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HomeMy WebLinkAboutagenda.hpc.202103101 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION March 10, 2021 4:30 PM, WEBEX www.webex.com Enter Meeting Number 182 310 5258 Password provided 81611 Click "Join Meeting" OR Join by phone Call: 1-408-418-9388 Meeting number (access code): 182 310 5258# I.SITE VISIT II.ROLL CALL III.MINUTES III.A.Minutes 2/17/21 &2/24/1 minutes.hpc.20210217.pdf minutes.hpc.20210224.pdf 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 1 2 XII.OLD BUSINESS XII.A.227 E. Bleeker - Final Major Development, PUBLIC HEARING, CONTINUED FROM FEBRUARY 24th 227_E_Bleeker_Memo_2021_03_10.pdf 227_E_Bleeker_Resolution_2021_03_10.pdf ExhibitA_HPGuidelinesCriteria.pdf ExhibitB_HPCResolution&MeetingMinutes_2020_12_09.pdf ExhibitC_Application_2021_03_10.pdf XIII.NEW BUSINESS XIII.A.423 N. Second Street–Final Major Development Review, PUBLIC HEARING 423 N Second Final HPC memo.pdf 423 N Second Final HPC reso.pdf Exhibit A_HP Guidelines Criteria.pdf Exhibit B_Conceptual approval resolution.pdf Exhibit C_Conceptual approval minutes.pdf Exhibit D_Application Text.pdf Exhibit E_Architecture.pdf Exhibit F_Landscape and Civil.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* 2 3 14) Motion* *Make sure the discussion and motion includes what criteria are met or not met. Revised April 2, 2014 3 SPECIAL MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 17,2021 Chairperson Thompson opened the special meeting at 4:40 p.m. Commissioners in attendance: Kara Thompson, Scott Kendrick, Roger Moyer, Jeff Halferty Commissioners not in attendance: Sheri Sanzone Staff present: Amy Simon, Planning Director Kevin Rayes, Planner Sarah Yoon, Historic Preservation Planner Kate Johnson, Assistant City Attorney Wes Graham, Deputy City Clerk APPROVAL OF MINUTES: Mr. Kendrick moved to approve the minutes; Mr. Halferty seconded. All in favor. PUBLIC COMMENT: None COMMISSIONER COMMENTS: Ms. Thompson said we need more members. DISCLOSURE OF CONFLICT: Ms. Sanzone is conflicted with project 1020 E. Cooper. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Simon stated that there was a certificate of no negative effect issued for window changes on a non-historic addition in the West end. Ms. Yoon stated that she is reaching out to the monitors directly. OLD BUSINESS: 1020 E. Cooper Avenue- Conceptual Major Development, Relocation, Demolition, Growth Management, Certificates of Affordable Housing Credits, Transportation and Parking Management. Applicant representative: Sara Adams with BendonAdams. Ms. Adams stated that her team took the recommendations to heart and have redesigned the project to address HPC concerns. She said that the code asks HPC to wear many hats with this project. She explained that this project is also about supporting city policy and is a code- compliant project following through with the Aspen Area Community Plan and that this code- compliant project is about meeting the intent and the requirements of the residential multi-family zoned area. Ms. Adams stated that the redesign is very responsive to HPC’s concerns of mass and scale, front yard setbacks, and distance between the buildings. She said at the previous meeting she heard a lot of support for affordable housing. Ms. Adams stated that they are asking HPC to use their authority to show that support. She said that this is a fully code-compliant project and if not approved, what project can be. Ms. Adams stated that the redesign shows a reduction in mass and scale, a lowered height of the new addition, a reconfiguration of the units, and increased front yard setback while maintaining the 10’ distance between the buildings. She said that no variances are being asked for on this project. She said that this project is applying for approval under the same zone district that allowed for these neighbor’s projects to be built. This project should not be treated any differently. Ms. Adams showed a side-by-side dimensional comparison from the project that was presented on January 13th to the redesign. She said that the dimensional requirements has no limit on the number of units allowed in the zone district and that's intentional. She explained the neighborhood was designated for high density, because of its proximity to downtown and transportation. Ms. Adams said that the max height allowed is 32’ and the tallest height of the new project is just under 29’. She stated that the new front setback is 6’.6”, exceeding the minimum setback by 1”.6’ while maintaining the 10’ of separation between the resource and the addition. Ms. Adams stated that there are no onsite parking requirements. 