historic TDR Certificate hereby
established.
2. The property owner may elect to sever up to three (3) TDR certificates from the
property and is not required by Ordinance # ___, Series of 2021 to sever all three
TDR certificates. The property owner, at their sole discretion, may elect to sever
no TDRs, one (1) TDR, two (2) TDRs, or three (3) TDRs from the property.
3. In consideration of the foregoing, and pursuant to the City Code and the
Ordinance, the City shall cause the issuance of one (1) Historic TDR Certificate,
executed by the Mayor, allowing the transfer of development rights to a Receiver
Site to be determined pursuant to the City Code. This Historic TDR Certificate
may be sold, assigned, transferred, or conveyed. Transfer of title shall be
evidenced by an assignment of ownership on the actual certificate document.
Upon transfer, the new owner may request the City re-issue the certificate
acknowledging the new owner. Reissuance shall not require adoption of a new
ordinance. The market for such Historic TDR Certificates shall remain
unrestricted and the City shall not prescribe or guarantee the monetary value of
any Historic TDR Certificates.
4. This deed restriction shall not be construed to stipulate an absolute Floor Area on
the Real Property, but only a square footage reduction from the allowable Floor
Area, as that allowable Floor Area may be amended from time to time.
5. The Real Property (Sending Site) shall remain eligible for Floor Area incentives
and/or exemptions as may be authorized by the City Code, as it may be amended
from time to time.
6. This restriction may be modified only in a writing signed by both the Owner and
the City.
7. Unless modified as stated above, this Agreement shall constitute a covenant
running with the Real Property as a burden thereon for the benefit of, and shall be
specifically enforceable by, the City Council of the City of Aspen by any
appropriate legal action including, but not limited to, injunction or abatement.
[SIGNATURES ON FOLLOWING PAGES]
65
3
IN WITNESS HEREOF, the parties hereto have executed this instrument on the date and
year above first written.
OWNER:
By:___________________________
Wendi Sturgis, 314 West Main LLC, a Colorado limited liability company
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this ________ day of
______________, 20___, by ___________
Witness my hand and official seal.
My commission expires:___________________
_____________________________
Notary Public
66
4
APPROVAL OF CITY ATTORNEY
By:___________________________
James R. True, City Attorney
THE CITY OF ASPEN, COLORADO
a body politic and corporate pursuant to
its Home-Rule Charter and the Constitution of the State of Colorado
By:____________________________ Date:______________
Torre, Mayor
STATE OF COLORADO )
)ss.
COUNTY OF PITKIN )
The foregoing instrument was acknowledged before me this _____ day of
_________________, 20__, by_____________, as Mayor of the City of Aspen, Colorado.
Witness my hand and official seal.
My commission expires:___________________
_____________________________
Notary Public
67
November 2017 City of Aspen|130 S. Galena St.|(970) 920 5090
CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT
LAND USE APPLICATION
Project Name and Address:_________________________________________________________________________
Parcel ID # (REQUIRED) _____________________________
APPLICANT:
Name: ______________________________________________________________________________________________
Address: _______________________________________________________________________________________________
Phone #: ___________________________ email: __________________________________
REPRESENTIVATIVE:
Name: _________________________________________________________________________________________________
Address:________________________________________________________________________________________________
Phone#: _____________________________ email:___________________________________
Description: Existing and Proposed Conditions
Review: Board Review
Have you included the following?FEES DUE: $ ______________
Pre-Application Conference Summary
Signed Fee Agreement
HOA Compliance form
All items listed in checklist on PreApplication Conference Summary
Growth Management Quota System (GMQS) required fields:
Net Leasable square footage _________ Lodge Pillows______ Free Market dwelling units ______
Affordable Housing dwelling units_____ Essential Public Facility square footage ________
Establish 3 TDRs. No physical improvements proposed.
314 West Main LLC; Wendi Sturgis, Manager
BendonAdams
(existing)
Required Land Use Review(s):
Establish TDRs
68
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
69
70
•
•
•
•
•
•
o
71
o
o
o
o
72
73
74
75
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
76
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
77
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 $2,000,000.00 or
less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review
a copy of the arbitration rules at http://www.alta.org.
78
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date: November 30, 2020 at 8:00 AM Case No. PCT25600W
2. Policy or Policies to be issued:
(a) ALTA Owner's Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
TO BE DETERMINED
(b) ALTA Loan Policy-(8/1/2016) Amount$
Premium$
Proposed Insured: Rate:
(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:
314 WEST MAIN LLC, a Colorado limited liability company
4. The land referred to in this Commitment is situated in the County of PITKIN State of COLORADO and is
described as follows:
LOT B,
HISTORIC LANDMARK LOT SPLIT AT 320 W. MAIN STREET, according to the Final Plat recorded
September 3, 2003 in Plat Book 66 at Page 32.
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:
79
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:
THIS COMMITMENT IS FURNISHED FOR INFORMATIONAL PURPOSES ONLY, IT IS NOT A
CONTRACT TO ISSUE TITLE INSURANCE AND SHALL NOT BE CONSTRUED AS SUCH. IN THE
EVENT A PROPOSED INSURED IS NAMED THE COMPANY HEREBY RESERVES THE RIGHT TO
MAKE ADDITIONAL REQUIREMENTS AND/OR EXCEPTIONS AS DEEMED NECESSARY. THE
RECIPIENT OF THIS INFORMATIONAL REPORT HEREBY AGREES THAT THE COMPANY HAS
ISSUED THIS REPORT BY THEIR REQUEST AND ALTHOUGH WE BELIEVE ALL INFORMATION
CONTAINED HEREIN IS ACCURATE AND CORRECT, THE COMPANY SHALL NOT BE CHARGED
WITH ANY FINANCIAL LIABILITY SHOULD THAT PROVE TO BE INCORRECT AND THE COMPANY
IS NOT OBLIGATED TO ISSUE ANY POLICIES OF TITLE INSURANCE.
80
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 December 6, 1887
in Book 59 at Page 129 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, obligations and provisions of Easement Agreement as set forth in instrument recorded
December 11, 1986 in Book 524 at Page 964.
10. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the City Council
recorded December 18, 1992 in Book 698 at Page 213 as Resolution No. 56.
11. Terms, conditions, provisions and obligations as set forth in Quit Claim Deed recorded September 2, 1999
as Reception No. 435152.
12. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic
Preservation Commission recorded June 19, 2002 as Reception No. 468870 as Resolution No. 19.
13. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic
Preservation Commission recorded July 5, 2002 as Reception No. 469507 as Resolution No. 21.
14. Terms, conditions, provisions, obligations and all matters as set forth in Ordinance No. 14, Series of 2002
by Aspen City Council recorded September 8, 2002 as Reception No. 471904.
15. Terms, conditions, provisions and obligations as set forth in Subdivision Agreement recorded September
3, 2003 as Reception No. 487833.
16. Easements, rights of way and all matters as disclosed on Plat of subject property recorded September 3,
2003 in Plat Book 66 at Page 32.
17. Terms, conditions, provisions and obligations as set forth in Notice of Approval for a Change in Use of
Historic Landmark Structure recorded October 23, 2019 as Reception No. 659852.
(Continued)
81
SCHEDULE B SECTION 2
EXCEPTIONS - (Continued)
18. Terms, conditions, provisions, obligations and all matters as set forth in Resolution of the Aspen Historic
Preservation Commission recorded October 25, 2019 as Reception No. 659919 as Resolution No. 19 Series
of 2019.
19. Any and all leases and/or tenancies.
20. Encroachments and all matters as disclosed by Survey of SOPRIS ENGINEERING - LLC dated SEPTEMBER
2018 as Job No. GRK 11076.
21. Deed of Trust from : 314 WEST MAIN LLC
To the Public Trustee of the County of Pitkin
For the use of : MORGAN STANLEY PRIVATE BANK, NATIONAL ASSOCIATION
Original Amount : $ 1,100,000.00
Dated : OCTOBER 12, 2018
Recorded : OCTOBER 15, 2018
Reception No. : 651212
22. NOTE: The title commitment is subject to underwriting approval. The Company reserves the right to
make changes.
82
ENDORSEMENT SCHEDULE FOR OWNERS POLICY
ATTACHED TO AND BECOMING A PART OF CASE NO: PCT25600W
SELLER:
314 WEST MAIN LLC, a Colorado limited liability company
BUYER:
TO BE DETERMINED
The following endorsements will be issued in connection with the Policy to be issued hereunder as referenced above:
ENDORSEMENTS: For a fee of: $
For a fee of: $
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.
83
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.
84
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.
85
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.
86
87
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:PCT25600W/TO BE DETERMINED
88
232
222
222 222
222
233233
233233
233233
233
233233
233
233233
233
233
233
233
233
220
220220
220220220220
220
220 210
211116
120
324
326 324
333
333333
333333
323 323
323
323
311
311
311
311
311 311
311
311
311
311
311311
311311
311
400
400
400 400400
400
425
320
312
308
300
334
435
400
433
420420
420420
332
332
332
328
328
328
328
155
327
331
323
447
210
330
314
430
437
320
333
442
400
340
402
319
109
222
217
233
212
207310
235
S 3RD STS 3RD STW HOP
K
I
N
S
A
V
E
W MAIN S
T
S 2ND STS 2ND STW MAIN
S
T
W HOP
K
I
N
S
A
V
E N 2ND STN 2ND STN 2ND STN 2ND STW BLEE
K
E
R
S
T
N 3RD STN 3RD STW BLEE
K
E
R
S
TN 3RD STN 4TH STN 4TH STW MAIN
S
T
W BLEE
K
E
R
S
T
Date: 11/20/2020
Geographic Information Systems
This map/drawing/image is a graphical
representation of the features
depicted and is not a legal representation.
The accuracy may change
depending on the enlargement or reduction.
Copyright 2020 City of Aspen GIS
0 0.01 0.030.01
mi
When printed at 8.5"x11"
4
Legend
AspenEditEnabled - Aspen
Address
ComDev - UGB
AspenEditEnabled - Aspen City
Limits
ComDev - Historic Sites
Pitkin_Layers - Pitkin Parcels
Pitkin_Layers - Pitkin Roads
Zoomed In
Scale: 1:1,505
314 W Main Vicinity
Map
89
ZN-001
SITE SURVEY
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
314- MAIN
01 FA STUDY/ NUMERICS
c 1 FRIDAY DESIGN, LLC 2020314 WESTMAIN STREETRESIDENCE314 West Main Street, Aspen, CO 81611LOCAL ASSITANCE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
d e r e k m s k a l k o
SURVEY ENGINEER
Sopris Engineering LLC.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.703.0311
www.soprisengineering.com
LAND PLANNER / CITY
REPRESENTATIVE
Bendon Adams
300 South Spring Street, Suite #202
Aspen, Colorado 81611
T: 970.925.2855
www.bendonadams.com
Owner:
Mr. Alex Yong, Co-Owner
Ms. Wendi Sturgis, Co-Owner
314 W Main Street
Aspen, CO 81611
314- MAIN-1 OCT 20
PER DRAWING
90
ZN-002
SITE SURVEY
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
314- MAIN
01 FA STUDY/ NUMERICS
c 1 FRIDAY DESIGN, LLC 2020314 WESTMAIN STREETRESIDENCE314 West Main Street, Aspen, CO 81611LOCAL ASSITANCE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
d e r e k m s k a l k o
SURVEY ENGINEER
Sopris Engineering LLC.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.703.0311
www.soprisengineering.com
LAND PLANNER / CITY
REPRESENTATIVE
Bendon Adams
300 South Spring Street, Suite #202
Aspen, Colorado 81611
T: 970.925.2855
www.bendonadams.com
Owner:
Mr. Alex Yong, Co-Owner
Ms. Wendi Sturgis, Co-Owner
314 W Main Street
Aspen, CO 81611
314- MAIN-1 OCT 20
PER DRAWING
SITE TOPOGRAPHY
SLOPE ANALYSIS
91
EXISTING SITE PLAN : 1/8" = 1'-0"
ZN-003
SITE PLAN
EXISTING
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
314- MAIN
01 FA STUDY/ NUMERICS
c 1 FRIDAY DESIGN, LLC 2020314 WESTMAIN STREETRESIDENCE314 West Main Street, Aspen, CO 81611LOCAL ASSITANCE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
d e r e k m s k a l k o
SURVEY ENGINEER
Sopris Engineering LLC.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.703.0311
www.soprisengineering.com
LAND PLANNER / CITY
REPRESENTATIVE
Bendon Adams
300 South Spring Street, Suite #202
Aspen, Colorado 81611
T: 970.925.2855
www.bendonadams.com
Owner:
Mr. Alex Yong, Co-Owner
Ms. Wendi Sturgis, Co-Owner
314 W Main Street
Aspen, CO 81611
314- MAIN-1 OCT 20
1/8" = 1'-0"
92
EXISTING MAIN LVL. FLOOR PLAN: 1/8" = 1'-0"
FAR (Z-005)
EXISTING UPPER LVL. FLOOR PLAN: 1/8" = 1'-0"
EXISTING MAIN LVL. FA DIAGRAM: 1/8" = 1'-0"EXISTING UPPER LVL. FA DIAGRAM: 1/8" = 1'-0"
EXISTING LOFT LVL. FLOOR PLAN: 1/8" = 1'-0"
EXISTING LOFT LVL. FA DIAGRAM: 1/8" = 1'-0"
HABITABLE
GARAGE
PORCH/ DECK
EXTERIOR STORAGE
LEGENDEXISTING FLOOR AREA CALCULATIONS - 100% of R-6 Definition
839.35 GROSS SQUARE FEET
789.04 SF FA COUNTABLE
VICTORIAN GH
839.35 GROSS SQUARE FEET
839.35 SF FA COUNTABLE
VICTORIAN GH
135.7 GROSS SQUARE FEET
38.35 EXEMPT / 96.85 SF FA COUNTABLE
UPPER LVL. LOFT AREA
(+ 30" in HEIGHT)
EXISTING MAIN LEVEL FLOOR AREA CALCULATIONS - VICTORIAN GH
839.35 (FA)GROUND FLOOR AREA (SQ FT) - FA
GROUND PORCH/ DECK AREA (GROSS SQ FT)
1,725.24 (FA) :: 2,520.4 FA Allowable :: 795.16 FA UnusedTOTAL EXISTING FLOOR AREA (SQ FT) - 100%
GROUND FLOOR STAIR & MISC. EXEMPTIONS: INT. 0 (GROSS)
839.35 (GROSS)GROUND FLOOR AREA (GROSS SQ FT HAB)
GARAGE FLOOR AREA (SQ FT) - FA
GARAGE FLOOR AREA (GROSS SQ FT)N/A: 0 (GROSS)
N/A: 0 (FA)
Standard R-6 Zoning Allowance
514.68 Lot Total Allowable
EXISTING UPPER LEVEL FLOOR AREA (+ LOFT ACCESSED AREA) CALCULATIONS - VICTORIAN GH
789.04 (FA)UPPER LEVEL FLOOR AREA (SQ FT) - FA
UPPER PORCH/ DECK AREA (GROSS SQ FT)
UPPER FLOOR STAIR & MISC. EXEMPTIONS: INT.50.31 (GROSS)
839.35 (GROSS)UPPER LEVEL FLOOR AREA (GROSS SQ FT HAB)
1st 250 Exempt / 2nd 250 - 50%
No Exemptions 1:1 Ratio
50.31 Open Stair Exemption
N/A: 0 (EX) =0 (FA)
24.6 (EX) = 0 (FA)
514.68 Lot Total Allowable
96.85 (FA)UPPER LOFT LEVEL FLOOR AREA (SQ FT) - FA
LOFT FLOOR STAIR & MISC. EXEMPTIONS: INT.38.85 (GROSS)
135.7 (GROSS)UPPER LVL. LOFT FLOOR AREA (GROSS SF HAB)
38.85 Exemption: Less than 30"
Floor Area Summary Existing Gross (Sq Ft)Existing Floor Area (Sq Ft) Proposed Gross (Sq Ft)Proposed Floor Area (Sq Ft) Reference
ZN-001 through ZN-0005Basement Habitable (Lower Subgrade Level) N/A N/A
Main Level Habitable (Ground Floor)839.35
Upper Level Habitable (2nd Floor)
Porch/ Stair Access / Patio / Roof Deck Area
Total 1,814.4 Hab / 0 Gar 1,725.24 FA N/AN/A
Floor Area Allowable For 314 W Main Street 2,520.4 square foot FA For SFR FA per R-6 on 3,431.24 square foot lot
Main Level Garage (Ground Floor)
N/A N/A0 FA Countable / 514.68 Allowable24.6 (Existing)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
7901
7902
T.O. Conc. Mecha
ELEV - 96'-6" (V.I.F
T.O. F.F. Main Lev
ELEV - 100'-0" (V.I.
T.O. F.F. Upper Le
ELEV - 109'-8" (V.I.
T.O. F.F. Loft Area
ELEV - 118'-1/2" (V
T.O. 13/12 Gable
ELEV - 126'-2 1/4"
MECHANICAL AREA: MAIN
LEVEL ACCESS - SUNKEN -
3'-6" FROM MAIN LVL. F.F.
B.0
EX
REAR (ALLEY)PROPERTY LINE5' GARAGE REARYARD SETBACK10' HABITABLE REARYARD SETBACK69' APPROX. TOFRONT YARD (MAIN)PROPERTY LINEA.0
EX
25' MU Height Limit
(Detached Residential)
T.O. 1/3 Point 12/1
ELEV - 118'-4" (V.I.
T.O. 1/3 Point 12/1
ELEV - 120'-1 3/4" 2'-6"2'-8 9
16"9'-8"2'-8 9
16"
30" SPRING POINT
LOFT AREA
GREATER THAN 30"
LOFT AREA
LOFT SECTION: 1/8" = 1'-0"
N/A
N/A N/A
839.35
Upper Level Habitable (2nd Lvl. Loft Area)
839.35 789.04
135.7 96.85
795.16 square foot FA Unused
ZN-001 through ZN-0005
ZN-001 through ZN-0005
ZN-001 through ZN-0005
ZN-001 through ZN-0005
ZN-001 through ZN-0005
ZN-001 through ZN-0005
ZN-004
FLOOR AREA
DIAGRAMS &
NUMERIC
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
314- MAIN
01 FA STUDY/ NUMERICS
c 1 FRIDAY DESIGN, LLC 2020314 WESTMAIN STREETRESIDENCE314 West Main Street, Aspen, CO 81611LOCAL ASSITANCE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
d e r e k m s k a l k o
SURVEY ENGINEER
Sopris Engineering LLC.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.703.0311
www.soprisengineering.com
LAND PLANNER / CITY
REPRESENTATIVE
Bendon Adams
300 South Spring Street, Suite #202
Aspen, Colorado 81611
T: 970.925.2855
www.bendonadams.com
Owner:
Mr. Alex Yong, Co-Owner
Ms. Wendi Sturgis, Co-Owner
314 W Main Street
Aspen, CO 81611
314- MAIN-1 OCT 20
BREAKDOWNS
1/8" = 1'-0"
(100% - R-6 DEF)
93
FAR (Z-007)
7902
7901
7903
7903
T.O. Conc. Mechanical
ELEV - 96'-6" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level
ELEV - 109'-8" (V.I.F.)
T.O. F.F. Loft Area
ELEV - 118'-1/2" (V.I.F.)
T.O. 13/12 Gable Ridge
ELEV - 126'-2 1/4" (V.I.F.)
T.O. Conc. Mechanical
ELEV - 96'-6" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level
ELEV - 109'-8" (V.I.F.)
T.O. F.F. Loft Area
ELEV - 118'-1/2" (V.I.F.)
T.O. 13/12 Gable Ridge
ELEV - 126'-2 1/4" (V.I.F.)WEST SIDE YARDPROPERTY LINE1.0
EX
2.0
EX
1.0
EX
2.0
EX
MECHANICAL AREA: MAIN
LEVEL ACCESS - SUNKEN -
3'-6" FROM MAIN LVL. F.F.
MECHANICAL AREA: MAIN
LEVEL ACCESS - SUNKEN -
3'-6" FROM MAIN LVL. F.F.WEST SIDE YARD 5'SETBACKEAST SIDE YARDPROPERTY LINEEAST SIDE YARDPROPERTY LINET.O. 1/3 Point 13/12 W-E Gable
ELEV - 118'-4" (V.I.F.)
T.O. 1/3 Point 13/12 N-S Dormer Gable
ELEV - 120'-1 3/4" (V.I.F.)
T.O. 1/3 Point 12/12 W-E Gable
ELEV - 118'-4" (V.I.F.)
T.O. 1/3 Point 12/12 N-S Dormer Gable
ELEV - 120'-1 3/4" (V.I.F.)WEST SIDE YARDPROPERTY LINEWEST SIDE YARD 5'SETBACKEAST SIDE YARDPROPERTY LINEEAST SIDE YARDPROPERTY LINET.O. 13/12 N-S Gable Cupola
ELEV - 129'-5 1/8" (V.I.F.)
25' MU Height Limit
(Detached Residential)
25' MU Height Limit
(Detached Residential)
EXISTING NORTH (ALLEY) ELEVATION: 1/8" = 1'-0"
7901
7902
7903
7902
T.O. Conc. Mechanical
ELEV - 96'-6" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level
ELEV - 109'-8" (V.I.F.)
T.O. F.F. Loft Area
ELEV - 118'-1/2" (V.I.F.)
T.O. 13/12 Gable Ridge
ELEV - 126'-2 1/4" (V.I.F.)
T.O. Conc. Mechanical
ELEV - 96'-6" (V.I.F.)
T.O. F.F. Main Level
ELEV - 100'-0" (V.I.F.)
T.O. F.F. Upper Level
ELEV - 109'-8" (V.I.F.)
T.O. F.F. Loft Area
ELEV - 118'-1/2" (V.I.F.)
T.O. 13/12 Gable Ridge
ELEV - 126'-2 1/4" (V.I.F.)
MECHANICAL AREA: MAIN
LEVEL ACCESS - SUNKEN -
3'-6" FROM MAIN LVL. F.F.
MECHANICAL AREA: MAIN
LEVEL ACCESS - SUNKEN -
3'-6" FROM MAIN LVL. F.F.
B.0
EX
REAR (ALLEY)PROPERTY LINE5' GARAGE REARYARD SETBACK10' HABITABLE REARYARD SETBACK69' APPROX. TOFRONT YARD (MAIN)PROPERTY LINEA.0
EX
B.0
EX
REAR (ALLEY)PROPERTY LINE5' GARAGE REARYARD SETBACK10' HABITABLE REARYARD SETBACK69' APPROX. TOFRONT YARD (MAIN)PROPERTY LINEA.0
EX
25' MU Height Limit
(Detached Residential)
T.O. 1/3 Point 12/12 W-E Gable
ELEV - 118'-4" (V.I.F.)
T.O. 1/3 Point 12/12 N-S Dormer Gable
ELEV - 120'-1 3/4" (V.I.F.)
T.O. 1/3 Point 12/12 W-E Gable
ELEV - 118'-4" (V.I.F.)
T.O. 1/3 Point 12/12 N-S Dormer Gable
ELEV - 120'-1 3/4" (V.I.F.)
T.O. 13/12 N-S Gable Cupola
ELEV - 129'-5 1/8" (V.I.F.)
25' MU Height Limit
(Detached Residential)
EXISTING SOUTH (314 W MAIN ST) ELEVATION: 1/8" = 1'-0"
EXISTING EAST (SIDE) ELEVATION: 1/8" = 1'-0"EXISTING WEST (SIDE) ELEVATION: 1/8" = 1'-0"
ZN-005
ELEVATIONS
ISSUANCE
SEAL
DRAWING NO:
DRAWING TITLE:
PROJECT #
SCALE
DATE
314- MAIN
01 FA STUDY/ NUMERICS
c 1 FRIDAY DESIGN, LLC 2020314 WESTMAIN STREETRESIDENCE314 West Main Street, Aspen, CO 81611LOCAL ASSITANCE
1 Friday Design
PO BOX 7928
Aspen, Colorado 81612
T: 970.309.0695
www.1friday.com
d e r e k m s k a l k o
SURVEY ENGINEER
Sopris Engineering LLC.
502 Main Street, Suite A-3
Carbondale, CO 81623
T: 970.703.0311
www.soprisengineering.com
LAND PLANNER / CITY
REPRESENTATIVE
Bendon Adams
300 South Spring Street, Suite #202
Aspen, Colorado 81611
T: 970.925.2855
www.bendonadams.com
Owner:
Mr. Alex Yong, Co-Owner
Ms. Wendi Sturgis, Co-Owner
314 W Main Street
Aspen, CO 81611
314- MAIN-1 OCT 20
1/8" = 1'-0"
94
Page: 1 of 4
09/05/2002 09: 1 ll:t
ILVIA DAVIS PlTKTN COUNTY CO R 21.00 D 0.00
ORDINANCE NO. 14
Series of 2002)
AN ORDINANCE OF THE ASPEN CITY COUNCIL OF THE CITY OF ASPEN,
COLORADO, TO GRANT APPROVAL FOR A suBDIVISION EXEMPTION
FOR AN HISTORIC LANDMARK LOT SPLIT AT 320 W. MAIN STREET,
LOTS N, O, AND P, BLOCK 44, CITY AND TOWNSITE OF ASPEN
PARCEL ID#: 2735-
124-41-005 WHEREAS, pursuanttoSections26.480.030(A)(2)
and (4), Section 26.470.070(C), andSection26.415.010(D) of the Municipal Code,
a Historic Landmark Lot Split is a subdivision exemption subject to review and approval by
City Council after obtaining a recommendation from the Historic
preservation Commission (
hereinafter HPC); and WHEREAS, the applicants, Scott and Mary Caroline McDonald,
owners of 320 W. Main Street, Lots N, O, and P, BlOck 44, Cityand ToWnSite Of'
Aspen, have requested approval tosplit a 9,000 square foot parcel into twolots of 4,500 square
feet each; and WHEREAS, the Community Development Department
has reviewed the application and recommends approval of the Historic Landmark
Lot SPlit; and WltEREAS, the HPC reviewed the request for the historic lot split
at a properly noticed public hearing on May 8, 2002, and reviewed a setback variance
request at a public hearing on June 12, 2002, and
recommended approval; and WHEREAS, the Aspen City Council has reviewed
and considered the subdivision exemption under the applicable provisions of the
Municipal Code as identified herein, has reviewed and considered those recommendations
made by the Community Development Department, and the Historic
Preservation Commission, and has taken and considered public comment at a
public hearing; and WltEREAS, the City Council finds that the Historic Landmark Lot
Split meets or exceeds all applicable development standards of the above
referenced Municipal
Code sections; and WHEREAS, the City Council finds that this Ordinance furthers
and is necessary for the public health,
safety and welfare.NOW, THEREFORE, BE IT ORDAINED BY THE CITY
COUNCIL OF THE CITY OF
95
Page: 2 of' 4
09105/2002 09: 1 lA
ILVIA D~VIS PYTKIN COUNTY CO R 2~..00 D 0.00
Section 1 ~
Pursuant to Sections 26.480.030(A)(2) and (4), Section 26.470.070(C), and
Section 26.415.010(D) of the Municipal Code, and subject to those conditions of
approval as specified herein, the City Council finds as follows in r~gard to the
subdivision exemption:
1. The applicant's submission is complete and sufficient to afford review and
evaluation for approval; and
2. The subdivision exemption is consistent with the purposes of subdivision as
outlined in Section 26.480 of the Municipal Code, which purposes include: assist
in the orderly and efficient development of the City; ensure the proper
distribution of development; encourage the well-planned subdivision of land
by establisking standards for the design of a subdivision; improve land records
and survey monuments by establishing standards for surveys and plats; coordinate
the construction of public facilities with the need for public facilities; safeguard
the interests of the public and the subdivider and provide consumer protection for
the purchaser; acquire and ensure the maintenance of public open spaces and
parks,provide procedures so that development encourages the preservation of
important and unique natural or scenic features, including but not limited to mature trees
or indigenous vegetation, bluff, hillsides, or similar geologic features, or edges
of rivers and other bodies of water, and, promote the health, safety and
general welfare of the residents of the City of
Aspen.Section
2 Pursuant to the findings set forth in Section 1, above, the City Council
does hereby grant an Historic Landmark Lot Split subdivision exemption for 320 W.
Main Street with the following
conditions:1. The HPC has approved a 500 square foot FAR bonus, for the purpose of
allowing the existing structures to remain in place. The bonus is not being awarded to
allow any expansion on the property. This condition shall be noted on the
plat.2. In order to qualify for the bonus, the applicant must meet "City of Aspen
Historic Preservation Design Guideline2.2." A plan for repair and repainting of
the Smith-Elisha house must be submitted to HPC staff by July 31, 2002,
and the work must be completed by December 31, 2002. The City will require
a financial security be posted by the applicant to ensure that this condition
is met.3. The HPC has waived any of the required parking that cannot be contained
on the site in the form of legal sized spaces. This condition shall be noted on
the plat.4. The HPC has granted a 3 foot sideyard setback variance along the east side
ofthe Smith-E1/sha House. As a condition of the variance, which
was partially justifiedby the owner's desire to have the two new lots share an existing
96
ILVIA DAVIS P;TKIN COUNTY CO R 21.00 O 0.00
determined that as lung as the historic caniagc house remains the o~y sa-
ucture on the east half of Lot 0 and all of Lot ?, Block 44, City andTov~site of
Aspen,said building shall be accessed from the street via the shared sidewalk which
runs down the east side of the adjacent Smith- Elisha house. No new sidewalk can
be created from Main Street to the carriage house unless approved by the HPC.
This condition shall be noted on the
plat.5. A subdivision plat and subdivision exemption agreement shall be reviewed
and approved by the Community Development Department and recorded in the
office of the Pitkin County Clerk and Recorder within one hundred eighty (I 80) days
of final approval by City Council. Failure to record the plat and
subdivision exemption agreement within the specified time limit shall render the plat
invalid and reconsideration of the plat by City Council will be required for a showing
of good cause. As a minimum, the subdivision plat
shall:a. Meet the requirements of Section26.480 of the Aspen Municipal
Code;b. Contain a plat note stating that the lots contained therein shall
be prohibited from further subdivision and any development of the lots
will comply with the applicable provisions of the Land Use Code in effect
at the time of
application;c. Contain a plat note stating that all new development on the lots
will conform to the dimensional requirements of the Office zone
district,except the variances approved by the
HPC.4. The FAR on the two lots created by this lot split shall be based on the use of
the buildings. At this time the Smith-Elisha house is intended to be a
residence and the carriage house is mixed-use. The maximum FAR for each lot
may be affected by applicable lotarea reductions (i.e., slopes, access
easements, etc.). The applicant shall verify with the City Zoning Officer the total
allowable FAR on each lot, taking into account any and all applicable lot
area reductions. The property shall be subdivided into two parcels, Lots A andB, each
4,500 square feet in size. This condition shall be noted
on the plat.5. The site is located on Main Street, where pedestrian improvements
are an important goal. The applicant must verify that the existing sidewalk, curb, and
gutter in front of the property meet the requirements of the City
Engineering Department, or rectify any inadequacies Pd0r to
filing the plat.6. Part of the historic significance of this property lies in the fact that
this is a significant residence with a large carriage house on the site.
These two structures are strongly associated architecturally and establish a strong
historic context on the site. The HPC will review any future development on
the property, however,as a condition of approval of this lot split, a fence shall not be
allowed to be constructed between the two newly create lots, which
would separate them visually from each other. This shall be noted
on the
plat.Section 3 This Ordinance shall not have any effect on existing litigation
and shall not operate as an abatement of any action or proceeding now pending under or
97
the ordinances repealed or amended as herein provided, and the same shall be conducted
and concluded under such prior ordinances.
Section 4
If any section, subsection, sentence, clause, phrase or portion of this ordinance is
for any reason held invalid or unconstitutional by any court of competent jurisdiction,
such portion shall be deemed a separate, distinct, and independent provision and shall not
affect the validity of the remaining portions thereof.
Section 5
A public hearing on the Ordinance was held On the 24th day of June, 2002, in the
City Council Chambers, Aspen City Hall, Aspen Colorado.
INTRODUCED, READ AND ORDERED PUBLISHED as provided by law by
the City Council of the City of Aspen on the 13th day of May, 2002.. t ~ ·
H~en ~Kali~ Kl'~'e~ud, Mayor
City Clerk
adopted, passed and approved this 2002.
City Clerk
Approved as to form:
John 1~. Worcester
City Attorney
98
99
100
101
102
103
Page 1 of 4
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, Planning Director
MEETING DATE: February 24, 2021
RE: 227 E. Bleeker Street – Final Major Development, PUBLIC HEARING
APPLICANT /OWNER:
227 East Bleeker LLC
REPRESENTATIVE:
Kim Raymond Architecture + Interiors
LOCATION:
Street Address:
227 E. Bleeker Street
Legal Description:
Lot 2, East Bleeker Historic Lot Split,
according to the Final Plat thereof
filed on record in Plat Book 78 at
Page 5 as Reception No. 521939,
City and Townsite of Aspen,
Colorado
Parcel Identification Number:
PID# 2737-073-20-014
CURRENT ZONING & USE
R-6 (Moderate-Density Residential);
Single-family home
PROPOSED ZONING & USE:
No change
SUMMARY:
On December 9, 2020, HPC granted approval to fully
restore the historic home, relocate the resource onto a
new basement foundation and construct a new addition
to the rear of the property. Setback variations and a
floor area bonus of 250 sf were granted for the
approved design. As a historically designated
landmark, this project is exempt from Residential
Design Standards Review (RDS).
STAFF RECOMMENDATION:
Staff recommends approval with conditions identified
on page 4 of this memo.
Site Locator Map – 227 E. Bleeker
227
104
Page 2 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
BACKGROUND:
227 E. Bleeker is a 4,500 sf lot in the R-6 zone district
that contains a Victorian era one-story miner’s cabin.
This lot was the result of a historic landmark lot split
that occurred in 2005 which created two 4,500 sf lots
and established the maximum allowable floor area for
each lot. Ordinance No. 34, Series of 2005
establishes 1,800 sf for 227 E. Bleeker (Lot 2) with
the ability to apply for a 250 sf floor area bonus.
The overall footprint of the resource remains similar
to what is seen on the 1904 Sanborn map (Figure 2). The historic aerial photograph (Figure 3)
reveals the rear of the property, specifically the historic conditions of the roofs. It is important to
gather historic documentation and photographs to aid any restoration efforts. The investigation of
historic framing will be necessary to accurately restore the front façade of the house.
REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC)
The Applicant is requesting the following land use approvals:
• Major Development (Section 26.415.070.D) to restore the historic home and construct a
new addition to the rear of the property.
This project was not called up by City Council during the Notice of Call-up on January 26, 2021.
HPC is the final review authority for Final Design Development Review.
PROJECT SUMMARY:
The applicant received Conceptual approval to restore the historic home and demolish all non-
historic alterations. The historic home will sit on a new basement foundation and a new addition
was approved to the rear of the property. HPC granted setback variations and a floor area bonus
of 250 sf for the approved design. The submission for Final Review is consistent with the
Conceptual approval but includes adjustments to overhang and fenestration details on the
Figure 1 – 227 E. Bleeker, 2020
Figure 2 – Sanborn Map, 1904 Figure 3 – Aspen, Colorado, 1890-1899
Source: Denver Public Library
105
Page 3 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
proposed addition. In response to the condition of approval regarding the height of the proposed
addition, the applicant has reduced the plate height by 8 inches.
STAFF COMMENTS:
Staff supports the submitted application for Final Design Review but recommends HPC further
discuss the following points for design compatibility.
1. Landscape Plan & Stormwater Mitigation Plan: The proposed landscape plan
incorporates a maintenance edge around the historic home with floral gardens around the
front of the resource. A raised rain garden is proposed to the rear of the historic structure
next to the connecting element. Staff finds the overall layout of the landscape plans meets
Design Guideline 1.12 and 1.13 but request a planting schedule to confirm the proposed
plantings are low and do not cover historic material from view. Additionally, it was pointed
out that lilac bushes have a level of significance for this property and should be retained.
Staff requests more information regarding the location of the existing lilac bushes and how
they are incorporated into the landscape plan. A concrete walkway is proposed for the
historic front entry. This walkway should be 3’ or less in width (Design Guideline 1.6).
A more detailed stormwater mitigation plan was provided with this Final application. The
applicant states that no drainage features will be visible from the street, however, the
drawings call out a stormwater detention system called StormTech which Engineering
previously indicated was not an approved system. The stormwater mitigation plan must
meet the requirements of relevant City Departments and minimize visual impacts to the
foreground of the resource.
2. New Addition - Materials: The applicant proposes two different types of siding dimensions
with varied applications on the new addition. The proposed butt joint wood siding shows a
shadow line and dimension that is similar to the historic wood siding and a standing seam
metal roof is proposed for the new addition. Metal accents are proposed to the rear of the
addition and the fenestration deviates from the historic resource.
The applicant proposes a glass floor patio on the east elevation of the historic resource.
While staff supports the removal of the enclosed space and the adding of a new door where
the patio is proposed, the glass floor material abutting the historic home is out of character.
Staff finds the reduced height of the new addition to be acceptable, however, the applicant
has removed the overhangs on the new addition for a contemporary flush eave detail. This
change in roof detail no longer related to the historic home. The north elevation of the new
addition shows a skylight and window that appears as one continuous opening from the
roof to façade (Figure 4). This fenestration detail is located on a primary elevation and
deviates from the historic resource. Staff finds these changes reduce the visual relationship
between the historic resource and the new addition and recommends restudy.
106
Page 4 of 4
130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com
Figure 4 – Proposed North Elevation
RECOMMENDATION:
Staff recommends the Historic Preservation Commission (HPC) approve this application with the
following conditions:
1.) Finalize stormwater mitigation plan with all relevant City Departments and maintain a
solution that does not create a visual impact to the foreground of the historic resource.
Final plan to be reviewed and approved by staff and monitor prior to building permit
submission.
2.) Front walkway shall be 3’ or less in width to meet Design Guideline 1.6.
3.) Restudy the roof eave detail on the new addition and the fenestration on the north elevation
of the new addition to be more compatible with the historic resource, to be reviewed and
approved by staff and monitor prior to building permit submission.
4.) Replace glass floor patio adjacent to the historic home with a compatible material, to be
reviewed and approved by staff and monitor prior to building permit submission.
5.) Provide detailed roof plan showing all proposed vents, flues, meters, and downspouts, to
be reviewed and approved by staff and monitor prior to building permit submission.
6.) Provide detailed planting schedule for landscape plan to be reviewed and approved by staff
and monitor prior to installation.
7.) All restoration details for the historic resource, including but not limited to the foundation
and chimneys, must be reviewed and approved by staff and monitor.
ATTACHMENTS:
Resolution #____, Series of 2021
Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings
Exhibit B – HPC Resolution #29, Series of 2020 and Meeting Minutes, December 9, 2020
Exhibit C – Application
107
Page 1 of 16
Exhibit A
Historic Preservation Design Guidelines Criteria
Staff Findings
NOTE: Staff responses begin on page 15 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. Final Development Plan Review:
b) The procedures for the review of final development plans for major development
projects are as follows:
1) The Community Development Director shall review the application materials
submitted for 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 Paragraphs 26.304.060.E.3.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. If the application is approved, the HPC shall issue a
certificate of appropriateness and the Community Development Director shall
issue a development order.
4) Before an application for a building permit can be submitted, a final set of
plans reflecting any or all required changes by the HPC or City Council must
be on file with the City. Any conditions of approval or outstanding issues
which must be addressed in the field or at a later time shall be noted on the
plans.
108
Page 2 of 16
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.
1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual
impact.
1.5 Maintain the historic hierarchy of spaces.
1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential
projects.
1.7 Provide positive open space within a project site.
1.8 Consider stormwater quality needs early in the design process.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees
and shrubs.
1.12 Provide an appropriate context for historic structures. See diagram.
1.13 Additions of plant material to the landscape that could interfere with or block views of historic
structures are inappropriate.
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.
2.5 Covering original building materials with new materials is inappropriate.
2.6 Remove layers that cover the original material.
Chapter 3: Rehabilitation - Windows MET NOT MET
3.1 Preserve the functional and decorative features of a historic window.
3.2 Preserve the position, number, and arrangement of historic windows in a building wall.
3.3 Match a replacement window to the original in its design.
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.
3.6 Match, as closely as possible, the profile of the sash and its components to that of the original
window.
Chapter 4: Rehabilitation - Doors MET NOT MET
4.1 Preserve historically significant doors.
4.2 Maintain the original size of a door and its opening.
4.3 When a historic door or screen door is damaged, repair it and maintain its general historic
appearance.
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
CONDITION
Historic Preservation Design Guidelines Review Criteria for 227 E. Bleeker
The applicant is requesting Final Major Development review for restoring the historic resource and a new
above grade addition. The proposed design must meet applicable Historic Preservation Design Guidelines.
CONDITION
MET
MET
CONDITION
CONDITION
MET
MET
MET
MET
CONDITION
MET
109
Page 3 of 16
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.
4.5 Adding new doors on a historic building is generally not allowed.
4.7 Preserve historic hardware.
Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET
5.1 Preserve an original porch or balcony.
5.2 Avoid removing or covering historic materials and details.
5.3 Enclosing a porch or balcony is not appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
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
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
Chapter 6: Rehabilitation - Architectural Details MET NOT MET
6.1 Preserve significant architectural features.
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.
6.5 Do not guess at “historic” designs for replacement parts.
Chapter 7: Rehabilitation - Roofs MET NOT MET
7.1 Preserve the original form of a roof.
7.2 Preserve the original eave depth.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
7.5 Preserve original chimneys, even if they are made non-functional.
7.7 Preserve original roof materials.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the
original.
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
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.
9.3 Site a relocated structure in a position similar to its historic orientation.
9.4 Position a relocated structure at its historic elevation above grade.
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.
MET
CONDITION
MET
CONDITION
CONDITION
CONDITION
MET
MET
CONDITION
CONDITION
CONDITION
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
MET
110
Page 4 of 16
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.
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
Chapter 10: New Construction - Building Additions MET NOT MET
10.2 A more recent addition that is not historically significant may be removed.
10.3 Design a new addition such that one's ability to interpret the historic character of the primary
building is maintained.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
10.6 Design a new addition to be recognized as a product of its own time.
10.8 Design an addition to be compatible in size and scale with the main building.
10.9 If the addition is taller than a historic building, set it back from significant façades and use a
“connector” to link it to the historic building.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front to
minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
10.11 Roof forms shall be compatible with the historic building.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
Chapter 12: Accessibility, Lighting, Mech. Equipment, Services Areas & Signs MET NOT MET
12.3 Exterior light fixtures should be simple in character.
MET
MET
MET
CONDITION
MET
MET
MET
MET
CONDITION
MET
111
Page 5 of 16
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.
1.11 Preserve and maintain historically significant landscaping on site, particularly landmark
trees and shrubs.
• Retaining historic planting beds and landscape features is encouraged.
• Protect historically significant vegetation during construction to avoid damage. Removal of
damaged, aged, or diseased trees must be approved by the Parks Department.
• If a significant tree must be removed, replace it with the same or similar species in coordination
with the Parks Department.
• The removal of non-historic planting schemes is encouraged.
• Consider restoring the original landscape if information is available, including original plant
materials.
1.12 Provide an appropriate context for historic structures. See diagram.
• Simplicity and restraint are required. Do not overplant a site, or install a landscape which is
overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In
Zone A, new planting shall be species that were used historically or species of similar attributes.
• In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod,
and low shrubs are often appropriate.
• Contemporary planting, walls and other features are not appropriate in Zone A. A more
contemporary landscape may surround new development or be located in the rear of the property,
in Zone C.
• Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio
where appropriate.
112
Page 6 of 16
• Where residential structures are being adapted to commercial use, proposals to alter the
landscape will be considered on a case-by-case basis. The residential nature of the building must
be honored.
• In the case of a historic landmark lot split, careful consideration should be given so as not to over
plant either property, or remove all evidence of the landscape characteristics from before the
property was divided.
• Contemporary landscapes that highlight an AspenModern architectural style are encouraged.
1.13 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.
113
Page 7 of 16
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.
2.5 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.
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.
114
Page 8 of 16
• 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.
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.