4 SPECIAL MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 17,2021 She explained that there will be four spaces provided with a full transportation management plan that was developed with the City. Ms. Adams showed an Eastside rendering of the new proposed plan. She stated that in the revision, there is a step back on the 3rd floor by reducing it from a 3- bedroom unit to a two-bedroom unit, that extra room was relocated into the landmark with an addition of a dormer. Ms. Adams added that the dormer was added on a non-historic roof. She showed the Westside rendering that showed a reduction in massing and the adding of the dormer on the non-historic roof. Ms. Adams added that the redesign reads more like a two-story building with the adding of dormers, roof forms, and the top floor receding. Ms. Adams stated 11.6 of the design guidelines. She said that the new addition will relate to the landmark in form, in a L- shaped footprint, and gable roof forms. She added that materials are still being developed but the intent will be wood siding and the windows will be in a similar shape and size to the resource but have a contemporary feel. Ms. Adams stated that in 11.7 of the design guidelines the imitation of older historic styles is discouraged. She showed a rendering of the south face elevation and said that this is a clear building of its own time while highlighting the landmark. She said the added dormer allows the reduction of the third-floor massing. Ms. Adams stated that the area has been zoned RMF since 1975. She showed a Sanborn map that showed the historic development pattern, a range of front yard setback, and stated that the building footprint that is being proposed reinforces the traditional patterns of the neighborhood, perpendicular to the street, and a 6’.5” front setback. Ms. Adams said that they are proposing five units. She explained two units in the landmark and three in the new addition. One of the units 101 is over the size mandated by APCHA and 102 is just under .6sq. ft. under what is required for a three-bedroom. The units in the new addition are 20% allowed reduction they are smaller than the mandated size by APCHA. Ms. Adams said that her team is approaching the housing project as if they were going to be living there. She outlined the amenities of each unit from a private deck or porch, washer, and dryer. She pointed out that the smallest unit will have a front deck and back deck to help compensate for the size reduction. Ms. Adams showed a floor plan for the new proposed project. She showed visuals of the outdoor amenities that included a proposed grill and a storage basket that could be raised and lowered in the carport. Ms. Adams discussed the transportation plan with a map that showed alternative transportation methods that included walking, biking, WeCycle, and RFTA. Ms. Adams showed varying graphs that showed the differing height and FAR ratios of the neighborhood buildings. She pointed out that the proposed project will fall in the middle of height and FAR. She outlined the ongoing communication plan that includes a dedicated project website, FAQ, project email, online meetings, review updates, and public notice. Ms. Adams showed a visual of submitted comments from the community. She pointed out that there were letters submitted with full support from ACRA and Ski Co to no support from surrounding neighbors. She explained that the neighboring properties submitted multiple letters from each unit and a few letters came from 2nd homeowners. Ms. Adams showed a graph of the recent affordable housing projects and how many individuals placed their names in to win. She stated that there is a pretty clear community demand for affordable housing and that this is a code-compliant project. Mr. Defrancia stated that he fully agrees with Ms. Adams's presentation and reiterated that this is a fully code-compliant project. STAFF COMMENTS: Mr. Rayes gave a brief recap of the history of the property. He showed the previous design plan and compared the revised design pointing out the addition of the dormer, redesigned mass on the new addition, and the 6’.6” setback of the landmark, and showed 5 SPECIAL MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 17,2021 the new floor plan for each level. Mr. Rayes showed the proposed affordable housing credits and explained that two-bedroom– 3 units x 2.25 FTEs = 6.75 FTE’s and three-bedroom- 2 units x 3.00 FTE’s = 6 FTE’s total proposed 12.75 FTE’s. He showed a visual of outside space and amenities that will help alleviate the reduction in net livability. Mr. Rayes stated that staff finds the criteria related to growth management and certificates of affordable housing are met and approval for all 12.75 FTE’s. He said that the zone district requires one parking unit per residential unit within a multifamily development. In the case of this project there are five units, five parking spots. He explained that the applicant will pay cash in lieu for one parking spot. Mr. Rayes reviewed the transpiration plan that included physical distance to downtown and alternative transportation methods. He said that staff finds the transportation and parking mitigation standards have been met. Mr. Rayes said that there has been some concern about the parking plan and the property across the alley parking spot. He explained that the engineering standards call for a 24’ wide driving aisle for a car