115
Page 9 of 16
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.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use dimensions
and characteristics found on comparable buildings. Keep style and form simple with minimal, if
any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
6.1 Preserve significant architectural features.
116
Page 10 of 16
• 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.
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.
7.4 New vents should be minimized, carefully, placed and painted a dark color.
117
Page 11 of 16
• 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.
7.7 Preserve original roof materials.
• Avoid removing historic roofing material that is in good condition. When replacement is necessary,
use a material that is similar to the original in both style as well as physical qualities and use a
color that is similar to that seen historically.
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.
9.3 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.
118
Page 12 of 16
9.4 Position a relocated structure at its historic elevation above grade.
• Raising the finished floor of the building slightly above its original elevation is acceptable if needed
to address drainage issues. A substantial change in position relative to grade is inappropriate.
• Avoid making design decisions that require code related alterations which could have been avoided.
In particular, consider how the relationship to grade could result in non-historic guardrails, etc.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on a
miner’s cottage where there is no evidence that one existed historically is out of character and is
not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut of
the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure preservation
of the design intent.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• 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.
119
Page 13 of 16
• 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
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.
120
Page 14 of 16
• 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.
10.10 Place an addition at the rear of a primary building or set it back substantially from the front
to minimize the visual impact on the historic structure and to allow the original proportions and
character to remain prominent.
• Locating an addition at the front of a primary building is inappropriate.
• Additions to the side of a primary building are handled on a case-by-case basis and are approved
based on site specific constraints that restrict rear additions.
• Additional floor area may also be located under the building in a basement which will not alter the
exterior mass of a building.
10.11 Roof forms shall be compatible with the historic building.
• A simple roof form that does not compete with the historic building is appropriate.
• On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed
structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the
addition is primarily a pitched roof.
10.12 Design an addition to a historic structure that does not destroy or obscure historically
important architectural features.
• Loss or alteration of architectural details, cornices, and eavelines must be avoided.
12.3 Exterior light fixtures should be simple in character.
• The design of a new fixture should be appropriate in form, finish, and scale with the structure.
• New fixtures should not reflect a different period of history than that of the affected building, or be
associated with a different architectural style.
• Lighting should be placed in a manner that is consistent with the period of the building, and should
not provide a level of illumination that is out of character.
121
Page 15 of 16
• One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A
recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the
building type or style.
• On commercial structures and AspenModern properties, recessed lights and concealed lights are
often most appropriate.
Staff Finding: The applicable sections of the design guidelines are as follows: site planning,
building materials, windows, doors, roofs, porches, building additions, and Lighting. All relevant
Design Guidelines in Chapter 2, 3, 4, 5, 6 and 7 related to the 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.
Design Guidelines 1.6, 1.11, 1.12, and 1.13 are about the landscape plan. The proposed front
walkway is concrete and needs to be 3’ or less in width. The proposed glass floor patio that abuts
the historic resource on the east elevation is paving material that is out of character with the
historic resource and does not meet Guideline 1.6. and staff recommends restudy.
The landscaping plan maintains a traditional sod front yard and a maintenance edge around the
historic structure. The areas for plantings are limited to the front façade with the exception of the
rain garden behind the historic resource. Staff recommends the applicant provide a detailed
planting scheduled for review and approval by staff and monitor prior to its installation. The
plantings are to be low and less than 42” in height so they do not cover the historic detailing on
the home from view.
Historically, landscaping around homes often included Lilac bushes and their preservation is
supported when it is identified as a historic landscape feature. It was brought to the attention of
the applicant and staff that the lilac bushes on this site may be significant to the site and should
be carefully thought out. Staff recommends additional information on the existing lilac bushes and
a landscape plan that carefully incorporates them into the landscape design. Additional input from
the Parks Department on this topic may be needed.
Design Guidelines 1.8 & 9.4 address plans for stormwater mitigation and positive drainage
related to the historic structures. The applicant submitted a stormwater management plan that
locates 4 drain basins along the front façade of the historic resource, a rain garden directly behind
the historic resource, and a below grade stormwater infiltration system. Previously, the
Engineering Department called the StormTech system as a non-compliant solution that does not
meet their standards. It is extremely important that the details related to storm water mitigation
and drainage are clearly vetted by all relevant City Departments in order to achieve a balance
between the functional requirements and historic conditions. Staff recommends the final plans for
stormwater mitigation be fully vetted with all relevant City Departments prior to building permit
submission. The details of the final plan must not create a visual impact to the foreground of the
historic resource and shall be reviewed by staff and monitor for approval.
122
Page 16 of 16
Design Guidelines 7.4, 7.5, 7.10, 9.5, 9.6 and 9.7 address building features that are being
restored and added. Restoration details such as the foundation and chimneys on the historic
home need to be supported with historic documentation. The proposed vertical skirt board is not
appropriate if there is no evidence supporting this detail. It appears that the chimneys on the
historic home have also been altered over time and will need to be restored. Both the foundation
condition and the chimneys will need to be fully vetted in the preservation plan. In addition to a
detailed preservation plan, HPC will want to address appendages to the historic resource in the
form of handrails, vents/flues, gutters, curb heights of lightwells and other similar features and the
foundation detail. All of the features listed need to be minimal in size and located in areas with the
least visual impact when viewing the historic resource. Staff and monitor will review and approve
the addition of any roof features prior to building permit submission.
Design Guidelines 10.6 and 10.11 speak to the design expectations for the new addition. The
proposed addition is compatible in size/scale with a floor area that is less than that of the historic
home. It has a minimal footprint and utilizes forms found on the historic resource. The two-story
addition is located to the rear of the property towards the alley and distanced from the historic
resource with a 10’ long connecting element. The design strikes a good balance between
contemporary and historic features where the proposed siding of the new addition relates to the
restored historic siding material, overall form of the addition strongly relates to the historic
resource, and fenestration is the departing point for the design.
The Final Review includes building material selection for the new addition. The proposed wood
siding is a butt jointed wood siding with a shadow line and dimensions that closely resemble the
historic wood siding. Staff does find this material choice to be compatible but finds the revised
eave detail to be diverting from the historic roof form and recommends restudy. The complete
removal of the roof overhang creates a visual contrast between the historic home and the new
addition, therefore, staff recommends this detail be further studied. The proposed fenestration on
the north elevation of the new addition shows the proposed skylight connecting with the window
below. Staff finds this fenestration detail not only deviates from the historic resource but draws
attention to the height of the new addition. Staff recommends this fenestration detail on the primary
façade be restudied to better relate to the historic resource.
In summary, staff recommends approval with the conditions listed in the staff memo.
123
HPC Resolution #__, Series of 2021
Page 1 of 4
RESOLUTION #__, SERIES OF 2021
A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC)
GRANTING FINAL MAJOR DEVELOPMENT REVIEW FOR THE PROPERTY
LOCATED AT 227 EAST BLEEKER STREET, LOT 2, EAST BLEEKER HISTORIC
LOT SPLIT, ACCORDING TO THE FINAL PLAT THEREOF FILED ON RECORD IN
PLAT BOOK 78 AT PAGE 5 AS RECEPTION NO. 521939, CITY AND TOWNSITE OF
ASPEN, COLORADO
PARCEL ID: 2737-073-20-014
WHEREAS, the applicant, 227 East Bleeker LLC, represented by Kim Raymond Architects +
Interiors, has requested HPC approval for Final Major Development for the property located at
227 East Bleeker Street, Lot 2, East Bleeker Historic Lot Split, according to the Final Plat Book 78
at Page 5 as Reception No. 521939, City and Townsite of Aspen, Colorado. As a historic
landmark, the site is exempt from Residential Design Standards review; 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 Final 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.4.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, Community Development Department staff reviewed the application for
compliance with applicable review standards and recommends approval with conditions; and
WHEREAS, HPC reviewed the project on February 24, 2021. HPC considered the application,
the staff memo and public comment, and found the proposal consistent with the review standards
and granted approval with conditions by a vote of _-_.
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Final Major Development for 227 East Bleeker Street, Lot 2, East Bleeker
Historic Lot Split, according to the Final Plat Book 78 at Page 5 as Reception No. 521939, City and
Townsite of Aspen, CO as follows:
Section 1: Final Major Development Review
HPC hereby approves Final Major Development as proposed with the following conditions:
1.) As required in the Conceptual approval, Resolution #26, Series of 2020, investigate the
historic framing for any evidence of historic material and openings. Fenestration changes to
be reviewed and approved by staff and monitor before proceeding.
124
HPC Resolution #__, Series of 2021
Page 2 of 4
2.) As required in the Conceptual approval, Resolution #26, Series of 2020, provide a detailed
Preservation Plan including existing conditions documenting investigation of historic
framing and proposed treatment, to be reviewed by staff and monitor prior to building
permit submission.
3.) As required in the Conceptual approval, Resolution #26, Series of 2020, lightwell curb
heights and other similar features to be 6” or less in height.
4.) As approved during Conceptual approval, Resolution #26, Series of 2020, the following
setback variations for the addition are granted:
a. 3’-3” rear yard setback reduction for the addition above and below grade, as
represented in the approved application
b. 2’-0” front yard setback reduction for the roof feature over the historic window
5.) As approved during Conceptual approval, Resolution #26, Series of 2020, a 250 sf Floor are
bonus is granted for this proposal.
6.) The proposed stormwater mitigation plan is not approved. Finalize stormwater mitigation
plan with all relevant City Departments and maintain a solution that does not create a visual
impact to the foreground of the historic resource. Final plan to be reviewed and approved
by staff and monitor prior to building permit submission.
7.) Front walkway shall be 3’ or less in width to meet Design Guideline 1.6.
8.) Restudy the roof eave detail on the new addition and the fenestration on the north elevation
of the new addition to be more compatible with the historic resource, to be reviewed and
approved by staff and monitor prior to building permit submission.
9.) Replace glass floor patio adjacent to the historic home with a compatible material, to be
reviewed and approved by staff and monitor prior to building permit submission.
10.) Provide detailed roof plan showing all proposed vents, flues, meters, and downspouts, to
be reviewed and approved by staff and monitor prior to building permit submission.
11.) Provide detailed planting schedule for landscape plan to be reviewed and approved by
staff and monitor prior to installation.
12.) All restoration details for the historic resource, including but not limited to the foundation
and chimneys, must reviewed and approved by staff and monitor.
13.) Provide financial assurances of $30,000 for the relocation of the historic home onto a new
basement foundation, to be provided prior to building permit submission. Relocation shall
be performed by contractors who specialize in moving historic structures.
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
125
HPC Resolution #__, Series of 2021
Page 3 of 4
This Resolution shall not affect any existing litigation and shall not operate as an abatement of
any action or proceeding now pending under or by virtue of the ordinances repealed or amended
as herein provided, and the same shall be conducted and concluded under such prior ordinances.
Section 4: Severability
If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason
held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be
deemed a separate, distinct and independent provision and shall not affect the validity of the
remaining portions thereof.
Section 5: Vested Rights
The development approvals granted herein shall constitute a site-specific development plan
vested for a period of three (3) years from the date of issuance of a development order. However,
any failure to abide by any of the terms and conditions attendant to this approval shall result in
the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to
properly record all plats and agreements required to be recorded, as specified herein, within 180
days of the effective date of the development order shall also result in the forfeiture of said
vested property rights and shall render the development order void within the meaning of Section
26.104.050 (Void permits). Zoning that is not part of the approved site-specific development
plan shall not result in the creation of a vested property right.
No later than fourteen (14) days following final approval of all requisite reviews necessary to
obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be
published in a newspaper of general circulation within the jurisdictional boundaries of the City of
Aspen, a notice advising the general public of the approval of a site specific development plan
and creation of a vested property right pursuant to this Title. Such notice shall be substantially in
the following form:
Notice is hereby given to the general public of the approval of a site specific development plan,
and the creation of a vested property right, valid for a period of three (3) years, pursuant to the
Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes,
pertaining to the following described property: 227 E. Bleeker.
Nothing in this approval shall exempt the development order from subsequent reviews and
approvals required by this approval of the general rules, regulations and ordinances or the City of
Aspen provided that such reviews and approvals are not inconsistent with this approval.
The approval granted hereby shall be subject to all rights of referendum and judicial review; the
period of time permitted by law for the exercise of such rights shall not begin to run until the
date of publication of the notice of final development approval as required under Section
26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado
Constitution and the Aspen Home Rule Charter.
APPROVED BY THE COMMISSION at its regular meeting on the 24th day of February,
2021.
126
HPC Resolution #__, Series of 2021
Page 4 of 4
Approved as to Form: Approved as to Content:
________________________________ ________________________________
Katharine Johnson, Assistant City Attorney Kara Thompson, Vice Chair
ATTEST:
________________________________
Wes Graham, Deputy City Clerk
127
RECEPTION* 672632, R: $18.00, D: $0.00
DOC CODE: RESOLUTION
Pg 1 of 2, 01/1512021 at 11:27:36 AM Janice K. Vos
Caudill, Pitkin County, CO RESOLUTION #26, SERIES
OF 2020 A RESOLUTION OF
THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR
DEVELOPMENT REVIEW, RELOCATION, SETBACK VARIATIONS AND
A FLOOR AREA BONUS FOR THE PROPERTY LOCATED AT 277
EAST BLEEKER STREET, LOT 2, EAST BLEEKER HISTORIC LOT SPLIT, ACCORDING
TO THE FINAL PLAT THEREOF FILED ON RECORD IN PLAT BOOK 78
AT PAGE 5 AS RECEPTION NO.521939, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL
ID: 2737-
073-20-014 WHEREAS, the applicant,
227 East Bleeker LLC, represented by Kim Raymond Architects + Interiors, has requested
HPC approval for Conceptual Major Development, Relocation, Setback Variations and a
Floor Area Bonus for the property located at 227 East Bleeker Street, Lot 2, East Bleeker Historic Lot
Split, according to the Final Plat Book 78 at Page 5 as Reception No. 521939, City and Townsite
of Aspen, Colorado. As a historic landmark, the site is exempt from Residential Design Standards
review; 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, Relocation; 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 Floor Area Bonus, the application shall meet the requirements of Aspen Municipal Code
Section 26.415.110.17, Floor Area Bonus; and WHEREAS, Community Development
Department staff reviewed the application for compliance with applicable
review standards and recommends approval with conditions; and WHEREAS, HPC reviewed
the project on December 9, 2020. HPC considered the application, the staff memo
and public comment, and found the proposal consistent with the review standards and granted approval
with conditions by a vote of 5-0. HPC Resolution #26,
Series of 2020 Page 1 of
3
128
NOW, THEREFORE, BE IT RESOLVED:
That HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and
Floor Area Bonus for 227 East Bleeker Street, Lot 2, East Bleeker Historic Lot Split, according to the
Final Plat Book 78 at Page 5 as Reception No. 521939, City and Townsite of Aspen, CO as follows:
Section 1• Conceptual Major Development Relocation Setback Variations and a Floor Area
Bonus.
HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and Floor
Area Bonus as proposed with the following conditions:
1.) Proposed secondary walkway and door is not approved. Investigate the historic framing
for any evidence of historic material and openings. Fenestration changes to be reviewed
and approved by staff and monitor before proceeding.
2.) Provide a reduction plate height for the new addition.
3.) Provide a more detailed storm water mitigation plan following discussion with relevant
City Departments for Final Review. No visible stormwater infrastructure to be seen in the
foreground of the historic resource.
4.) Provide a detailed Preservation Plan including existing conditions documenting
investigation of historic framing and proposed treatment, to be reviewed by staff and
monitor prior to building permit submission.
5.) Work closely with all relevant City Departments to meet all requirements regarding the
transformer, existing utility easement and parking requirements for Final Review.
6.) Lightwell curb heights to be 6" or less in height.
7.) Provide financial assurances of $30,000 for the relocation of the historic home onto a new
basement foundation, to be provided prior to building permit submission.
8.) A 250 sf floor area bonus is granted for the approved design.
9.) The following setback variation for the proposed addition is granted:
a. 3'-3" rear yard setback reduction for the addition above and below grade, as
represented in the approved application
b. 2'-0" front yard setback reduction for the roof feature over the historic window
10.) A development application for a Final Development Plan shall be submitted within one
1) year of the date of approval of a Conceptual Development Plan. Failure to file such an
application within this time period shall render null and void the approval of the
Conceptual Development Plan. The Historic Preservation Commission may, at its sole
discretion and for good cause shown, grant a one-time extension of the expiration date for
a Conceptual Development Plan approval for up to six (6) months provided a written
request for extension is received no less than thirty (30) days prior to the expiration date.
Section 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.
HPC Resolution #26, Series of 2020
Page 2 of 3
129
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 91h day of December,
2020.
Approved as to Form:
Katharine Johns Assistant City Attorney
ATJEST: Pesraham,
Deputy City Clerk Approved
as to Content: Kara "-
AAAhom son, Vice Chair HPC
Resolution #26, Series of 2020 Page
3 of 3
130
REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 9 2020
Vice Chairperson Thompson opened the special meeting at 4:30 p.m.
Commissioners in attendance: Jeffrey Halferty, Kara Thompson, Scott Kendrick, Roger Moyer,
Sherri Sanzone.
Commissioners not in attendance: Gretchen Greenwood
Staff present:
Amy Simon, Interim Planning Director/Historic Preservation Officer
Sarah Yoon, Historic Preservation Planner
Kate Johnson, Assistant City Attorney
Wes Graham, Deputy City Clerk
APPROVAL OF MINUTES: Mr. Halferty moved to approve the minutes; Mr. Kendrick
seconded. All in favor.
PUBLIC COMMENT: None
COMMISSIONER COMMENTS: Mr. Halferty shared his condolences for the passing of Art
Daily.
DISCLOSURE OF CONFLICT: None
PROJECT MONITORING: Ms. Simon stated that there has been a lot of communication
about setting up meetings with the monitors about the 517 E. Hopkins. 105 E. Hallam more
information and updates to come to the monitors.
STAFF COMMENTS: Ms. Simon said that there will be back-to-back HPC meetings due to the
Christmas holiday. She stated the next meeting will be Ms. Greenwoods last meeting since she
will be moving Down Valley and that the election of Chair and Vice-Chair will take place at the
first meeting of January.
CALL UPS: Ms. Simon stated that Council called up 211 West Hopkins. Council passed this
item at first reading and will discuss in more detail about the project in the new year.
OLD BUSINESS: None
NEW BUSINESS: 227 E. Bleeker Street - Conceptual Major Development. Kim Raymond
Architecture + Interiors
Ms. Raymond stated that the historic cabin has been neglected for many years. She said through
the years there have been elements added but there are clues to what is historic and what is not
historic. Ms. Raymond stated that this building has unique features that have not been seen
before, pointing out the flat roof porch that has been enclosed. She showed a survey map that
indicated that the bay window hangs over a bit of the setback line. She indicated that they will be
seeking a variance for this issue. Ms. Raymond stated that the building is slightly squid on the
property and when the new foundation is placed, they will take that opportunity to straighten the
structure. Ms. Raymond showed the floor plan of the resource and pointed the non-historic
additions that were added at some point like the enclosed porch area, a storage closest, and the
deck in the back of the building. Ms. Raymond showed the proposed site plane and stated that
the historic resource will remain in its original footprint with the one-degree correction. She
explained that with a simple shift adjustment to the new addition the transformer will not be in
the way while maintaining the full parking space next to the garage. Ms. Raymond stated that the
historic resource is 1,120 sq. ft. and the new addition will be 694 sq. ft. with a connecting
element of 84 sq. ft. She showed a rendering of the three levels and how they would connect. Ms.
Raymond stated that this lot is allowed 1,800 SF and is hoping with the historic preservation
131
REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 9 2020
efforts they will be awarded the addition of 250 SF bringing the total to 2,050 SF. Ms. Raymond
said that the variance setbacks that are being requested are the bay window in front of the
building, and a deck on the second floor of the new addition that lines up with the garage that is
1.9 ft back from the 5 ft setback however, the deck is 3ft 3in over the living area setback. She
said that the plan is to be as respectful as they can be to keep breathing room in the alley. Ms.
Raymond said that the final variance they are seeking is in the basement to align the basement
foundation to the garage. She explained that this is below grade and will not be visible to anyone.
She stated that they did receive a letter from a neighbor concerned about alley space and that
they feel they have met those concerns. Ms. Raymond pointed out the smaller size of the addition
in relation to the resource. She pointed out that on the back wall of the historic cabin there are 2ft
of historic cabin exposed on the east and 14 ft exposed on the west side, there will be 8 ft taken
for the connecting element. She explained that the new addition is 4 ½ ft smaller in width than
the historic cabin giving more breathing room to the side yard. Ms. Raymond showed the
proposed elevation map showcasing the unknown historic door. She explained that at this point
they don’t know much until they are able to start the careful deconstruction. Ms. Raymond said
that the shape of the new addition is matching the resource with a modern twist. She pointed out
the shallow gable roofline on both buildings and the partial matching ridgeline. Ms. Raymond
said that the window shape of the new addition will match the historic cabin windows, tall and
narrow. Both respecting the form and fenestration. Ms. Raymond stated that the linking element
will be glass on the east side and will slide right under the eve of the historic cabin. Ms.
Raymond showed pictures of the neglected interior and pointed out that the floorboards run in
one direction to a thresh hold then change direction leading them to believe that this once was
the original door that was enclosed.
Mr. Moyer asked if the new addition will be setback further than the Hayes garage which is a
few lots down.
Ms. Raymond stated that yes it will be set back 6ft 9in back from the property line.
Ms. Thompson stated that in the memo there was a comment from the Engineering dept. that the
historic resource will need to change pitch for positive drainage.
Ms. Raymond stated that an updated letter that did not make it into the HPC packet, stated that
their engineer can make the positive drainage work without altering the pitch. She further said
that there will be details presented at the next meeting.
Ms. Thompson asked what the height of the linking element is.
Ms. Raymond stated that it is 8 ½ ft.
Ms. Thompson asked about the height of the rain garden
Ms. Raymond stated that will come at the final review, the engineer is still working out the
details.
Ms. Sanzone asked what is their plan to keep the trees protected while putting in the basement.
Ms. Raymond said that they have not reached that level of design yet. She explained that they
have worked in tight spaces before and know how to work around the trees and roots.
Ms. Sanzone asked what the plan is for the stormwater collection and if it would be subgrade.
Ms. Raymond stated that they have not gotten to those details yet.
Ms. Sanzone stated that from an HPC point of view that the devices or grates should not be
visible from the street.
STAFF COMMENTS: Ms. Yoon stated that there is a lot of preservation potential for this
project. She said that the staff recognizes that there have been additions added towards the front
of the cabin. Ms. Yoon said that the applicant is asking for major development, relocation
132
REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 9 2020
because of the full basement, setback variations, and floor area bonus. Ms. Yoon showed the
Sanborn of the historic cabin and stated that staff believes that the cabin is in its original lot. Ms.
Yoon stated that staff agrees with the applicant about the level of unknow with this project
regarding certain changes that have taken place on the cabin. She said that adding of any non-
historic doors is discouraged especially when dealing with a front façade. Ms. Yoon explained
that there will have to be a lot of exploratory demolition and investigation to fully understand
what that condition was historically. She stated that staff is recommending the door and
secondary walkway be removed until documentation shows more evidence and at this point, it
does not meet Design Guidelines 4.5 and 10.4. Ms. Yoon said that regarding the new addition
staff finds it modest in size. She said the applicant has addressed a staff concern about a full
parking spot with the revised plan. Ms. Yoon stated that the new addition is connected by a one-
story connector and the new addition sits 10ft back from the historic resource meeting Design
Guidelines. Ms. Yoon reviewed the site plan and stated that the stormwater system will need
further study. She reviewed the setback variation request for the rear yard setback reduction of
3’-3” above and below grade and in the front yard setback reduction of the 2’ for the roof
extension above the historic window. Ms. Yoon stated that all the criteria have been met for the
250sf floor area bonus that the primary historic entry is maintained, and the visual integrity is
preserved. Ms. Yoon stated that staff recommends approval with amended conditions attached to
the resolution.
PUBLIC COMMENT: Nora Berko submitted a letter. Letter attached.
COMMISSIONER COMMENTS:
Mr. Moyer asked regarding Ms. Berko’s letter and the applicant's garage placement if the
applicant would consider shortening the connector element.
Mr. Kendrick stated that he agrees with Mr. Moyer and that the alley is very constrictive.
Ms. Thompson said that what they are approving is the deck on top of the garage and subgrade
extension. She explained that the garage could be 2ft closer to the alley and still be within code
however, the deck and subgrade are over the livability setback.
Mr. Moyer said he has no problems with the setbacks being requested.
Ms. Thompson stated that she likes the length of the connector element and that it gives a relief
between the two.
Mr. Halferty stated that he echoes the board's comments. Due to technical difficulties, Mr.
Halferty’s comments were inaudible.
Ms. Thompson said that this is an excellent historic preservation project and that the bonus
should be awarded. She stated that she has a concern about the plate height of the new addition.
Ms. Thompson explained that she understands that the project is under the height limit, but given
the resource is so small the plate height should come down a bit to be more appropriate to the
resource.
Mr. Moyer stated he agrees with Ms. Thompson.
Mr. Kendrick said that he agrees with the plate height comment. He said that when there is a
two-story new addition against a one-story resource there is always a situation between livability
and relation.
Mr. Halferty agreed with Ms. Thompson.
Ms. Sanzone stated that she has some concerns about the site's drainage plan and that it does not
work as submitted. She said that there is still a lot of work to do.
Mr. Moyer asked Ms. Sanzone what would be the worst-case scenario if there was a problem
with the drainage.
133
REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 9 2020
Ms. Sanzone stated that there could be alterations to the buildings, could change the location of
the parking spot, and we don’t want to see the stormwater collection placed in the front.
Mr. Moyer asked if the parking spot be a hard surface or premeal pavers.
Ms. Raymond stated that it will be premeal pavers. She addressed Ms. Sanzone’s concerns
stating that there is enough space on the side yards to contain water and there will be no
collection in front.
Ms. Thompson stated that this can be added as a condition.
Ms. Thompson moved to approve Resolution #026-2020 with added conditions; Mr. Moyer
seconded.
ROLL CALL: Mr. Halferty, Yes; Mr. Kendrick, Yes; Mr. Moyer, Yes; Ms. Thompson, Yes;
Ms. Sanzone, Yes. All in favor, Motion carried 5-0.
Mr. Moyer stated HPC needs to be more mindful of what is being approved, regarding rear lot
setbacks, plate height, and massing.
Mr. Kendrick stated he agrees with Mr. Moyer and that some of these masses that sit on the lot
line make it feel impassable.
Mr. Moyer said that the board needs to be self-critical at points. It can be helpful to HPC and the
community.
Ms. Thompson stated that she agrees with Mr. Moyer and said that HPC should be a bit more
thoughtful when approving alley variations. Ms. Thompson stated that she would like to see a bit
more context in relation to the resource so HPC can make better decisions.
ADJOURN: All in favor.
134
135
136
137
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Amy Simon, amy.simon@cityofaspen.com
DATE: September 22, 2020
PROJECT LOCATION: 227 E. Bleeker Street
REQUEST: Major Development, Relocation and Variations
DESCRIPTION: 227 E. Bleeker Street is a Victorian era miner’s cottage, on a 4,500 square foot lot in the
R-6 residential zone district. The property is landmarked and is the product of a historic landmark lot split
approved in 2005. The terms of the lot split established the maximum allowed floor area for this lot as
1,800, with the potential for the owner to request a floor area bonus of up to 250 square feet.
The applicant plans a full rehabilitation of the home, which is very deteriorated. Non-historic additions are
proposed to be removed and the house will be placed on a new basement, with an addition proposed for
the rear of the site.
The work requires Historic Preservation Commission review of Major Development, a two-step process.
Conceptual Design review will consider mass, scale and site plan. At this meeting, HPC will evaluate the on-
site relocation of the historic resource as well as any dimensional variations requested by the applicant.
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 the Notice of 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 Historic Properties
26.415.110 Historic Preservation – Benefits
26.575.020 Calculations and Measurements
26.710.040 Medium-Density Residential (R-6)
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
138
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 at each review step
APPLICATION CHECKLIST:
Below is a list of submittal requirements for HPC Conceptual and Final reviews. At each review step,
please email the entire application as one pdf to amy.simon@cityofaspen.com. The fee will be requested
after the application is determined to be complete.
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.
139
Site improvement survey including topography and vegetation showing the current status,
certified by a registered land surveyor, licensed in the state of Colorado.
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.
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.
140
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
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.
Form 5030000 (1-31-17)Page 1 of 16 ALTA Commitment for Title Insurance (8-1-16)
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Commitment
COMMITMENT FOR TITLE INSURANCE
Issued By
FIRST AMERICAN 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,First American Title Insurance Company, a Colorado 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 months after the Commitment Date, this
Commitment terminates and the Company’s liability and obligation end.
First American Title Insurance Company
If this jacket was created electronically, it constitutes an original document.
141
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
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.
Form 5030000 (1-31-17)Page 2 of 16 ALTA Commitment for Title Insurance (8-1-16)
COMMITMENT CONDITIONS
1. DEFINITIONS
(a) "Knowledge" or "Known": Actual or imputed knowledge, but not constructive notice imparted by the Public
Records.
(b) "Land": The land described in Schedule A and affixed improvements that by law constitute real property. The
term "Land" does not include any property beyond the lines of the area described in Schedule A, nor any right, title,
interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does
not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy.
(c) "Mortgage": A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means
authorized by law.
(d) "Policy": Each contract of title insurance, in a form adopted by the American Land Title Association, issued or to
be issued by the Company pursuant to this Commitment.
(e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued
pursuant to this Commitment.
(f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each
Policy to be issued pursuant to this Commitment.
(g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting
constructive notice of matters relating to real property to purchasers for value and without Knowledge.
(h) "Title": The estate or interest described in Schedule A.
2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment
to Issue Policy, this Commitment terminates and the Company’s liability and obligation end.
3. The Company’s liability and obligation is limited by and this Commitment is not valid without:
(a) the Notice;
(b) the Commitment to Issue Policy;
(c) the Commitment Conditions;
(d) Schedule A;
(e) Schedule B, Part I—Requirements;
(f) Schedule B, Part II—Exceptions; and
(g) a counter-signature by the Company or its issuing agent that may be in electronic form.
4. COMPANY’S RIGHT TO AMEND
The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect,
lien, encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any
liability of the Company is limited by Commitment Condition 5. The Company shall not be liable for any other
amendment to this Commitment.
5. LIMITATIONS OF LIABILITY
(a) The Company’s liability under Commitment Condition 4 is limited to the Proposed Insured’s actual expense
incurred in the interval between the Company’s delivery to the Proposed Insured of the Commitment and the
delivery of the amended Commitment, resulting from the Proposed Insured’s good faith reliance to:
(i) comply with the Schedule B, Part I—Requirements;
(ii) eliminate, with the Company’s written consent, any Schedule B, Part II—Exceptions; or
(iii) acquire the Title or create the Mortgage covered by this Commitment.
(b) The Company shall not be liable under Commitment Condition 5(a) if the Proposed Insured requested the
amendment or had Knowledge of the matter and did not notify the Company about it in writing.
(c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have
incurred the expense had the Commitment included the added matter when the Commitment was first delivered to
the Proposed Insured.
142
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
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.
Form 5030000 (1-31-17)Page 3 of 16 ALTA Commitment for Title Insurance (8-1-16)
(d) The Company’s liability shall not exceed the lesser of the Proposed Insured’s actual expense incurred in good faith
and described in Commitment Conditions 5(a)(i) through 5(a)(iii) or the Proposed Policy Amount.
(e) The Company shall not be liable for the content of the Transaction Identification Data, if any.
(f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the
Schedule B, Part I—Requirements have been met to the satisfaction of the Company.
(g) In any event, the Company’s liability is limited by the terms and provisions of the Policy.
6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT
(a) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this
Commitment.
(b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.
(c) Until the Policy is issued, this Commitment, as last revised, is the exclusive and entire agreement between the
parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations,
representations, and proposals of any kind, whether written or oral, express or implied, relating to the subject
matter of this Commitment.
(d) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation
to provide coverage beyond the terms and provisions of this Commitment or the Policy.
(e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized
by the Company.
(f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company’s only
liability will be under the Policy.
7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT
The issuing agent is the Company’s agent only for the limited purpose of issuing title insurance commitments and
policies. The issuing agent is not the Company’s agent for the purpose of providing closing or settlement services.
8. PRO-FORMA POLICY
The Company may provide, at the request of a Proposed Insured, a pro-forma policy illustrating the coverage that the
Company may provide. A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is
delivered to a Proposed Insured, nor is it a commitment to insure.
9. ARBITRATION
The Policy contains an arbitration clause. All arbitrable matters when the Proposed Policy Amount is $2,000,000 or
less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the
parties. A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration.
143
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
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.
Form 5033708-A (4-9-18)Page 4 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule A
Transaction Identification Data for reference only:
Issuing Agent: Winter VanAlstine Issuing Office: Attorneys Title Insurance Agency
of Aspen, LLC
Issuing Office's ALTA® Registry ID: 1019587 Loan ID No.:
Commitment No.: 20004528 Issuing Office File No.: 20004528
Property Address: 227 East Bleeker Street, Aspen, CO 81611
SCHEDULE A
1. Commitment Date: September 1, 2020 at 07:45 AM
2. Policy or Policies to be issued: Amount Premium
A. ALTA Owners Policy (06/17/06)$3,600,000.00 $6,650.00
Proposed Insured: 227 East Bleeker LLC, a Colorado limited liability company
Certificate of Taxes Due $25.00
Endorsements:
CO-110.1 (Delete 1, 2, 3, 4)$75.00
Additional Charges:$0
Total $6,750.00
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:
Rosa H. Gettman Family Trust, dated November 19, 2007
5. The land referred to in the Commitment is described as follows:
SEE EXHIBIT A ATTACHED HERETO
For informational purposes only, the property address is: 227 East Bleeker Street, Aspen, CO 81611.
144
SCHEDULE A
(Continued)
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
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.
Form 5033708-A (4-9-18)Page 5 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule A
Attorneys Title Insurance Agency of Aspen, LLC
By:
Winter VanAlstine
Authorized Officer or Agent
FOR INFORMATION PURPOSED OR SERVICES IN CONNECTION WITH THIS COMMITMENT, CONTACT: Attorneys
Title Insurance Agency of Aspen, LLC, 715 West Main Street, Suite 202, Aspen, CO 81611, Phone: 970 925-7328, Fax:
970 925-7348.
145
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
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.
Form 5030008-BI&BII (5-18-17)Page 6 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule BI & BII
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII
Commitment No: 20004528
SCHEDULE B, PART I
Requirements
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.
5. Payment of all taxes and assessments now due and payable as shown on a certificate of taxes due from the
County Treasurer or the County Treasurer's Authorized Agent.
6. Evidence that all assessments for common expenses, if any, have been paid.
7. Final Affidavit and Agreement executed by Owners and/or Purchasers must be provided to the Company
8. Special Warranty Deed must be sufficient to convey the fee simple estate or interest in the land described or
referred to herein, from the Rosa H. Gettman Family Trust, dated November 19, 2007 to 227 East Bleeker LLC, a
Colorado limited liability company, the proposed insured, Schedule A, item 2A. NOTE: C.R.S. Section
38-35-109(2) requires that a notation of the purchaser's legal address, (not necessarily the same as the property
address) be included on the face of the Deed to be recorded.
9. Full disclosure from Seller, of any monetary liens and open Deeds of Trust of record. If you have any knowledge of
an outstanding obligation secured by the subject property, you must contact us immediately for further review prior
to closing.
10. A true and correct copy of the Trust Agreement which creates the Rosa H. Gettman Family Trust, dated
November 19, 2007 providing, among other things, the designation of the trustee(s) and specification of the
trustee(s) powers under that trust.
146
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Form 50-CO-Disclosure (4-1-16)Page 7 of 16 Disclosure Statement (5-1-15)
Colorado
11. Record a Statement of Authority to provide prima facie evidence of existence of the Rosa H. Gettman Family
Trust, dated November 19, 2007, an entity capable of holding property, and the name of the person authorized to
execute instruments affecting title to real property as authorized by C.R.S. Section 38-30-172 and C.R.S. Section
38-30-108.5.
12. Certificate of Good Standing from the Colorado Secretary of State for 227 East Bleeker LLC, a Colorado limited
liability company.
13. Record a Statement of Authority to provide prima facie evidence of existence of 227 East Bleeker LLC, a Colorado
limited liability company, an entity capable of holding property, and the name of the person authorized to execute
instruments affecting title to real property as authorized by C.R.S. Section 38-30-172.
14. A copy of the properly signed and executed Operating Agreement if written, for 227 East Bleeker LLC, a Colorado
limited liability company, to be submitted to the Company for review.
15. Evidence furnished by the Office of the Director of Finance, City of Aspen, that the following real estate taxes have
been paid, or that conveyance is exempt from said taxes:
(1) The "Wheeler Real Estate Transfer Tax" pursuant to Ordinance No. 20 (Series of 1979) and;
(2) The "Housing Real Estate Transfer Tax" pursuant to Ordinance No. 13 (Series of 1990);
pursuant to the Warranty Deed dated November 19, 2007, and recorded November 21, 2007, as Reception No.
544296.
16. Improvement Survey Plat sufficient in form, content and certification acceptable to the Company. Exception will be
taken to adverse matters disclosed thereby.
17. Receipt by the Company of the appropriate Lease Affidavit indemnifying the Company against any existing leases
or tenancies, and any and all parties claiming by, through or under said lessees.
18. This Title Commitment is subject to underwriter approval.
147
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American 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; Schedule B,
Part II—Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
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.
Form 5030008-BI&BII (5-18-17)Page 8 of 16 ALTA Commitment for Title Insurance (8-1-16)
Colorado - Schedule BI & BII
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Commitment No.: 20004528
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.
The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement
identified in Schedule A, and will include the following Exceptions unless cleared to the satisfaction of the Company:
1. Any facts, rights, interests or claims which are not shown by the Public Records, but which could be ascertained
by an inspection of the Land or by making inquiry of persons in possession thereof.
2. Easements, or claims of easements, not shown by the Public Records.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, and any facts which a correct land
survey and inspection of the Land would disclose, and which are not shown by the Public Records.
4. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not
shown in the Public Records.
5. Any defect, lien, encumbrance, adverse claim, or other matter that appears for the first time in the Public Records
or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B,
Part I—Requirements are met.
Note: Exception number 5. will be removed from the policy provided the Company conducts the closing and
settlement service for the transaction identified in the commitment
6. Any and all unpaid taxes, assessments and unredeemed tax sales.
7. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof.
8. Any water rights, claims of title to water, in, on or under the Land.
9. Taxes and assessments for the year 2020, and subsequent years, a lien not yet due or payable.
148
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Schedule BI & BII (Cont.)
Form 50-CO-Disclosure (4-1-16)Page 9 of 16 Disclosure Statement (5-1-15)
Colorado
10. Terms, conditions, provisions, agreements and obligations specified under 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 as Reception No.
060156.
11. Terms, conditions, provisions, agreements and obligations specified under Ordinance No. 6 (series of 1959, An
Ordinance Accepting a Map Entitled "Official Map of the City of Aspen, Pitkin County, State of Colorado," as the
Official Map of the City of Aspen: Providing for Dedication of all Streets and Alleys, Except Such Streets and
Alleys Heretofore Vacated; And Providing for the Filing of Said Map, Field Notes, and Supplemental Plats with the
Clerk and Recorder for Pitkin County, dated November 2, 1959, and recorded December 18, 1959, in Book 189 at
Page 354 as Reception No. 109043; and any and all notes, easements and recitals as disclosed on the Willets
Map recorded November 12, 1969 in Plat Book 4 at Page 27 as Reception No. 137902.
12. Terms, conditions, provisions, agreements and obligations specified under the Easement Agerement with the City
of Aspen dated August 14, 1986, and recorded December 11, 1986, in Book 524 at Page 835 as Reception No.
283966.
13. Terms, conditions, provisions, agreements and obligations specified under Resolution No. 26, Series of 2005, a
Resolution of the Aspen Historic Preservation Commission Reommending Approval of an Application for a Historic
Landmark Lot Split, Including Subdivision Exemption and GMQS Exemption, and Granting an Approval for
Setback Variances at 227 East Bleeker Street, Lots E, F and G, Block 73, City and Townsite of Aspen, dated July
13, 2005, and recorded August 11, 2005, as Recepiton No. 513429.
14. Terms, conditions, provisions, agreements and obligations specified under the Revocable Encroachment License
dated November 11, 2005, and recorded December 2, 2005, as Reception No. 518031.
15. Terms, conditions, provisions, agreements and obligations specified under Ordinance No. 34 (Series of 2005), an
Ordinance of the Aspen City Council Approving a Subdivision Exemption for a Historic Landmark Lot Split at 227
E. Bleeker Street, Lots E, F and G, Block 73, City and Twonsite of Aspen, Pitkin County, Colorado, dated August
22, 2005, and recorded January 17, 2006, as Reception No. 519805.
16. Terms, conditions, provisions, agreements and obligations specified under the Subdivision Exemption Agreement
for the Historic Landmark Lot Split at 227 East Bleeker Street, dated February 15, 2006, and recorded March 17,
2006, as Reception No. 521938.
17. Any and all notes, easements and recitals as disclosed on the Final Plat of East Bleeker Historic Landmark Lot
Split, Lots E, F & G, Block 73, City & Townsite of Aspen, recorded on March 17, 2006, in Plat Book 78 at Page 5
as Reception No. 521939.
18. Any loss or damage due to the fence lines not corresponding to the lot lines, as disclosed on the Improvement
Survey Plat provided by Aspen Survey, dated August 28, 2020, as File No. 2008193.
19. Any existing leases or tenancies, and any and all parties claiming by, through or under said lessees.
NOTE: Upon receipt of a Lease Affidavit from Seller, this exception will not appear on the final title policy.
149
Form 5000000-EX (7-1-14)Page 10 of 16 Exhibit A
ALTA Commitment for Title Insurance
ISSUED BY
First American Title Insurance Company
Exhibit A
File No.: 20004528
The Land referred to herein below is situated in the County of Pitkin, State of Colorado, and is described as follows:
Lot 2, EAST BLEEKER HISTORIC LOT SPLIT, according to the Final Plat thereof filed on record in Plat Book 78 at Page
5 as Reception No. 521939, Pitkin County, Colorado.
150
Form 50-CO-Disclosure (4-1-16)Page 11 of 16 Disclosure Statement (5-1-15)
Colorado
DISCLOSURE STATEMENT
Pursuant to C.R.S. 30-10-406(3)(a) 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.
NOTE: If this transaction includes a sale of the property and the price exceeds $100,000.00, the seller must comply with the
disclosure/withholding provisions of C.R.S. 39-22-604.5 (Nonresident withholding).
NOTE: Colorado Division of Insurance Regulations 8-1-2 requires that “Every title insurance company shall be responsible to
the proposed insured(s) subject to the terms and conditions of the title commitment, other than the effective date of the title
commitment, for all matters which appear of record prior to the time of recording whenever the title insurance company, or its
agent, conducts the closing and settlement service that is in conjunction with its issuance of an owner’s policy of title insurance
and is responsible for the recording and filing of legal documents resulting from the transaction which was closed.
Pursuant to C.R.S. 10-11-122, the company will not issue its owner’s policy or owner’s 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.
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.
NOTE: Pursuant to CRS 10-11-123, notice is hereby given:
This notice applies to owner’s policy commitments containing a mineral severance instrument exception, or
exceptions, in Schedule B, Section 2.
A. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the
surface estate and that 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: Pursuant to Colorado Division of Insurance Regulations 8-1-2, Affirmative mechanic’s lien protection for the
Owner may be available (typically by deletion of Exception no. 4 of Schedule B, Section 2 of the Commitment from the
Owner’s Policy to be issued) upon compliance with the following conditions:
A. The land described in Schedule A of this commitment must be a single family residence which includes a
condominium or townhouse unit.
B. No labor or materials have been furnished by mechanics or material-men for purposes of construction on the
land described in Schedule A of this Commitment within the past 6 months.
C. The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic’s and
material-men’s liens.