to make the turn and with a 5ft minimum rear yard setback staff finds that the concerns have been met. Mr. Rayes stated that every project is unique, but staff felt that the balance of historic integrity was consistent with the balance of trying to get affordable housing in town. He said that the staff is in strong support of this project. Mr. Rayes stated that there has been concern about the overcrowding of tenets. He explained that APCHA will be regulating how many people can be in each unit and they will not be overcrowded. He recommended HPC approve conceptual major development relocation, demolition, growth management, transportation and parking management, and certificates of affordable housing credits. Ms. Simon stated staff finds that the design guidelines have been met. She said there are very few miners cottages that will be preserved in town with no addition added to it. This will forever have a detached building behind it. And that in itself is an enormous success. Ms. Simon said that there was a development review committee meeting held in November that involved multiple city agencies to vet the project and give their feedback to the applicant. Mr. Kendrick asked what is the exact purview of HPC. Ms. Simon said that the purview is outlined in the packet and should consist of conceptual major development relocation, demolition, growth management, transportation and parking management, and certificates of affordable housing credits. Mr. Halferty asked what is staff's position on the proposed dormer. Ms. Simon stated that it is a successful way to add to the net livable area without impacting the historic resource. Mr. Moyer asked if electric vehicle outlet installation will be a part of the permit process in the future. Ms. Simon stated that it is a part of the process, that at a certain number of units the project must have an EV source. Mr. Moyer asked if the historic resource will be energy efficient. Ms. Adams stated that it will be. PUBLIC COMMENT: Caroline McDonald read her letter that was submitted to the board in Exhibit A. Lou Stover 106 E. Cooper. Raised concern about mass and scale and the one-way alley. Baron Concors stated the opposition is not about affordable housing but mass and scale. He said that the neighborhood is already overdeveloped and adding this project will only compound the problem. The new addition will overwhelm the resource. He said that the summer traffic is 6 SPECIAL MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 17,2021 dangerous and adding more will only cause more problems. He posed the question where would the children play who live on this property. Even the developer's rendering of the shared outdoor space shows it is so small it will only fit 4 chairs. This will affect the quality of life for the neighborhood. Bryan Schroy stated he agrees with previous comments. Chris BryanGarfield and Hecht stated that the applicant has not done enough to reduce the mass and scale. He said they've ignored the various mistakes and the calculations regarding the floor area. They have raised concerns regarding the width of the alley and its sustainability for parking spaces. It doesn't appear that anyone's gone out there to measure the alley to confirm that it is the appropriate width. Mr. Bryan said that 3 of the 5 units still do not meet the minimum size requirements for affordable housing as set forth by APCHA. He stated that there is just not enough livable space. Mr. Bryan raised concern about the number of units and overcrowding. He said there is no neighbor buy-in on the 5-unit project as proposed. Wanting affordable housing does not supersede the charge to adhere to the clear historic guidelines and to acknowledge the sheer mass and scale of this proposal on this already very overdeveloped lot. Mr. Bryan stated that HPC needs to vote to deny this application. David Corbin Aspen Ski Co. He stated that Ski Co is in support of any affordable housing project that is so important to this community. Mr. Corbin said he finds this really remarkable that there is a high level of staff support, and the fact that this project is fully code compliant. He stated If it fits the code, it's not outsized. Diane Wuslich stated she agrees with Baron. She asked if any HOA or residential guidelines have been made. If those were made now, that could address a lot of the neighbor’s concerns. She raised concern about the parking and urged language to be entered into the HOA doc. Ms. Wulich listed all the activities that happen in the alley and shared concern about parking and adding extra cars. Jerome Simecek stated he is in favor of affordable housing and this project. He said that this project is fully code compliant and if this project is not approved then what project is approvable. Jamie Robinson stated that she owns a few overdeveloped properties in Aspen. She objects to Ski Co’s statement that the neighborhood does not want affordable housing. She said that this project is not compatible with the surrounding buildings and there is no