D. The Company must receive payment of the appropriate premium.
E. If there has been construction, improvements or major repairs undertaken on the property to be purchased
within six months prior to the Date of the Commitment, the requirements to obtain coverage for unrecorded
liens will include: disclosure of certain construction information; financial information as to the seller, the
builder and or the contractor; payment of the appropriate premium, fully executed Indemnity Agreements
satisfactory to the company, and, any additional requirements as may be necessary after an examination of the
aforesaid information by the Company.
No coverage will be given under any circumstances for labor or material for which the insured has contracted for or
agreed to pay.
151
Form 50-CO-Disclosure (4-1-16)Page 12 of 16 Disclosure Statement (5-1-15)
Colorado
NOTE: Pursuant to C.R.S. 38-35-125(2) 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
withdrawal as a matter of right.
NOTE: C.R.S. 39-14-102 requires that a real property transfer declaration accompany any conveyance document presented for
recordation in the State of Colorado. Said declaration shall be completed and signed by either the grantor or grantee.
NOTE: Pursuant to CRS 10-1-128(6)(a), It is unlawful to knowingly provide false, incomplete, or misleading facts or
information to an insurance company for the purpose of defrauding or attempting to defraud the company. Penalties
may include imprisonment, fines, denial of insurance and civil damages. Any insurance company or agent of an
insurance company who knowingly provides false, incomplete, or misleading facts or information to a policyholder or
claimant for the purpose of defrauding or attempting to defraud the policyholder or claimant with regard to a settlement
or award payable from insurance proceeds shall be reported to the Colorado division of insurance within the
department of regulatory agencies.
NOTE: Pursuant to Colorado Division of Insurance Regulations 8-1-3, notice is hereby given of the availability of an ALTA
Closing Protection Letter which may, upon request, be provided to certain parties to the transaction identified in the commitment.
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.
152
TELEPHONE 970 925-7328 FACSIMILE 970 925-7348
ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
715 West Main Street, Suite 202
Aspen, CO 81611
Attorneys Title Insurance Agency of Aspen, LLC
Privacy Policy Notice
PURPOSE OF THIS NOTICE
Title V. of the Gramm-Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through it affiliates,
from sharing non-public personal information about you with a nonaffiliated third party unless the institution provides you
with a notice of its privacy policies and practices, such as the type of information that it collects about you and the
categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with
this document, which notifies you of the privacy policies and practices of Attorneys Title Insurance Agency of Aspen,
LLC.
We may collect nonpublic personal information about you from the following sources:
Information we receive from you, such as on application or other forms.
Information about your transactions we secure from out files, or from our affiliates or others.
Information we receive from a consumer reporting agency.
Information that we receive from others involved in your transaction, such as the real estate agent or lender.
Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information
will be collected about you.
We may disclose any of the above information that we collect about our customers or former customer to our affiliates or
to nonaffiliated third parties as permitted by law.
We also may disclose this information about our customers or former customers to the following types of nonaffiliated
companies that perform marketing services on our behalf or with whom we have joint marketing agreements:
Financial service providers such as companies engaged in banking, consumer finance, securities and insurance.
Non-financial companies such as envelope stuffers and other fulfillment service providers.
WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY
PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW.
We restrict access to nonpublic personal information about you to those employees who need to know that information in
order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with
federal regulations to guard your nonpublic personal information.
153
154
155
156
157
158
159
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: 273707320014 on 10/26/2020
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
160
MONARCH BUILDING LLC
WOODY CREEK, CO 81656
PO BOX 126
HODGSON PATRICIA H FAMILY TRUST
ASPEN, CO 81611
212 N MONARCH ST
CRMX-236 LLC
DILLON, MT 59725
PO BOX 1031
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
232 EAST MAIN STREET LLC
CHICAGO, IL 60614
2001 N HALSTED #304
KRIBS KAREN REV LIV TRUST
ASPEN, CO 81612
PO BOX 9994
EAST BLEEKER DUPLEX CONDO ASSOC
ASPEN, CO 81611
232 E BLEEKER ST
ROCKING LAZY J PROPS LLC
ASPEN, CO 81611
202 E MAIN ST
ASPEN MILL HOLDINGS II LLC
ASPEN, CO 81611
730 E DURANT AVE #200
223 HALLAM LLC
ASPEN, CO 81611
1315 MOUNTAIN VIEW DR
203 E HALLAM LLC
ASPEN, CO 81611
101 S MILL ST # 200
BERKO STUDIO LLC
ASPEN, CO 81611
215 E HALLAM ST #1
208 MAIN LLC
ASPEN, CO 81611
623 E HOPKINS AVE
BERKO STUDIO DUPLEX CONDO OWNER ASSOC
ASPEN, CO 81611
E HALLAM
227 EAST MAIN LLC
ASPEN, CO 81611
312 AABC #D
WHITMAN RANDALL A
MIAMI BEACH, FL 331404230
2817 LAKE AVE
MTK TRUST
AUSTIN, TX 78703
1 NILES RD
201 N MILL ASSOCIATES LLC
ASPEN, CO 81611
730 E DURANT AVE #200
WOLKE LAUREN B
TARZANA, CA 91356
4109 GREENBRIAR LN
LE VOTAUX II CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
117 N MONARCH ST
PEARCE BERNARD D
ASPEN, CO 81611
216 E MAIN ST
CHAFFEY DUAN
ASPEN, CO 81611
201 N MILL ST # 1A
SOUTHWEST JLK CORP
FORT WORTH, TX 761024116
301 COMMERCE ST #1600
JBC PREFERRED PROPERTIES LLC
DELRAY BEACH, FL 33483
1005 BROOKS LN
BLEEKER MILL DEVELOPMENT LLC
NEW YORK, NY 10154
345 PARK AVE 33RD FL
MC2 PARTNERS LLC
CHICAGO, IL 60610
30 W OAK ST #7B
WHITMAN RANDALL A
MIAMI BEACH, FL 331404230
2817 LAKE AVE
201 EAST MAIN STREET LLC
CHICAGO, IL 60614
2001 N HALSTED ST #304
ASPEN COMM UNITED METHODIST CHURCH
ASPEN, CO 81611
200 E BLEEKER ST
303 EAST MAIN LLLP
ASPEN, CO 81612
PO BOX 8016
161
HODES ALAN & DEBORAH
AVENTURA , FLA 33180
19951 NE 39TH PLACE
ICONIC PROPERTIES JEROME LLC
HOUSTON, TX 77077
1375 ENCLAVE PKWY
HODGSON PHILIP R
ASPEN, CO 81611
212 N MONARCH ST
BERKO NORA
ASPEN, CO 81611
211 E HALLAM ST #2
ASPEN MILL HOLDINGS II LLC
ASPEN, CO 81611
730 E DURANT AVE #200
MALLORY I HOWELL
ASPEN, CO 81611
211 E HALLAM ST #2
OTIS REAL ESTATE HOLDINGS LLC
ASPEN, CO 81611
602 W HALLAM
WOLKE LAUREN B
TARZANA, CA 91356
4109 GREENBRIAR LN
CARLS REAL ESTATE LLC
ASPEN, CO 81612
PO BOX 1365
BLU VIC CONDO ASSOC
ASPEN, CO 81611
202 N MONARCH ST
MILL BUILDING CONDO ASSOC
ASPEN, CO 81611
201 N MILL ST
BLEEKER MILL DEVELOPMENT LLC
NEW YORK, NY 10154
345 PARK AVE 33RD FL
BLEEKER MILL DEVELOPMENT LLC
NEW YORK, NY 10154
345 PARK AVE 33RD FL
PEARCE RICHARD B
ASPEN, CO 81611
216 E MAIN ST
ICONIC PROPERTIES JEROME LLC
HOUSTON, TX 77077
1375 ENCLAVE PKWY
MILL BUILDING ASSOCIATION INC
ASPEN, CO 81611
730 E DURANT AVE #200
RODNEY JOHN W
BASALT , CO 81621
20 RIVER OAKS LANE
CJB REALTY INVESTORS LLC
MISSION HILLS, KS 66208
6544 WENONGA CIR
MONARCH HOUSE LLC
MIAMI, FL 33130
120 SW 8TH ST
WOLKE LAUREN B TRUST #1
TARZANA, CA 91356
4109 GREENBRIAR LN
WOLKE LAUREN B TRUST #1
TARZANA, CA 91356
4109 GREENBRIAR LN
PEGOLOTTI DELLA
ASPEN, CO 81611
202 E MAIN ST
BROWN KIM
ASPEN, CO 816111557
201 N MILL ST #102
SHORT DIANA & CAMERON
ASPEN, CO 81611
201 N MILL ST #2C
SCHIRATO JASON P
ASPEN, CO 816111557
201 N MILL ST #102
MINERS REAL ESTATE LLC
ASPEN, CO 81612
PO BOX 1365
1543 LLC
DENVER, CO 80202
1543 WAZEE ST #400
ASPEN MILL HOLDINGS LLC
ASPEN, CO 81611
400 E MAIN ST #2
AJAX/COMET LLC
NEW YORK, NY 10128
170 E END AVE PH2A
ASPEN CORNER OFFICE LLC
ASPEN, CO 81611
200 E MAIN ST
162
LAYNE MATTHEW & KRISTIN
ASPEN, CO 81611
201 NORTH MILL ST #2A
HANEY DEVELOPMENT CO LLC
DENVER, CO 802061327
PO BOX 6680
209 EAST BLEEKER LLC
ASPEN, CO 81611
625 E HYMAN AVE #201
MADDEN WALTER ROSS
ASPEN, CO 81611
218 N MONARCH ST
HANEY DEVELOPMENT CO LLC
DENVER, CO 802061327
PO BOX 6680
BTRSARDY LLC
PALO ALTO , CA 94306
PO BOX 61239
MYRIN CUTHBERT L JR
ASPEN, CO 81612
PO BOX 12365
225 NORTH MILL ST LLC
NEW YORK, NY 10036
1530 BROADWAY 4TH FL
163
227 E. BLEEKER STREET
LEGAL DESCRIPTION:
Subdivision: EAST BLEEKER HISTORIC LANDMARK
Block: 73
Lot 2, East Bleeker Historic Lot Split.
VICINITY MAP
164
165
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
January 27, 2021
Amy Simon, Historic Preservation Officer
Sarah Yoon
City of Aspen Community Development Department
130 S Galena Street, 3rd Floor
Aspen, CO 81611
RE: 227 E. Bleeker Street
Parcel ID: 2737 07 32 0014
Dear Amy and Sarah,
Thank you for your time and assistance with this application to seek HPC approval
for the restoration, renovation and addition to the small home located on 227 East
Bleeker Street. This property is in the R-6 zone district; and was part of a Lot Split
in 2005 that allows it 1800 sq. ft. of Floor Area.
This little home has been suffering demolition by neglect for a very long time. It will be
completely restored to its historic appearance; squared up and made structurally sound
again with a modest addition to the rear. We are keeping it in the same location on the
lot as it was historically; with a basement under it now.
We look forward to working with you and the Historic Preservation Commission on the
restoration of this little home.
RELEVANT LAND USE CODE SECTIONS
SECTION 26.304
1. Please see attached letter of authorization from Mark Friedland, the manager of the
227 East Bleeker Street, LLC; granting Kim Raymond Architecture + Interiors, authority
to act on their behalf throughout this process.
166
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
2. Please see the attached Vicinity Map with a legal description and directions to the
property.
3. Please see the attached Title Insurance, Schedule A & B for proof of ownership.
4. Please see attached Site Plan
5. Please see the current survey of the property located at 227 E Bleeker Street.
6. Please also find attached all the forms for this Land Use Application.
7. Please see below, the description and summary of all requested information pertaining
to the Land Use Code sections in regard to the proposed development.
Additionally, please find a copy of the Pre-application Conference Summary sheet,
attached at the end of this packet of information. This application package includes all
requested documents as outlined by Amy Simon in the letter dated 9.22.20.
SECTION 26.310.60
We will provide the posting and mailing to all the property owners within the 300’
radius of this parcel. The posting and mailing will happen at least 15 days prior to the
hearing. The list of property owners is attached.
SECTION 26.415.070D Historic Preservation – Major Development
Certificate of Appropriateness for major development 1. This project is a major development as we are altering/repairing more than three elements of the historic building; and expanding the building by more than 250 sq. ft. 2. We will be presenting to just the HPC with this application.
3.a This application for Conceptual Review will include the follow ing: 1. General application information and forms 2. Site plan and survey, showing existing and proposed conditions. 3. Scaled drawings showing the structure; existing and proposed addition; massing, height, scale, etc; floor and roof plans and elevations. 4. Primary materials; samples or photos at final review 5. Supplemental material to show context surrounding the historic resource: photos and 3D computer model. 6. Confirmation that the proposed building meets the RDS; per Section 26.410. The proposed building is a sm all historic miner’s cabin. By virtue of the size and location, and the fact that it is being restored to its original appearance, it meets the RDS by strict compliance with all standards or by flexible “intent”.
167
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
Please see attached RDS checklist: B1. Building Orientation: House sits on lot, parallel to street, with front door facing street B2/3. Garage is accessed from the alley, has one garage door and garage element is less wide than the historic cabin. B4. Cabin has a front porch open on two sides on front facade which is more than 50 sq. ft. The front of the home is only one story. B5. The historic cabin has an original, primary window that is 7’-3” wide x 7’-0 tall. It is proportionately large for the size of the cabin. -Window wells are set back from the front facade -Materials are compliant, with “heavier” materials lower on the elevations, and lighter materials above them. Materials are simple and minimal. - There is a connecting link that is 10’ long, less than 10’ tall and it is less than 10’ wide
We meet the RDS as outlined in this section.
3.b/c All procedures of this section shall be followed for conceptual approval.
4. Final development plan review: All procedures for this section shall be followed and addressed. Photos of materials will be presented at the virtual meeting. Physical samples can be given upon request.
SECTION 26.415.090 Relocation of Designated Historic Properties
This application is not seeking to re-locate the historic resource. The proposed
plan leaves the historic house in its original location; but we are straightening it out on
the site when we place it back on the new foundation . The elevation of the main level
floor will be the same as the historic. We are proposing the addition of a full basement
under the resource and the new addition.
SECTION 26.415.110 Historic Preservation – Benefits
Section 26.415.110.C Variations
This project is seeking the following variations from the HPC, as provided for in
this section. 1. development in the side, rear or front setbacks: a. We are seeking setback variations for the rear yard
setback. For below grade living space, we are proposing aligning the
foundation under the garage, so need a variance for 3’-2”.
For the deck above the garage and the roof overhang that becomes
a privacy screen, down to the deck, we are asking for a variance of
3’-3”. Thus the rear yard setback will be 6’-9” instead of 10’. All
above grade, interior living space is within the 10’-0” setback.
168
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
The garage itself, which can be to the 5’ setback line is held back to
6’-9” from the rear property .
On the historic cabin, the front yard se tback has the existing bay
window and it’s roof extending into the setback by 1’-11 ½”. Thus we
need a variation for the front yard set back to be 8’-0 ½”.
The historic home, in its original/historic location is well within the setbacks for the side
and rear yards.
To grant a variation the HPC must find that the proposed development is similar in
pattern, features and character of the historic property and /or 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.
The garage is well within the rear yard setback allowed for garages on an alley, 6’-9”
from the property line. The foundation wall below it, is beyond the rear yard setback
for living space. This below grade area will not be visible to the public and will
not add additional impact to the neighbors. Factors to consider: 1. The historic cabin is remaining in it’s historic location, within the 10’ front yard setback. 2. The proposed addition is behind a 10’ long, less than 10’ wide linking element, which is more than 2’ from the east corner and 14’-6” from the west side of the rear of the cabin; leaving exposed a large portion of the historic building. 3. The addition is 8 feet more narrow than what would be allowed by the side yard setbacks, leaving more open space on the rear of the property; creating a smaller mass. 4. The garage is held back more than the required 5’ from the rear property line, providing a more open feel. 5. The roof overhang at the portion of the deck that is within the 10’ setback is beyond the 18” allowed for overhangs, so we can provide some solar protection for the interior space and add an interesting architectural element. This provides privacy from and for the large home to the West that is much larger in scale and also has a large deck at the rear.
We are proposing to renovate and restore this little cabin that is decades into “demolition
by neglect” to its historic, original appearance. We have historic photos and the physical
structure to guide us in this complete renovation. This will completely enhance this
historic cabin and mitigate the neglect and unsightly additions. We will submit a full
preservation plan to the building dept. with our building permit application.
169
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
For these reasons, we believe that this project meets the criteria to receive the setback
variances for the rear yard setback and the allowable floor area bonus of 250 Sq. Ft.
The exact variations and bonus are as follows:
Rear yard setback of 10’-0” at the basement is reduced to 6’-10” setback; a variation of
3’-2”.
A portion of the deck above the garage and the roof overhang and side wall are 6’-9”
from the rear property line; a variation of 3’-3”.
The historic cabin has a bay window that extends 1’-11 ½”; thus 8’-01/2” front yard
setback.
The full extent of the 250 sq. ft. of an available bonus for exceptional renovation.
SECTION 26.575.020 Calculations and Measurements
The proposed development meets all of the requirements and restrictions of the
calculations and measurements section of this code; except for the variances that are
being sought with this application for the rear yard setback. Please see the attached Site
plan, floor plans, elevations and FAR calculations.
SECTION 26.710.040 R-6 Medium Density Residential Zone District
R6 typically allows for 2820 Sq. Ft. on a 4500 Sq. Ft. lot; But due to a Lot Split
agreement, this parcel is allowed only 1800 Sq. Ft. of FAR. with a bonus option
of an additional 250 Sq. Ft from HPC approvals.
The building is below the required 25’ Height limit; has the required 4500 Sq. Ft. of lot
area; and is exempt from the pedestrian amenity.
The proposed building complies with all requirements and restrictions for R-6.
Section 10.4 of the Historic Preservation Guidelines
The historic resource is the focus of the property, the entry point, and the
predominant structure as viewed from the street. The addition to this miner’s cabin is
very sensitive to the little cabin. The link at the rear of the cabin, covering a very small
portion of the rear of the cabin, putting the addition well behind the cabin. The height of
the addition is minimal, and the form and fenestration are similar to the cabin.
This project complies with more than 2 of the requirements for allowing the
addition to a historic resource to be larger than 100% of the size of the resource: 1. The cabin is visually dominant on the lot, extending almost to the extent
of the side yard setbacks on the lot, and is distinguishable against the addition.
The materials of the cabin will be restored to the original wood siding; the
new wood and metal siding will be more modern in detail. 2. The foot print of the addition is very closely related to the si ze of the cabin and is sensitive to its scale and proportions. The foot print of the
170
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
historic cabin 1100 sq. ft., including the front porch is 1232 sq. ft. The foot print of the addition is 725 sq. ft; 41% smaller than the footprint of the cabin.
The proposed roof is the same pitch as the main gable of the cabin. 3. The interior of the historic resource is fully utilized; the entry door is remaining the entry to the home; the cabin will contain the public spaces for this new home. The proposed home uses the same number of usable floors in the cabin as in the historic use. 4. We are demolishing 2 small additions that were added at some point to the front of the cabin or enclosing the porch, and an addition to the rear, exposing the historic rear wall except for the small attachment of the linking element; which is 9’-3” wide where it connects to the historic resource.
We have made the following adjustments to our proposal after the conceptual HPC
meeting on December 9, 2020:
Kara asked that we reduce the plate height in the addition; We lowered the plate 8”, from
9’-0” to 8’-4”. This allows us to keep the same size doors throughout the building, but
lower the ceiling/roof of the addition.
Shari asked about the drainage/civil plan, and all the members agreed that more
information was in order. The civil engineer’s plan is attached. It meets all of the City
requirements and the HPC guidelines of having no drainage techniques visible from the
street; the drainage and filtration is below grade. One thing that was required by the civil
engineer to meet all of the strict requirements, is that we had to raise the floor level of the
garage one step to gain positive drainage away from the house and create a driveway that
was not too steep. This we did, as shown with a step from the
Regarding the second door that is shown on the drawing that faces Bleeker Street, we will
definitely do more physical investigation when we start construction and work with the
monitor in determining if there was actually a door or a window in that location. We will
not have a second walkway to this door per the comments from the Commissioners.
You will also find, on the attached Landscape Plan, that we are proposing to plant new
lilac bushes to screen the transformer. Ann Mullens asked at the City Council meeting if
we could try to keep the old bushes; and since this is not feasible and the old ones do not
transplant, we will plant new ones as a nod of acknowledgement to the love of lilacs
around town down through the years. The rest of the landscaping will be very basic in
keeping with the landscaping done when this cabin was built.
On the Landscape Plan, you will also see the exterior light locations and specs.
The Preservation Plan will outline how we will completely restore and renovate the
historic cabin using all the photos we found. The asbestos siding will come off, and the
171
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
wood beneath will be restored. All trim and detailing will also be replaced to look just
like the historic.
We have chosen to have only three materials on the addition; keeping it simple wi th a
somewhat monochromatic theme. The metal of the roof will be a dark charcoal color,
which will match all the flashing and window cladding. The siding will be 3” horizontal
wood siding that is butt jointed for a smooth finish in that light, weathered grey; similar
to barnwood. The horizontal siding will be compatible with the wood siding on the
historic resource, but slightly smaller for a more contemporary look. The section of the
linking element that is not glazing will have cementitious panels in a grey that is similar
in color to the roofing. These panels will be installed w/ a very simple grid pattern.
Attached are conceptual photos of these materials and their application. The colors are
difficult to show by photos in this venue, as everyone’s monitor will render the colors
slightly differently. Please let us know if you have any questions on materials.
The fenestration was also simplified a bit on the East elevation, making the addition very
subdued, letting the restored cabin really shine.
In summary, we believe we have met all of the requests and answered all the questions
posed by the Commissioners at the conceptual hearing. We appreciate the guidance and
direction in making the renovation and preservation of this unique historic gem a truly
amazing project.
We look forward to working on the construction of this project and keeping this
distinctive little home from further demolition by neglect. Thank you for your
consideration and approval of this project.
Respectfully yours,
Kim Raymond
Kim Raymond AIA
Kim Raymond Architecture + Interiors
172
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.02
1/28/21
PROPOSED:
SITE PLAN
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899CONCRETE SIDEWALKEDGE OF PAVEMENTEECCBBAA2FFGG13DDHH2A 3.12A 3.12A 3.12A 3.15'-0"5'-0"7'-7 1/4"5'-0"5'-1 7/8"7'-1 1/4"6'-7 1/8"6'-11"82'-7 3/4"10'-5 1/4"
3'-6"22'-0"10'-0"14'-1 3/4"14'-5 1/4"14'-4 3/4"4'-2"
25'-6"10'-0"47'-1 3/4"11'-0 1/8"26'-8 1/4"7'-5 1/4"5'-0"5'-0"3'-0"3'-0"
10'-0"5"
2'-11"
1'-11 7/8"
5 1/4"10'-0"E. BLEEKER STREET8":12"SLOPE8":12"SLOPE8":12"
SLOPE
8":12"
SLOPE
7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"
SLOPE
7 1/2":12"
SLOPE
7 1/2":12"
SLOPE
7 1/2":12"
SLOPE4
PROPERTY LINEPROPERTY LINE
SETBACK LINE
SETBACK LINE12":12"SLOPE12":12"SLOPE1":12"
SLOPE
PARKING SPACENSCALE: 1/4" = 1'-0"
173
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A 0.1
1/28/21
GENERAL
INFORMATION
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20
CONTRACTOR
- -
STRUCTURAL ENGINEER
- -
CIVIL ENGINEER
- -
MECHANICAL ENGINEER
G.1.01 GENERAL INFORMATION
A.1.01 EXISTING: SITE PLAN
A.1.02 PROPOSED: SITE PLAN
A.1.03 PROPOSED: LANDSCAPE PLAN
A.1.04 EXISTING: FAR CALCULATIONS
A.1.05 PROPOSED: FAR CALCULATIONS
A.2.00 EXISTING: MAIN LEVEL PLAN
A.2.01 EXISTING: ROOF PLAN
A.2.02 PROPOSED: LOWER LEVEL PLAN
A.2.03 PROPOSED: MAIN LEVEL PLAN
A.2.04 PROPOSED: UPPER LEVEL PLAN
A.2.05 PROPOSED: ROOF PLAN
A.3.01 EXISTING ELEVATIONS: NORTH & EAST
A.3.02 EXISTING ELEVATIONS: SOUTH & WEST
A.3.03 PROPOSED ELEVATIONS: NORTH & EAST
A.3.04 PROPOSED ELEVATIONS: SOUTH & WEST
A.4.01 EXISTING BUILDING SECTIONS
A.4.02 EXISTING BUILDING SECTIONS
A.4.03 EXISTING BUILDING SECTIONS
A.4.04 PROPOSED BUILDING SECTIONS
A.4.05 PROPOSED BUILDING SECTIONS
A.4.06 PROPOSED BUILDING SECTIONS
- -
13
4
2
1
A7.1
LOCATION
KIM RAYMOND ARCHITECTS, INC.
802 EAST COOPER AVE #4
ASPEN, CO 81611
970-925-2252
ARCHITECT
227 E. BLEEKER
ABBREVIATIONS
MATERIAL LEGEND
VICINITY MAP
PROJECT TEAMAPPLICABLE CODES PROJECT DATA
SHEET INDEX (CONTINUED)
SHEET INDEXSYMBOL LEGEND
Subdivision: CITY AND TOWNSITE OF ASPEN Block: 120 Lot: F & G
PARCEL ID NUMBER:
ZONING:
LOT SIZE:
BLDG USE:
OCC. GROUP:
CONST. TYPE:
CLIMATE ZONE:
FIRE SPRINKLERS:
LAND USE CATEGORY:
TOWNSHIP:
RANGE:
SECTION:
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
- -
PLT.
S.T.D.SLOPE TO DRAIN
A
A.B.
A.F.F.
A.F.G.
A/C
ABC
ABS
ABV.
ACB
ACOU.
ACT
ADD.
AG
AHU
AL. or ALUM.
ALT.
ANL
ASPH.
AVG
AWG
B.M.
B.N.
B.O.
B.O.F.
B.U.
B/C
BD.
BLDG
BLK.
BLKG.
BM.
BR
BRG.
BRZ
C.A.P.
C.D.
C.I.P.
C.J.
C.O.
C.T.
CAB
CAM.
CCTV
CEM.
CER
CFM
CH
CKT. BKR.
CL or C.L.
CLG.
CLKG.
CLO.
CLR.
CMU
CNTRD.
COL.
COMB.
CONC.
CONST.
CONT.
CONTR.
CU
d
D.F.
D.G.
D.S.
D/W
DBL.
DEMO
DIA. or Ø
DIAG.
DIM.
DL
DN.
DR
E.A.
E.F.
E.J.
E.N.
E.W.
EA.
EL
ELECT.
ELEV.
EMC
EMT
ENT
EQ.
EQUIP.
EST.
EVAP.
EWC
EXC
EXH.
EXIST. or E
EXT.
F.A.
F.C.
F.C.O.
F.D.
F.E.
F.N.
F.O.
F.S.
F/G
FAB.
FACP
FDC
FDN.
FHC
FIN.
FL
FLG.
FLUOR.
FP
FTG.
FURN.
G.I.
GA.
GALV.
GAR.
GFCI
GFI
GL
GLB
GM
GM
GRC
GYP.
GYP. BD.
H.B.
H.C.
H.M.
H/C
HDBD.
HDW
HGT.
HOR.
HTR
HVAC
HW
HYD.
I.C.
I.D.
I.F.
ID
IG
IMC
IMPG
INCL.
INSUL.
INT.
J-BOX
JCT
JT.
K-D
KD
KO
L.E.D.
L.FT.
LAM
LAT.
LAV
LD.
LIN.
LINO.
LT.
LTG.
LVL
M.B.
M.H.
M.I.
M.O.
MAR.
MAS.
MAT'L
MAX.
MECH.
MED.
MFG.
MFR.
MIN.
MISC.
MOD
MTL.
MUL
N.I.C.
N.T.S.
NCM
NFC
NLR.
NO.
NOM.
O.C.
O.D.
O.H.
O.I.
O.R.
OAI
OH
OPNG.
OPPO.
P.C.
P.L.
P.LAM.
P.O.C.
PERP. or
PH or Ø
PL.
PLAS.
PLUMB.
PLYWD.
PORC.
PERF.
PREFAB.
PSF
PSI
PTN.
PVC
PWR.
Q.T.
QTY.
R
R.D.L.
R.D.O.
R.O.
R.O.W. or R/W
REF
REF.
REINF.
REQ'D.
RET.
REV.
RM
RMV.
S.C.
S.D.
S.O.V.
S/L
S/S
SC
SCHED.
SECT.
SES
SH
SHT'G.
SIM.
SPA.
SPECS
SPKR.
SQ. FT.
SQ. IN.
STC
STD.
STL.
SUSP.
SW
SYM
SYS.
T & G
T.B.
T.M.B.
T.O.
T.O.B.
T.O.C.
T.O.F.
T.O.J.
T.O.M.
T.O.S.
T.O.W.
T.S.
T.V.
TEL.
TH.
THD.
THK.
THRU
TLT.
TRANS.
TYP.
UNF.
UR
V.B.
V.I.F.
VA
VERT.
WC
WDW
WCT
WP
WT.
W/
W/O
WD.
W.I.
YD.
AMPERES
ANCHOR BOLT
ABOVE FINISHED FLOOR
ABOVE FINISHED GRADE
AIR CONDITIONING
AGGREGATE BASE COURSE
ACRYLONITRILE-BUTADIENE-STYRENE
ABOVE
ASBESTOS-CEMENT BOARD
ACOUSTIC
ACOUSTICAL CEILING TILE
ADDITION or ADDENDUM
ABOVE GRADE
AIR HANDLER UNIT
ALUMINUM
ALTERNATE
ANNEALED
ASPHALT
AVERAGE
AMERICAN WIRE GAUGE
ANGLE
BENCH MARK
BOUNDARY NAILING
BOTTOM OF
BOTTOM OF FOOTING
BUILT UP
BACK OF CURB
BOARD
BUILDING
BLOCK
BLOCKING
BEAM
BRASS
BEARING
BRONZE
CONCRETE ASBESTOS PIPE
CONSTRUCTION DOCUMENTS
CAST IN PLACE
CONTROL JOINT
CLEAN OUT
CERAMIC TILE
CABINET
CAMBER
CLOSED CIRCUIT TELEVISION
CEMENT
CERAMIC
CUBIC FEET PER MINUTE
CHANNEL
CIRCUIT BREAKER
CENTERLINE
CEILING
CAULKING
CLOSET
CLEAR
CONCRETE MASONRY UNIT
CENTERED
COLUMN
COMBINATION
CONCRETE
CONSTRUCTION
CONTINUOUS
CONTRACTOR
COPPER
PENNY
DRINKING FOUNTAIN
DECOMPOSED GRANITE
DOWN SPOUT
DISHWASHER
DOUBLE
DEMOLITION
DIAMETER
DIAGONAL
DIMENSION
DEAD LOAD
DOWN
DOOR
EXPANSION ANCHOR
EXHAUST FAN
EXPANSION JOINT
END NAILING
EACH WAY
EACH
ELEVATION
"ELECTRIC, ELECTRICAL"
ELEVATOR
ELECTRICAL METALLIC CONDUIT
ELECTRICAL METALLIC TUBING
ELECTRICAL NON-METALLIC TUBING
EQUAL
EQUIPMENT
ESTIMATE
EVAPORATIVE COOLER
ELECTRIC DRINKING COOLER
EXCAVATE
EXHAUST
EXISTING
EXTERIOR
FIRE ALARM
FAN COIL
FLOOR CLEAN OUT
FLOOR DRAIN
FIRE EXTINGUISHER
FIELD NAILING
FACE OF
FLOOR SINK
FIBERGLASS
FABRICATE
FIRE ALARM CONTROL PANEL
FIRE DEPARTMENT CONNECTION
FOUNDATION
FIRE HOSE CABINET
FINISH
FLOOR
FLOORING
FLUORESCENT
FIRE PROOF
FOOTING
FURNISH
GALVANIZED IRON
GAUGE
GALVANIZED
GARAGE
GROUND FAULT CIRCUIT INTERRUPTER
GROUND FAULT INTERRUPTER
GLASS
GLUE LAMINATED BEAM
GRADE MARK
GATE VALVE
GALVANIZED RIGID TUBING
GYPSUM
GYPSUM BOARD
HOSE BIBB
HOLLOW CORE
HOLLOW METAL
HANDICAPPED
HARDBOARD
HARDWARE
HEIGHT
HORIZONTAL
HEATER
HEATING, VENTILATING & AIR CONDITIONING
HOT WATER
HYDRAULIC
INTERCOM OUTLET
INSIDE DIAMETER
INSIDE FACE
IDENTIFICATION
ISOLATED GROUND
INTERMEDIATE METALLIC CONDUIT
IMPREGNATED
INCLUDE, INCLUSIVE
INSULATION
INTERIOR
JUNCTION BOX
JUNCTION
JOINT
KNOCK DOWN
KILN DRIED
KNOCK OUT
LIGHT EMITTING DIODE
LINEAR FEET
LAMINATE
LATERAL
LAVATORY
LEAD
LINEAR
LINOLEUM
LIGHT
LIGHTING
LAMINATED VENEER LUMBER
MACHINE BOLT
MANHOLE
MALLEABLE IRON
MASONRY OPENING
MARBLE
MASONRY
MATERIAL
MAXIMUM
MECHANICAL
MEDIUM
MANUFACTURING
MANUFACTURER
MINIMUM
MISCELLANEOUS
MODULAR
METAL
MULLION
NOT IN CONTRACT
NOT TO SCALE
NON-CORROSIVE METAL
NOT FOR CONSTRUCTION
NAILER
NUMBER
NOMINAL
ON CENTER
OUTSIDE DIAMETER
OVER HANG
ORNAMENTAL IRON
OUTSIDE RADIUS
OUTSIDE AIR INTAKE
OVER HEAD
OPENING
OPPOSITE
PRECAST CONCRETE
PROPERTY LINE
PLASTIC LAMINATE
POINT OF CONNECTION
PERPENDICULAR
PHASE
PLASTER
PLATE
PLASTIC
PLUMBING
PLYWOOD
PORCELAIN
PERFORATED
PREFABRICATED
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH
PARTITION
POLYVINYLCLORIDE
POWER
QUARRY TILE
QUANTITY
RADIUS
ROOF DRAIN LEADER
ROOF DRAIN OVERFLOW
ROUGH OPENING
RIGHT OF WAY
REFRIGERATOR
REFERENCE
REINFORCED
REQUIRED
RETURN
REVISION
ROOM
REMOVE
SOLID CORE
SMOKE DETECTOR
SHUT OFF VALVE
SKYLIGHT
STAINLESS STEEL
SELF CLOSING
SCHEDULE
SECTION
SERVICE ENTRANCE SECTION
SHEET
SHEATHING
SIMILAR
SPACE
SPECIFICATIONS
SPEAKER
SQUARE FEET
SQUARE INCHES
SOUND TRANSMISSION CLASS
STANDARD
STEEL
SUSPENDED
SWITCH
SYMMETRICAL
SYSTEM
TONGUE AND GROOVE
THROUGH BOLT
TELEPHONE MOUNTING BOARD
TOP OF
TOP OF BEAM
TOP OF CURB
TOP OF FOOTING
TOP OF JOIST
TOP OF MASONRY
TOP OF SLAB
TOP OF WALL
TUBE STEEL
TELEVISION OUTLET
TELEPHONE
THRESHOLD
THREADED
THICK
THROUGH
TOILET
TRANSFORMER
TYPICAL
UNFINISHED
URINAL
VAPOR BARRIER
VERIFY IN FIELD
VOLT AMPERE
VERTICAL
WATER CLOSET
WINDOW
WAINSCOT
WEATHER PROOF
WEIGHT
WITH
WITHOUT
WOOD
WROUGHT IRON
YARD
VCT VINYL COMPOSITION TILE
JOISTJST.
ALL CODES REFERENCED ARE TO BE USED AS
AMENDED BY THE STATE OF COLORADO AND
LOCAL JURISDICTION.
NOTE: CODES BELOW ARE APPLICABLE ONLY IN AREAS.
BECAUSE THE SCOPE OF WORK IS LESS THAN 40%, THE
PROJECT IS NOT SUBJECT TO UPDATE TO CURRENT CODE
-2015 INTERNATIONAL RESIDENTIAL CODE
-2015 INTERNATION MECHANICAL CODE
-2015 INTERNATIONAL PLUMBING CODE
-2015 INTERNATIONAL FUEL & GAS CODE
-2015 IECC (INTERNATIONAL ENERGY CONSERVATION CODE)
- PITKIN COUNTY EFFICIENT BUILDING CODE
-2014 NATIONAL ELECTRICAL CODE
FINISH WOOD
WOOD STUD
BLOCKING
STEEL
STEEL STUD
FRAMED WALL
BATT INSULATION
PLYWOOD
CONCRETE
STONE
CMU
SAND
GRAVEL
GWB
COMPACTED SOIL
SPRAY-FOAM INSULATION
RIGID INSULATION
GRID LINE
BREAK LINE
MATCH LINE
REVISION
A-701
ELEVATION MARKER
SECTION MARKER
DETAIL CUT
DETAIL
1
A-501
ELEVATION
D01
W01
ROOM NAME
101
INTERIOR ELEVATION MARKER
ELEVATION NUMBER
SHEET NUMBER
SECTION NUMBER
SHEET NUMBER
DETAIL NUMBER
SHEET NUMBER
SHEET NUMBER
ELEVATION NUMBER
SPOT ELEVATION
DOOR MARK
WINDOW MARK
ROOM NAME AND NUMBER
1
A-301
1
A-201
11
MAXIMUM FLOOR AREA: - - SQ FT
ALLOWABLE DECK (15% OF MAX FLOOR AREA): - - SQ FT
FRONT SETBACK: 10'-0"
SIDE SETBACKS: 5'-0"
REAR SETBACK: 10'/5''-0"
MAXIMUM HEIGHT (PRINCIPAL STRUCTURE) (FT.): 25'-0"
227 E. BLEEKER STREET
ASPEN, COLORADO 81611
174
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A 1.01
1/28/21
EXISTING:
SITE PLAN
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899FF=7898.97CONCRETE SIDEWALKEDGE OF PAVEMENTCONC WALK5'-0"SETBACK10'-0"
SETBACK
10'-0"
SETBACK
5'-0"SETBACK1°EXISTING
TRANSFORMER
E. BLEEKER STREETSETBACK LINE
PROPERTY LINE
SETBACK LINEPROPERTY LINEGMEMEE
EECCCCEEN
SCALE: 1/4" = 1'-0"
175
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.02
1/28/21
PROPOSED:
SITE PLAN
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899CONCRETE SIDEWALKEDGE OF PAVEMENTEECCBBAA2FFGG13DDHH2A 3.12A 3.12A 3.12A 3.15'-0"5'-0"7'-7 1/4"5'-0"5'-1 7/8"7'-1 1/4"6'-7 1/8"6'-11"82'-7 3/4"10'-5 1/4"
3'-6"22'-0"10'-0"14'-1 3/4"14'-5 1/4"14'-4 3/4"4'-2"
25'-6"10'-0"47'-1 3/4"11'-0 1/8"26'-8 1/4"7'-5 1/4"5'-0"5'-0"3'-0"3'-0"
10'-0"5"
2'-11"
1'-11 7/8"
5 1/4"10'-0"E. BLEEKER STREET8":12"SLOPE8":12"SLOPE8":12"
SLOPE
8":12"
SLOPE
7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"
SLOPE
7 1/2":12"
SLOPE
7 1/2":12"
SLOPE
7 1/2":12"
SLOPE4
PROPERTY LINEPROPERTY LINE
SETBACK LINE
SETBACK LINE12":12"SLOPE12":12"SLOPE1":12"
SLOPE
PARKING SPACENSCALE: 1/4" = 1'-0"
176
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.03
1/28/21
PROPOSED:
LANDSCAPE
PLAN
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20CONCRETE SIDEWALKEDGE OF PAVEMENTGLASS FLOORPATIOEXISTING
TRANSFORMER
E. BLEEKER STREETEXISTING TREE - TO REMAINLILAC SHRUBSETBACK LINE
PROPERTY LINE
SETBACK LINEPROPERTY LINEPROPOSEDADDITIONPROPOSEDATTACHEDGARAGEPROPOSEDLINKPROPOSEDHISTORICBUILDINGPERMEABLEPAVERSCONCRETEWALKCERAMICTILERAISED (1')RAINGARDENCONCRETEGARAGE APRONANNUALFLOWERGARDENANNUAL FLOWER GARDENANNUALFLOWER GARDENWOODDECKINGANNUAL FLOWER GARDEN
GRAVEL OR MULCH
SOD
PROPOSED BUILDING
WOOD DECK
CONCRETE WALKWAY
PERMEABLE PAVER
CERAMIC TILE
GLASS FLOOR
LANDSCAPE PLAN KEY
EXISTING TREE - TO REMAIN
LILAC SHRUB
* NOTE:
ALL STORMWATER MITIGATION WILL BE SUB GRADE, AND NOT VISIBLE.NSCALE: 1/4" = 1'-0"
177
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.04
1/28/21
EXISTING FAR
CALCULATIONS
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20
RGFEXISTINGTRANSFORMER1,538 sq ft
SETBACK LINEPROPERTY LINESETBACK LINE
PROPERTY LINE
SCALE: 1/8" = 1'-0"1 EXISTING MAIN LEVEL FAR
178
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.05
1/28/21
PROPOSED FAR
CALCULATIONS
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20
W/DW/D
1
2
4
3
5
6
GLASS FLOOR
ABOVE
2,636 sq ft
PROPERTY LINE
PROPERTY LINESETBACK LINEPROPERTY LINEPORCH:
132 sq ft
PATIO:101 sq ft
PORCH:21 sq ft
FF: 100'-2 1/4" = 7899.97'(100'-0" = 7898.78')EXISTINGTRANSFORMERGARAGE FLOOR AREA 350 SQ FT
TALL
CABINET
(BOOT WARMERS)
BENCH W/
CUBBIES ABOVETALL
CABINET
(BOOT WARMERS)
TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWET
BAR
WINE
CABINET
STEP: 7 1/2"STEP: 4"
DN
STEP: 6 1/2"1,461 sq ft
363 sq ft= 56.5 sq ft
SETBACK LINEPROPERTY LINESETBACK LINE
PROPERTY LINE
PARKING SPACE
UP
PARKING SPACE
(8'-6" x 16'-0")
DN
7 1/2":12"
SLOPE
7 1/2":12"
SLOPE
7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE442 sq ft
173 sq ft SETBACK LINEPROPERTY LINE12":12"
SLOPE
12":12"
SLOPE
1":12"SLOPES1 S1658 sq ft
998 sq ft355 sq ft
1 sq ft 2 sq ft
11 sq ft
273 sq ft
392 sq ft
2.3.1.
5.4.6.
27 sq ft 27 sq ft
14 sq ft23 sq ft
SCALE: 1/8" = 1'-0"0 PROPOSED LOWER LEVEL FAR
SCALE: 1/8" = 1'-0"1 PROPOSED MAIN LEVEL FAR
SCALE: 1/8" = 1'-0"2 PROPOSED UPPER LEVEL FAR
SCALE: 1/8" = 1'-0"0 PROPOSED LOWER LEVEL FAR - ELEVATIONS
N
SCALE: 1/4" = 1'-0"
179
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.00
1/28/21
EXISTING:
MAIN LEVEL
PLAN
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899FF=7898.97CONCRETE SIDEWALKEDGE OF PAVEMENTCONC WALKE.5E.5EECCBBAA213DDRG
F
5'-7 7/8"11'-7 1/4"5'-0"SETBACK10'-0"
SETBACK
10'-0"
SETBACK
5'-0"SETBACK1°EXISTING
TRANSFORMER
EXISTING
TRANSFORMER
BEDROOMKITCHENBEDROOMBATHPANTRYSTORAGEHALLENTRYSTORAGELIVING ROOMDINING ROOME. BLEEKER STREET4SETBACK LINE
PROPERTY LINE
SETBACK LINEPROPERTY LINENSCALE: 1/4" = 1'-0"
180
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.01
1/28/21
EXISTING: ROOF
PLAN
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20CONCRETE SIDEWALKEDGE OF PAVEMENTCONC WALKE.5E.5EECCBBAA213DDE. BLEEKER STREETALLEY4SETBACK LINEPROPERTY LINESETBACK LINEPROPERTY LINENSCALE: 1/4" = 1'-0"
181
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.02
1/28/21
PROPOSED:
LOWER
LEVEL PLAN
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EECCBBAA2FFGG2.5013.503DD1.5HHW/DW/D82'-7 3/4"
3'-6"22'-0"10'-0"14'-1 3/4"14'-5 1/4"14'-4 3/4"4'-2"
10'-5 1/4"6'-7 1/8"31'-5 1/4"7'-1 1/4"10'-0 1/2"14'-3"7'-1 3/4"6'-11"
5'-0"5'-0"
10'-0"
5'-0"5'-0"3 1/8"2'-1 1/4"5'-0"5 1/4"10'-0"2'-1 1/4"5'-0"5'-0"1'-7"5"
3'-3"LAUNDRYW.I.C.W.I.C.BATH 3BATH 2GLASS FLOORABOVEGYMFAMILY ROOMBEDROOM 3BEDROOM 2BEDROOM 1BATH 1W.I.C.LINENTV / FP?LINEN2A 3.12A 3.12A 3.12A 3.11A 5.11A 5.12A 5.12A 5.13A 5.23A 5.25A 5.25A 5.24A 5.24A 5.29A 5.29A 5.2PROPERTY LINEPROPERTY LINE
SETBACK LINE
PROPERTY LINE
MECHANICAL ANDSTORAGE46A 5.36A 5.37A 5.37A 5.38A 5.38A 5.3NSCALE: 1/4" = 1'-0"
182
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.03
1/28/21
PROPOSED:
MAIN LEVEL
PLAN
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899CONCRETE SIDEWALKEECCBBAA2FFGG2.5013.503DD1.5HH6'-11"82'-7 3/4"
3'-6"22'-0"10'-0"14'-1 3/4"14'-5 1/4"14'-4 3/4"4'-2"
10'-5 1/4"6'-7 1/8"31'-5 1/4"7'-1 1/4"10'-0 1/2"14'-3"7'-1 3/4"25'-6"10'-0"47'-1 3/4"11'-0 1/8"26'-8 1/4"7'-5 1/4"9 1/4"
4"
1'-11 1/2"3'-0"3'-0"2'-1 1/4"5'-0"5'-0"1'-7 1/8"5 1/4"10'-0"5'-0"6'-0 1/8"2'-5 1/4"5'-0"5'-0"3'-3"
10'-0"8'-6"18'-0"FF: 100'-2 1/4" = 7899.97'(100'-0" = 7898.78')2A 3.12A 3.12A 3.12A 3.1EXISTING
TRANSFORMER
GARAGEPORCHDININGROOMGARAGE FLOOR AREA 350 SQ FTLIVING ROOMPATIOMUDROOMTOMASTERTOLOWERWETBARWINECABINETTALLCABINET(BOOT WARMERS)BENCH W/CUBBIES ABOVETALLCABINET(BOOT WARMERS)TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWETBARWINECABINETSTEP: 7 1/2"STEP: 4"DNBIG OPENFIREPLACEARTISTIC FEATUREKITCHENPANTRYWINE ROOMSTEP: 6 1/2"1A 5.11A 5.12A 5.12A 5.13A 5.23A 5.25A 5.25A 5.24A 5.24A 5.29A 5.29A 5.246A 5.36A 5.37A 5.37A 5.38A 5.38A 5.3SETBACK LINE
PROPERTY LINE
SETBACK LINEPROPERTY LINEPARKING SPACEUPFF=7898.97PARKING SPACE(8'-6" x 16'-0")NSCALE: 1/4" = 1'-0"
183
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.04
1/28/21
PROPOSED:
UPPER LEVEL
PLAN
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EECCBBAA2FFGG2.5013.503DD1.5HH2A 3.12A 3.12A 3.12A 3.12'-11"5'-3 1/4"2'-5 1/4"5'-0"6'-11"82'-7 3/4"10'-5 1/4"
3'-6"22'-0"10'-0"14'-1 3/4"14'-5 1/4"14'-4 3/4"4'-2"6'-7 1/4"31'-5 1/4"7'-1 1/4"10'-0 1/2"14'-3"7'-1 3/4"6'-11"25'-6"10'-0"47'-1 3/4"10'-5 1/4"26'-8 1/4"7'-5 1/4"5'-9"2'-1"5'-0"
10'-0"SETBACK
10'-0"
5'-0"2'-11"
5"MASTERBEDROOMW.I.C.DECKDNMASTER BATH2012022037 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE1A 5.11A 5.12A 5.12A 5.13A 5.23A 5.25A 5.25A 5.24A 5.24A 5.29A 5.29A 5.246A 5.36A 5.37A 5.37A 5.38A 5.38A 5.3SETBACK LINE
PROPERTY LINE
12":12"SLOPE12":12"SLOPE1":12"SLOPES1S1NSCALE: 1/4" = 1'-0"
184
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.2.05
1/28/21
PROPOSED:
ROOF PLAN
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252CONCRETE SIDEWALKEECCBBAA2FFGG2.5013.503DD1.5HH2A 3.12A 3.12A 3.12A 3.15'-0"5'-0"7'-7 1/4"5'-0"5'-1 7/8"7'-1 1/4"6'-7 1/8"6'-11"82'-7 3/4"10'-5 1/4"
3'-6"22'-0"10'-0"14'-1 3/4"14'-5 1/4"14'-4 3/4"4'-2"
25'-6"10'-0"47'-1 3/4"11'-0 1/8"26'-8 1/4"7'-5 1/4"5'-0"5'-0"3'-0"3'-0"
10'-0"5"
2'-11"
1'-11 7/8"
5 1/4"10'-0"8":12"SLOPE8":12"SLOPE8":12"
SLOPE
8":12"
SLOPE
7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"
SLOPE
7 1/2":12"
SLOPE
7 1/2":12"
SLOPE
7 1/2":12"
SLOPE
1A 5.11A 5.12A 5.12A 5.13A 5.23A 5.25A 5.25A 5.24A 5.24A 5.29A 5.29A 5.246A 5.36A 5.37A 5.37A 5.38A 5.38A 5.3PROPERTY LINEPROPERTY LINE
SETBACK LINE
SETBACK LINE12":12"SLOPE12":12"SLOPE1":12"
SLOPE
PARKING SPACENSCALE: 1/4" = 1'-0"
185
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.3.01
1/28/21
EXISTING
ELEVATIONS:
NORTH &
EAST
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20
243 1
1'-7 3/4"5'-0"5'-0"
T.O. MAIN LEVEL PLY
100'-0"
T.O. MAIN LEVEL PLY
100'-0"PROPERTY LINESETBACKPROPERTY LINESETBACKE.5 E C B AD
10'
5'
10'
2'
T.O. MAIN LEVEL PLY
100'-0"
SCALE: 1/4" = 1'-0"1 EXISTING NORTH ELEVATION
SCALE: 1/4" = 1'-0"2 EXISTING EAST ELEVATION
186
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.3.02
1/28/21
EXISTING
ELEVATIONS:
SOUTH &
WEST
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20
E.5ABCED
1'-11 5/8"1'-11 5/8"10'-0"10'-0"5"10'-0"
LINK
1'-11 7/8"
T.O. MAIN LEVEL PLY
100'-0"
21 3 4
5'5'
T.O. MAIN LEVEL PLY
100'-6 1/2"T.O. MAIN LEVEL PLY
100'-0"PROPERTY LINESETBACKPROPERTY LINESETBACKSCALE: 1/4" = 1'-0"2 EXISTING WEST ELEVATION
SCALE: 1/4" = 1'-0"1 EXISTING SOUTH ELEVATION
187
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.3.03
1/28/21
PROPOSED
ELEVATIONS:
NORTH &
EAST
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20
23.50 2.5043 11.5
1'-7 3/4"5'-0"5'-0"
RESEARCH
HISTORIC FRAMING,
LOOK FOR EVIDENCE OF
MATERIAL AND OPENING.
TO BE REVIEWED AND
APPROVED BY HPC STAFF.
T.O. MAIN LEVEL PLY
100'-0"
T.O. MAIN LEVEL PLY
100'-0"
T.O. BASEMENT SLAB
86'-6"
T.O. BASEMENT SLAB
86'-6"PROPERTY LINESETBACKPROPERTY LINESETBACKFG E C B ADH
10'
5'
10'10'LINK
2'6"6"T.O. MAIN LEVEL PLY
100'-6 1/2"
T.O. UPPER LEVEL PLY
110'-6 1/2""
T.O. LOWER LEVEL SLAB
86'-6"
T.O. MAIN LEVEL PLY
100'-0"
T.O. LOWER LEVEL SLAB
86'-6"
T.O. UPPER LEVEL PLY
110'-0"
TOP PLATE @ GABLE ROOFS
119'-3/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKSCALE: 1/4" = 1'-0"1 PROPOSED NORTH ELEVATION
SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION
188
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.3.04
1/28/21
PROPOSED
ELEVATIONS:
SOUTH &
WEST
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20
A B C ED F G H
1'-11 5/8"1'-11 5/8"10'-0"10'-0"
5"
10'-0"
LINK
1'-11 7/8"6"T.O. MAIN LEVEL PLY
100'-0"
T.O. LOWER LEVEL SLAB
86'-6"
T.O. MAIN LEVEL PLY
100'-6 1/2"
T.O. LOWER LEVEL SLAB
86'-6"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. UPPER LEVEL PLY
110'-6 1/2"
TOP PLATE @ GABLE ROOFS
119'-3/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACK2.502 3.5013 41.5
5'5'
T.O. LOWER LEVEL SLAB
88'-0"
T.O. MAIN LEVEL PLY
100'-6 1/2"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. LOWER LEVEL SLAB
88'-0"
T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-0"
TOP PLATE @ GABLE ROOFS
119'- 3/4"
TOP PLATE @ GABLE ROOFS
119'-2 1/4"PROPERTY LINESETBACKPROPERTY LINESETBACKSCALE: 1/4" = 1'-0"2 PROPOSED WEST ELEVATION
SCALE: 1/4" = 1'-0"1 PROPOSED SOUTH ELEVATION
189
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.01
1/28/21
EXISTING
BUILDING
SECTIONS
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22522 413
T.O. MAIN LEVEL PLY
100'-0"
T.O. MAIN LEVEL PLY
100'-0"
24 13
T.O. MAIN LEVEL PLY
100'-0"
T.O. MAIN LEVEL PLY
100'-0"
7898.00'
FF:7898.97'
SCALE: 1/4" = 1'-0"2 EXISTING BUILDING SECTION
SCALE: 1/4" = 1'-0"1 EXISTING BUILDING SECTION
190
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.02
1/28/21
EXISTING
BUILDING
SECTIONS
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22522 413
T.O. MAIN LEVEL PLY
100'-0"
T.O. MAIN LEVEL PLY
100'-0"
2 413
T.O. MAIN LEVEL PLY
100'- 0"
SCALE: 1/4" = 1'-0"3 EXISTING BUILDING SECTION
SCALE: 1/4" = 1'-0"4 EXISTING BUILDING SECTION
191
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.03
1/28/21
EXISTING
BUILDING
SECTIONS
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252E.5 BCE AD
10'-0"10'-0"
T.O. MAIN LEVEL PLY
100'-0"
E.5ABCED
10'-0"10'-0"
T.O. MAIN LEVEL PLY
100'-0"
SCALE: 1/4" = 1'-0"5 EXISTING BUILDING SECTION
SCALE: 1/4" = 1'-0"6 EXISTING BUILDING SECTION
192
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.04
1/28/21
PROPOSED
BUILDING
SECTIONS
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22522 413
9'-6"T.O. BASEMENT SLAB
86'-6"
T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. BASEMENT SLAB
86'-06"
T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
24 133.50 2.50 1.5
9'-6"INVESTIGATE
HISTORIC FRAMING,
LOOK FOR EVIDENCE OF
MATERIAL AND OPENING.
TO BE REVIEWED AND
APPROVED BY HPC STAFF.
T.O. BASEMENT SLAB
86'-6"
T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. BASEMENT SLAB
86'-6"
T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
7898.00'
FF:7898.97'
SCALE: 1/4" = 1'-0"2 PROPOSED BUILDING SECTION 2
SCALE: 1/4" = 1'-0"1 PROPOSED BUILDING SECTION 1
193
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.05
1/28/21
PROPOSED
BUILDING
SECTIONS
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22522 413
7 1/2"3 3/4"9'-6"T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. BASEMENT SLAB
86'-6"
T.O. BASEMENT SLAB
86'-6"
2.502 4133.501.5
8'-4"9'-6"9 1/8"1'-0 1/4"T.O. MAIN LEVEL PLY
100'-6 1/2"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. MAIN LEVEL PLY
100'-6 1/2"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. BASEMENT SLAB
86'-6"
T.O. BASEMENT SLAB
86'-6"
TOP PLATE @ GABLE ROOFS
119'- 3/4"
TOP PLATE @ GABLE ROOFS
119'- 3/4"
1.51 2.502 3 3.50 4
9'-6"T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. BASEMENT SLAB
86'-6"
T.O. BASEMENT SLAB
86'-6"
1 1.5 2 2.50 3 3.504
9'-6"T.O. MAIN LEVEL PLY
100'-6 1/2"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. MAIN LEVEL PLY
100'-6 1/2"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. BASEMENT SLAB
86'-6"
T.O. BASEMENT SLAB
86'-6"
TOP PLATE @ GABLE ROOFS
119'- 3/4"
TOP PLATE @ GABLE ROOFS
119'- 3/4"
SCALE: 1/4" = 1'-0"3 PROPOSED BUILDING SECTION 3
SCALE: 1/4" = 1'-0"5 PROPOSED BUILDING SECTION 5
SCALE: 1/4" = 1'-0"4 PROPOSED BUILDING SECTION 4
SCALE: 1/4" = 1'-0"9 PROPOSED BUILDING SECTION 9
194
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.4.06
1/28/21
PROPOSED
BUILDING
SECTIONS
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252BCEFG ADH
10'-0"3'-2 1/4"10'-0"10'-0"LINK
8'-4"9'-6"T.O. MAIN LEVEL PLY
100'-6 1/2"
T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. BASEMENT SLAB
86'-6"
T.O. BASEMENT SLAB
86'-6"
T.O. UPPER LEVEL PLY
110'-6 1/2"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKTOP PLATE @ GABLE ROOFS
119'- 3/4"
A B C E F GD H
10'-0"
3'-2 1/4"
10'-0"10'-0"
LINK
8'-4"9'-6"6 1/2"T.O. MAIN LEVEL PLY
100'-0"
T.O. UPPER LEVEL PLY
110'-6 1/2"
T.O. BASEMENT SLAB
86'-6"
T.O. BASEMENT SLAB
86'-6"
TOP PLATE @ GABLE ROOFS
119'-3/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY
100'-6 1/2"
SCALE: 1/4" = 1'-0"6 PROPOSED BUILDING SECTION 6
SCALE: 1/4" = 1'-0"7 PROPOSED BUILDING SECTION 7
195
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.5.03
1/28/21
PORCH
DETAIL
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22521'-11 5/8"1'-11 5/8"1'-9 3/8"8 3/8"7 3/8"7 3/8"FINISHED FLOOR
7899.97'=
100'-2 1/4"
T.PLY
100'-0"
FINISHED FLOOR
7899.97'=
100'-2 1/4"
T.PLY
100'-0"
PORCH 1 (NORTH WEST)
NORTH ELEVATION
PORCH 1 (NORTH WEST)
WEST ELEVATION
A B C
SCALE: 3/8" = 1'-0"1 PORCH 1: DETAIL 1
196
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
L.1.01
1/28/21
EXTERIOR
LIGHTS:
MAIN LEVEL
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252CONCRETE SIDEWALKEDGE OF PAVEMENTECBA2FG13DHFF: 100'-2 1/4" = 7899.97'(100'-0" = 7898.78')EXISTING
TRANSFORMER
GARAGEPORCHDININGROOMGARAGE FLOOR AREA 350 SQ FTLIVING ROOMPATIOMUDROOMTOMASTERTOLOWERWETBARWINECABINETTALLCABINET(BOOT WARMERS)BENCH W/CUBBIES ABOVETALLCABINET(BOOT WARMERS)TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWETBARWINECABINETE. BLEEKER STREETSTEP: 7 1/2"STEP: 4"DNBIG OPENFIREPLACEARTISTIC FEATUREKITCHENPANTRYWINE ROOMSTEP: 6 1/2"4SETBACK LINE
PROPERTY LINE
SETBACK LINEPROPERTY LINEPARKING SPACEUPPARKING SPACE(8'-6" x 16'-0")E1E2E2E2E1E2E1E2E2587246
Jelly Jar Outdoor LED Wall Light
SPECIFICATIONS
MOUNTING:
10-Year limited warranty
cETL/ETL
Wet
No
Design House • 800.558.8700 • www.todaysdesignhouse.com
Design House reserves the right to make changes in materials, specifications & models at any time. Design House also reserves the right to discontinue product without notice or obligation.
TYPE:
JOB:
ORDER CODE:
APPROVALS:
OUTDOOR LIGHTING
Wall Mount
WARRANTY:
UL/ETL CERTIFICATION:
WET/DRY/DAMP LISTING:
ADA COMPLIANT:
Black
6/3/2019
NoENERGY STAR CERTIFIED:
587246-s
SLOPED CEILING ADAPTABLE:No
LAMP TYPE 1:6W LED
BULB INCLUDED:No
WATTS PER BULB:N/AW
TOTAL WATTAGE:6W
DIMMABLE:Yes
MATERIAL CONSTRUCTION:Steel
ASSEMBLED DIMENSIONS:4.49" L x 7.38" H x 5.48" D
WEIGHT:1.32 lbs.
BACKPLATE DIMENSIONS:4.5" H x 4.5" W
CANOPY CEILING DIMENSIONS:N/A
GLASS/SHADE DIMENSIONS:4.84" H x 3.68" L x 3.68" D
GLASS/SHADE MATERIAL:Glass
GLASS/SHADE TYPE:Clear
GLASS/SHADE COLOR:Clear
LED BRIGHTNESS (LUMENS):330
LED COLOR CORRELATED TEMPERATURE (CCT):3000K
LED COLOR RENDERING INDEX (CRI):CRI_90
LED EFFICACY:57
LED AVERAGE RATED LIFE:50,000 hours
ENERGY EFFICIENT:Yes
LIGHTING AMPS:N/A
VOLTAGE:120V
Fixture Type:
Catalog Number:
Project:
Location:
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. AUG 2019
modernforms.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center
44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center
1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center
1750 Archibald Avenue
Ontario, CA 91760
•Dark Sky friendly when mounted in downward orientation
•Driver located inside fixture
•Universal driver (120V-220V-277V)
•50,000 hour rated life
•Color Temp: 3000K
•CRI: 90
PRODUCT DESCRIPTION
Parlay your bet with this winning hand. The dual down light sconce
delivers layered lighting from an architectural style with twin down
lights emanating from different levels for a tiered effect. Designed in a
unique format, this sconce makes a welcoming entry light or intriguing
sconce in contemporary residential and commercial indoor/outdoor
settings. ADA Compliant. Dark Sky friendly.
FEATURES
SPECIFICATIONS
Construction: Aluminum hardware
Light Source: High output LED
Finish: Black (BK), Graphite (GH)
Standards: ETL & cETL Wet Location listed, IP65 Rated, ADA Compliant,
Dark Sky friendly
DOUBLE DOWN – model: WS-W137
LED Exterior Sconce
ORDER NUMBER
Wattage Voltage
LED
Lumens
Delivered
Lumens Finish
WS-W13718 11W 120V-277V 300 275
GH
BK
Graphite
black
Example: WS-W13718-GH
18”
9”
5”4”
E1: BLACK FINISH
E1: JELLY JAR OUTDOOR LED (DESIGN HOUSE)
E2: DOUBLE DOWN (MODERN FORMS)
E2: BLACK FINISH
E1 EXTERIOR LIGHT 1
E2 EXTERIOR LIGHT 2
SYMBOL LEGEND
197
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
L.1.02
1/28/21
EXTERIOR
LIGHTS:
UPPER LEVEL
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252ECBA2FG13DHDN7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE4SETBACK LINE
PROPERTY LINE
12":12"SLOPE12":12"SLOPE1":12"SLOPEE2S1S1Fixture Type:
Catalog Number:
Project:
Location:
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. AUG 2019
modernforms.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center
44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center
1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center
1750 Archibald Avenue
Ontario, CA 91760
•Dark Sky friendly when mounted in downward orientation
•Driver located inside fixture
•Universal driver (120V-220V-277V)
•50,000 hour rated life
•Color Temp: 3000K
•CRI: 90
PRODUCT DESCRIPTION
Parlay your bet with this winning hand. The dual down light sconce
delivers layered lighting from an architectural style with twin down
lights emanating from different levels for a tiered effect. Designed in a
unique format, this sconce makes a welcoming entry light or intriguing
sconce in contemporary residential and commercial indoor/outdoor
settings. ADA Compliant. Dark Sky friendly.
FEATURES
SPECIFICATIONS
Construction: Aluminum hardware
Light Source: High output LED
Finish: Black (BK), Graphite (GH)
Standards: ETL & cETL Wet Location listed, IP65 Rated, ADA Compliant,
Dark Sky friendly
DOUBLE DOWN – model: WS-W137
LED Exterior Sconce
ORDER NUMBER
Wattage Voltage
LED
Lumens
Delivered
Lumens Finish
WS-W13718 11W 120V-277V 300 275
GH
BK
Graphite
black
Example: WS-W13718-GH
18”
9”
5”4”
Fixture Type:
Catalog Number:
Project:
Location:
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. JuL 2016
waclighting.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center
44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center
1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center
1750 Archibald Avenue
Ontario, CA 91760
RECTANGLE STEP LIGHTS 12V
4011
ORDERING NUMBER
Color Temp CRI Finish Lumens
4011 12V
27 2700K 90
BBR
BK
BZ
WT
Bronze on Brass
Black on Aluminum
Bronze on Aluminum
White on Aluminum
17
17
17
38
30 3000K 90
BBR
BK
BZ
WT
SS
Bronze on Brass
Black on Aluminum
Bronze on Aluminum
White on Aluminum
Cast Stainless Steel
17
17
17
38
23
AM Amber -
BBR
BK
BZ
WT
SS
Bronze on Brass
Black on Aluminum
Bronze on Aluminum
White on Aluminum
Cast Stainless Steel
11
11
11
23
14
PRODUCT DESCRIPTION
Horizontal rectangle step light designed for safety and style on stairways, patios,
decks, balcony areas, walkways and building perimeters.
Features an architectural design. Energy effi cient for long-lasting outdoor
lighting solutions. Creates an attractive, romantic impression at night.
FEATURES
• Solid diecast brass, corrosion resistant aluminum alloy, or cast stainless steel
construction
• IP66 rated, Protected against high-pressure water jets
• Conveniently adapts into existing 12V system
• Invisible hardware
• Maintains constant lumen output against voltage drop
• UL 1838 Listed
SPECIFICATIONS
Input:
Power:
CRI:
Mounting:
Rated Life:
9-15VAC (Transformer is required)
2W / 3.1VA
90
Fits into 2” × 4” J-Box
with minimum inside dimensions of 3"L × 2"W × 2"H
Includes bracket for J-Box mount.
60,000 hours
4011-________
Example: 4011-30BK
5"
3"
2a"
18"
12"
1,"
5"
18"
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. JuL 2016
waclighting.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center
44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center
1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center
1750 Archibald Avenue
Ontario, CA 91760
RECTANGLE STEP LIGHTS 12V
4011
TESTED MAGNETIC LOW VOLTAGE(MLV) DIMMERS
Luminaire Dimmer
Manufacturer Family Model Power Rating Range* Note
4011 Lutron
Diva DVLV-600 600W 23% - 100%
Skylark SLV-600P 600W 17% - 100% Best performance
Skylark S-10P 1000W Not recommended
WAC Lighting fixtures are compatible with a variety of dimmers. For your convenience we have included a compatibility chart showing dimmers which have
been tested with our products. The recommended list below is based upon testing conducted in a lab, and the results can vary in certain field applications due
to a number of factors. Exclusion from the list does not imply incompatibility, just that it has not been tested by WAC Lighting. Please reference the dimmer
manufacturer’s instructions for installation, or contact a WAC lighting professional at 800-526-2588.
*Low end of this range is determined by output current which may not directly translate to the perceived light output
Magnetic Transformers
9075-TRN-SS
75W Max
9150-TRN-SS
150W Max
Stainless Steel, 12-15V output, IP65 rated, uL 1838 listed
See transformer spec sheet for details and its accessories
9300-TRN-SS
300W Max
9600-TRN-SS
600W Max
Spacing Recommendations for Optimal Light Distribution
Mount in center of stair as close to the
upper tread as possible. For best results use
one light per step for steps narrower than 5 feet
Stairs - Step MountStairs - Wall MountCorridors / Hallways
12" - 18"
36"36"8"
11"
12"
22"
E2: DOUBLE DOWN (MODERN FORMS)
E2: BLACK FINISH
S1: RECTANGLE STEP LIGHT (WAC LIGHTING)
S1: BLACK FINISH
S1 STEP LIGHT ( HEIGHT: 1' )
E2 EXTERIOR LIGHT 2
SYMBOL LEGEND
198
418 E. Cooper Ave. Suite 201-Aspen, CO 81611
www.kimraymondarchitects.com
JANUARY 28, 2021
227 E. BLEEKER ST.
HPC: SUPPLEMENTAL VISUAL REPRESENTATION
199
HISTORIC REFERENCE:
SANDBORN MAP: 1898
227 E. BLEEKER STREET, ASPEN CO
HISTORIC REFERENCE
227 E. BLEEKER
200
HISTORIC REFERENCE:
WEST SIDE VIEW
209 E.
BLEEKER
227 E. BLEEKER
227 E. BLEEKER STREET, ASPEN CO
HISTORIC REFERENCE
201
EXISTING:
FRONT VIEW
227 E. BLEEKER STREET, ASPEN CO
HISTORIC REFERENCE
202
227 E. Bleeker St.
227 E. BLEEKER STREET, ASPEN CO
HISTORIC REFERENCE
EXISTING:
BACK VIEW
203
227 E. BLEEKER STREET, ASPEN CO
VIEW 1: AERIAL
PROPOSED VIEW 1:
AERIAL
204
PROPOSED VIEW 2:
FRONT (NORTH ELEVATION)
227 E. BLEEKER STREET, ASPEN CO
VIEW 2: NORTH
205
PROPOSED VIEW 3:
BACK (SOUTH ELEVATION)
227 E. BLEEKER STREET, ASPEN CO
VIEW 3: SOUTH
206
PROPOSED VIEW 4:
WEST
227 E. BLEEKER STREET, ASPEN CO
VIEW 4 : WEST
207
PROPOSED VIEW 5:
EAST
227 E. BLEEKER STREET, ASPEN CO
VIEW 5: EAST
208
CONTEXT VIEW 6:
AERIAL
227 E. BLEEKER STREET, ASPEN CO
VIEW 6: AERIAL
209
CONTEXT VIEW 7:
FROM BLEEKER STREET
227 E. BLEEKER STREET, ASPEN CO
VIEW 7: BLEEKER
210
CONTEXT VIEW 8:
FROM ALLEY
227 E. BLEEKER STREET, ASPEN CO
VIEW 8: ALLEY
211
SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008
ISSUE / REVISION
DATE:
DATE THE DESIGNS SHOWN HEREIN INCLUDING
ALL TECHNICAL DRAWINGS, GRAPHIC
REPRESENTATION & MODELS THEREOF, ARE
PROPRIETARY & CAN NOT BE COPIED,
DUPLICATED, OR COMMERCIALLY EXPLOITED
IN WHOLE OR IN PART WITHOUT THE SOLE
AND EXPRESS WRITTEN PERMISSION FROM
YARNELL CONSULTING & CIVIL DESIGN, LLC.
DESIGN BY:
DRAWN BY:
REVIEWED BY:
PROJECT NO.:
SINGLE-FAMILY RESIDENCE
227 EAST BLEEKER STREET
LOT 2, E. BLEEKER HISTORIC LOT SPLIT
ASPEN, COLORADO
J. YARNELL
J. YARNELL
J. YARNELL
20.024
1/27/2021811SITE PLANC1212
SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008
ISSUE / REVISION
DATE:
DATE THE DESIGNS SHOWN HEREIN INCLUDING
ALL TECHNICAL DRAWINGS, GRAPHIC
REPRESENTATION & MODELS THEREOF, ARE
PROPRIETARY & CAN NOT BE COPIED,
DUPLICATED, OR COMMERCIALLY EXPLOITED
IN WHOLE OR IN PART WITHOUT THE SOLE
AND EXPRESS WRITTEN PERMISSION FROM
YARNELL CONSULTING & CIVIL DESIGN, LLC.
DESIGN BY:
DRAWN BY:
REVIEWED BY:
PROJECT NO.:
SINGLE-FAMILY RESIDENCE
227 EAST BLEEKER STREET
LOT 2, E. BLEEKER HISTORIC LOT SPLIT
ASPEN, COLORADO
J. YARNELL
J. YARNELL
J. YARNELL
20.024
1/27/2021811GRADING PLANC2213
SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008
ISSUE / REVISION
DATE:
DATE THE DESIGNS SHOWN HEREIN INCLUDING
ALL TECHNICAL DRAWINGS, GRAPHIC
REPRESENTATION & MODELS THEREOF, ARE
PROPRIETARY & CAN NOT BE COPIED,
DUPLICATED, OR COMMERCIALLY EXPLOITED
IN WHOLE OR IN PART WITHOUT THE SOLE
AND EXPRESS WRITTEN PERMISSION FROM
YARNELL CONSULTING & CIVIL DESIGN, LLC.
DESIGN BY:
DRAWN BY:
REVIEWED BY:
PROJECT NO.:
SINGLE-FAMILY RESIDENCE
227 EAST BLEEKER STREET
LOT 2, E. BLEEKER HISTORIC LOT SPLIT
ASPEN, COLORADO
J. YARNELL
J. YARNELL
J. YARNELL
20.024
1/27/2021811UTILITY PLANC3214
418 E. Cooper Ave. Suite 201-Aspen, CO 81611
www.kimraymondarchitects.com
JANUARY 28, 2021
227 E. BLEEKER ST.
EXTERIOR MATERIAL SELECTION
215
227 E. BLEEKER STREET, ASPEN CO
PROPOSED MATERIALS
CEDAR SHINGLE STANDING SEAM METAL ROOF GLASS - CLEAR
WOOD SIDING BUTT JOINT WOOD SIDING STEEL SHEETCEMENTITIOUS PANEL
MATTE BLACK
WINDOW + DOOR
BRICK
216
227 E. BLEEKER STREET, ASPEN CO
FRONT VIEW - MATERIALSFRONT VIEW (NORTH)
CEDAR SHINGLE
WOOD SIDING
WINDOW TRIM
CORNER TRIM
217
227 E. BLEEKER STREET, ASPEN CO
EAST VIEW - MATERIALS
SIDE VIEW (EAST)
CEDAR SHINGLEWOOD SIDINGBRICKSTANDING SEAM
METAL ROOF
GLASS - CLEAR BUTT JOINT
WOOD SIDING
STEEL SHEET CEMENTITIOUS PANEL
218
227 E. BLEEKER STREET, ASPEN CO
BACK VIEW - MATERIALS
BACK VIEW (SOUTH)
STANDING SEAM
METAL ROOF
(CHARCOAL GREY)
GLASS - CLEAR
(HANDRAIL)
BUTT JOINT
WOOD SIDING
STEEL SHEET
HORIZONTAL
LOUVER
219
227 E. BLEEKER STREET, ASPEN CO
WEST VIEW - MATERIALS
SIDE VIEW - WEST
CEDAR SHINGLE WOOD SIDING BRICK STANDING SEAM
METAL ROOF
GLASS - CLEARBUTT JOINT
WOOD SIDING
STEEL SHEETCEMENTITIOUS PANEL
220
227 E. BLEEKER STREET, ASPEN CO
ADDITION - CONCEPT PHOTOS
221
227 E. BLEEKER STREET, ASPEN CO
ADDITION - CONCEPT PHOTOS
222
Scale: AS NOTED
ISSUE
HPC SET #1
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A.1.03
1/28/21
PROPOSED:
LANDSCAPE
PLAN
DATE KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 8161110/26/20CONCRETE SIDEWALKEDGE OF PAVEMENTGLASS FLOORPATIOEXISTING
TRANSFORMER
E. BLEEKER STREETEXISTING TREE - TO REMAINLILAC SHRUBSETBACK LINE
PROPERTY LINE
SETBACK LINEPROPERTY LINEPROPOSEDADDITIONPROPOSEDATTACHEDGARAGEPROPOSEDLINKPROPOSEDHISTORICBUILDINGPERMEABLEPAVERSCONCRETEWALKCERAMICTILERAISED (1')RAINGARDENCONCRETEGARAGE APRONANNUALFLOWERGARDENANNUAL FLOWER GARDENANNUALFLOWER GARDENWOODDECKINGANNUAL FLOWER GARDEN
GRAVEL OR MULCH
SOD
PROPOSED BUILDING
WOOD DECK
CONCRETE WALKWAY
PERMEABLE PAVER
CERAMIC TILE
GLASS FLOOR
LANDSCAPE PLAN KEY
EXISTING TREE - TO REMAIN
LILAC SHRUB
* NOTE:
ALL STORMWATER MITIGATION WILL BE SUB GRADE, AND NOT VISIBLE.NSCALE: 1/4" = 1'-0"
223
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
L.1.01
1/28/21
EXTERIOR
LIGHTS:
MAIN LEVEL
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252CONCRETE SIDEWALKEDGE OF PAVEMENTECBA2FG13DHFF: 100'-2 1/4" = 7899.97'(100'-0" = 7898.78')EXISTING
TRANSFORMER
GARAGEPORCHDININGROOMGARAGE FLOOR AREA 350 SQ FTLIVING ROOMPATIOMUDROOMTOMASTERTOLOWERWETBARWINECABINETTALLCABINET(BOOT WARMERS)BENCH W/CUBBIES ABOVETALLCABINET(BOOT WARMERS)TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWETBARWINECABINETE. BLEEKER STREETSTEP: 7 1/2"STEP: 4"DNBIG OPENFIREPLACEARTISTIC FEATUREKITCHENPANTRYWINE ROOMSTEP: 6 1/2"4SETBACK LINE
PROPERTY LINE
SETBACK LINEPROPERTY LINEPARKING SPACEUPPARKING SPACE(8'-6" x 16'-0")E1E2E2E2E1E2E1E2E2587246
Jelly Jar Outdoor LED Wall Light
SPECIFICATIONS
MOUNTING:
10-Year limited warranty
cETL/ETL
Wet
No
Design House • 800.558.8700 • www.todaysdesignhouse.com
Design House reserves the right to make changes in materials, specifications & models at any time. Design House also reserves the right to discontinue product without notice or obligation.
TYPE:
JOB:
ORDER CODE:
APPROVALS:
OUTDOOR LIGHTING
Wall Mount
WARRANTY:
UL/ETL CERTIFICATION:
WET/DRY/DAMP LISTING:
ADA COMPLIANT:
Black
6/3/2019
NoENERGY STAR CERTIFIED:
587246-s
SLOPED CEILING ADAPTABLE:No
LAMP TYPE 1:6W LED
BULB INCLUDED:No
WATTS PER BULB:N/AW
TOTAL WATTAGE:6W
DIMMABLE:Yes
MATERIAL CONSTRUCTION:Steel
ASSEMBLED DIMENSIONS:4.49" L x 7.38" H x 5.48" D
WEIGHT:1.32 lbs.
BACKPLATE DIMENSIONS:4.5" H x 4.5" W
CANOPY CEILING DIMENSIONS:N/A
GLASS/SHADE DIMENSIONS:4.84" H x 3.68" L x 3.68" D
GLASS/SHADE MATERIAL:Glass
GLASS/SHADE TYPE:Clear
GLASS/SHADE COLOR:Clear
LED BRIGHTNESS (LUMENS):330
LED COLOR CORRELATED TEMPERATURE (CCT):3000K
LED COLOR RENDERING INDEX (CRI):CRI_90
LED EFFICACY:57
LED AVERAGE RATED LIFE:50,000 hours
ENERGY EFFICIENT:Yes
LIGHTING AMPS:N/A
VOLTAGE:120V
Fixture Type:
Catalog Number:
Project:
Location:
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. AUG 2019
modernforms.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center
44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center
1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center
1750 Archibald Avenue
Ontario, CA 91760
•Dark Sky friendly when mounted in downward orientation
•Driver located inside fixture
•Universal driver (120V-220V-277V)
•50,000 hour rated life
•Color Temp: 3000K
•CRI: 90
PRODUCT DESCRIPTION
Parlay your bet with this winning hand. The dual down light sconce
delivers layered lighting from an architectural style with twin down
lights emanating from different levels for a tiered effect. Designed in a
unique format, this sconce makes a welcoming entry light or intriguing
sconce in contemporary residential and commercial indoor/outdoor
settings. ADA Compliant. Dark Sky friendly.
FEATURES
SPECIFICATIONS
Construction: Aluminum hardware
Light Source: High output LED
Finish: Black (BK), Graphite (GH)
Standards: ETL & cETL Wet Location listed, IP65 Rated, ADA Compliant,
Dark Sky friendly
DOUBLE DOWN – model: WS-W137
LED Exterior Sconce
ORDER NUMBER
Wattage Voltage
LED
Lumens
Delivered
Lumens Finish
WS-W13718 11W 120V-277V 300 275
GH
BK
Graphite
black
Example: WS-W13718-GH
18”
9”
5”4”
E1: BLACK FINISH
E1: JELLY JAR OUTDOOR LED (DESIGN HOUSE)
E2: DOUBLE DOWN (MODERN FORMS)
E2: BLACK FINISH
E1 EXTERIOR LIGHT 1
E2 EXTERIOR LIGHT 2
SYMBOL LEGEND
224
Scale: AS NOTED
ISSUE
HPC SET #1227 E. BLEEKER227 E. BLEEKER STREETASPEN, COLORADO 816111" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
AND PLANS INDICATED BY THESE
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
RAYMOND ARCHITECTS, INC. AND
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
WITHOUT WRITTEN PERMISSION.
WRITTEN DIMENSIONS SHALL TAKE
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
THE SITE . ANY DIMENSIONAL
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
L.1.02
1/28/21
EXTERIOR
LIGHTS:
UPPER LEVEL
DATE
10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252ECBA2FG13DHDN7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE7 1/2":12"SLOPE4SETBACK LINE
PROPERTY LINE
12":12"SLOPE12":12"SLOPE1":12"SLOPEE2S1S1Fixture Type:
Catalog Number:
Project:
Location:
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. AUG 2019
modernforms.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center
44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center
1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center
1750 Archibald Avenue
Ontario, CA 91760
•Dark Sky friendly when mounted in downward orientation
•Driver located inside fixture
•Universal driver (120V-220V-277V)
•50,000 hour rated life
•Color Temp: 3000K
•CRI: 90
PRODUCT DESCRIPTION
Parlay your bet with this winning hand. The dual down light sconce
delivers layered lighting from an architectural style with twin down
lights emanating from different levels for a tiered effect. Designed in a
unique format, this sconce makes a welcoming entry light or intriguing
sconce in contemporary residential and commercial indoor/outdoor
settings. ADA Compliant. Dark Sky friendly.
FEATURES
SPECIFICATIONS
Construction: Aluminum hardware
Light Source: High output LED
Finish: Black (BK), Graphite (GH)
Standards: ETL & cETL Wet Location listed, IP65 Rated, ADA Compliant,
Dark Sky friendly
DOUBLE DOWN – model: WS-W137
LED Exterior Sconce
ORDER NUMBER
Wattage Voltage
LED
Lumens
Delivered
Lumens Finish
WS-W13718 11W 120V-277V 300 275
GH
BK
Graphite
black
Example: WS-W13718-GH
18”
9”
5”4”
Fixture Type:
Catalog Number:
Project:
Location:
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. JuL 2016
waclighting.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center
44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center
1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center
1750 Archibald Avenue
Ontario, CA 91760
RECTANGLE STEP LIGHTS 12V
4011
ORDERING NUMBER
Color Temp CRI Finish Lumens
4011 12V
27 2700K 90
BBR
BK
BZ
WT
Bronze on Brass
Black on Aluminum
Bronze on Aluminum
White on Aluminum
17
17
17
38
30 3000K 90
BBR
BK
BZ
WT
SS
Bronze on Brass
Black on Aluminum
Bronze on Aluminum
White on Aluminum
Cast Stainless Steel
17
17
17
38
23
AM Amber -
BBR
BK
BZ
WT
SS
Bronze on Brass
Black on Aluminum
Bronze on Aluminum
White on Aluminum
Cast Stainless Steel
11
11
11
23
14
PRODUCT DESCRIPTION
Horizontal rectangle step light designed for safety and style on stairways, patios,
decks, balcony areas, walkways and building perimeters.
Features an architectural design. Energy effi cient for long-lasting outdoor
lighting solutions. Creates an attractive, romantic impression at night.
FEATURES
• Solid diecast brass, corrosion resistant aluminum alloy, or cast stainless steel
construction
• IP66 rated, Protected against high-pressure water jets
• Conveniently adapts into existing 12V system
• Invisible hardware
• Maintains constant lumen output against voltage drop
• UL 1838 Listed
SPECIFICATIONS
Input:
Power:
CRI:
Mounting:
Rated Life:
9-15VAC (Transformer is required)
2W / 3.1VA
90
Fits into 2” × 4” J-Box
with minimum inside dimensions of 3"L × 2"W × 2"H
Includes bracket for J-Box mount.
60,000 hours
4011-________
Example: 4011-30BK
5"
3"
2a"
18"
12"
1,"
5"
18"
WAC Lighting retains the right to modify the design of our products at any time as part of the company's continuous improvement program. JuL 2016
waclighting.com
Phone (800) 526.2588
Fax (800) 526.2585
Headquarters/Eastern Distribution Center
44 Harbor Park Drive
Port Washington, NY 11050
Central Distribution Center
1600 Distribution Ct
Lithia Springs, GA 30122
Western Distribution Center
1750 Archibald Avenue
Ontario, CA 91760
RECTANGLE STEP LIGHTS 12V
4011
TESTED MAGNETIC LOW VOLTAGE(MLV) DIMMERS
Luminaire Dimmer
Manufacturer Family Model Power Rating Range* Note
4011 Lutron
Diva DVLV-600 600W 23% - 100%
Skylark SLV-600P 600W 17% - 100% Best performance
Skylark S-10P 1000W Not recommended
WAC Lighting fixtures are compatible with a variety of dimmers. For your convenience we have included a compatibility chart showing dimmers which have
been tested with our products. The recommended list below is based upon testing conducted in a lab, and the results can vary in certain field applications due
to a number of factors. Exclusion from the list does not imply incompatibility, just that it has not been tested by WAC Lighting. Please reference the dimmer
manufacturer’s instructions for installation, or contact a WAC lighting professional at 800-526-2588.
*Low end of this range is determined by output current which may not directly translate to the perceived light output
Magnetic Transformers
9075-TRN-SS
75W Max
9150-TRN-SS
150W Max
Stainless Steel, 12-15V output, IP65 rated, uL 1838 listed
See transformer spec sheet for details and its accessories
9300-TRN-SS
300W Max
9600-TRN-SS
600W Max
Spacing Recommendations for Optimal Light Distribution
Mount in center of stair as close to the
upper tread as possible. For best results use
one light per step for steps narrower than 5 feet
Stairs - Step MountStairs - Wall MountCorridors / Hallways
12" - 18"
36"36"8"
11"
12"
22"
E2: DOUBLE DOWN (MODERN FORMS)
E2: BLACK FINISH
S1: RECTANGLE STEP LIGHT (WAC LIGHTING)
S1: BLACK FINISH
S1 STEP LIGHT ( HEIGHT: 1' )
E2 EXTERIOR LIGHT 2
SYMBOL LEGEND
225