room for parking and the addition. Ms. Robinson stated that things meet code all the time but are not approved because they will not fit. She said that her concern is the needs and number of units. Julie Peters raised concern about the parking this project will bring. Kristi Gilliam stated that she owns ten units at 1024 E Cooper and rent to employees. She said that this project is too small for how units are being proposed. She said that the grill area that is being shown will have no sun and being falsely represented. Ms. Gilliam stated everyone has to be real about the cannabis situation because kids getting off and young adults getting off from work are going to come home and smoke pot. She explained every now and again, at their complex, they catch someone smoking pot and it goes all the way down the hallway. Ms. Gilliam said that they edited their HOA rules to only allow four people per three bedrooms because of the Ski Co employees that smoke pot all day long and would come in at all hours of the night. She raised concerns about not enough room in the front yard. Ms. Gilliam asked if this will be all adults no kids or mixed and if mixed would kids be exposed to pot smoke since the windows will be open because of lack of AC. She stated that they asked for this project to be smaller and nothing has changed. 7 SPECIAL MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 17,2021 J Maytin stated that he chaired HPC for two years and sat on the board for 7. He said that this project is under code. He said no variances are being asked for and the property owner almost has a build by right. He painted a picture of what could be there is a much bigger project with more units. He asked with the single-family home that was presented and not accepted now this project being attacked, what project will be accepted. The lowering of property values has never been a problem. Mr. Maytin stated an easy way to fix parking is to have cash in leu for all spots. He said that the properties that are surrounding the resource make the property look forgotten. He agreed that moving the cabin forward and balancing it with a medium-sized addition would fix the property from enormous structures flanking on both sides. Leisha John stated that it is unconscionable to have 12 or more people living on this tiny sliver of land. She raised concern about more cars and more impact on the area. Mark raised concerns about overcrowding and the number of occupants per room. He said that the transportation plan is malarky and that his tenets all have a car and use them along with skis, bikes, equipment. He said that they would like to see the project reflect more of reality and fit into the neighborhood. Marry Elisabeth Geiger Garfield and Hecht. Ms. Geiger stated that if this project was only being code compliant and if that's all that had to look at well then it wouldn't be before HPC. She said HPC should ask if it meets the critical guidelines of mass and scale. Ms. Geiger stated that mass and scale were a major concern at the last hearing for this project. She said that the redesign still has not addressed the mass and scale issue. She stated that without the historic resource the developer does not have free rein to developed and there would be no discussion about a multifamily building on this site because it's only 4300 sq. ft. Ms. Geiger said that the only reason this in front of HPC is because of that resource. Michael Smith said that in the last hearing the commissioners said that this was too large and overwhelming for this project. He stated that the redesign did not address any concerns. Mr. Smith stated that there needs to be more conversation about HPC compliance. He said that this project does not meet 1.1, 1.7, 11.3, 11.4. Paulette Koffron said that this project is too big and has concerns about parking. Peter Fornell stated that the project meets the code. He said that the lot itself and the district allow more than they are requesting. A special review would allow this property to have a 1.25 to 1 ratio of floor area lot size and what's more legitimate for our community to be granted additional. Mr. Fornell stated that he thinks that the applicant should be commended on the mass and scale. If this was his project, he would be asking for a lot more. He said that a major priority for City Council is affordable housing and you as a board are appointed by them to have the knowledge to support their goals. Mr. Fornell said in his line of work he has never come across the argument of affordable housing being too close to free-market homes. He stated that if individuals do not like a land-use code, they need to take that up with City Council, not HPC. Ms. Thompson moved to extend the meeting; Mr. Moyer seconded the motion. All in favor. Motion carried. Philip Jeffreys Ski Co. He stated that he sympathized completely with the neighbors. Change is always very emotional, especially in these crazy times and construction is always jarring but we cannot make decisions of this magnitude on emotion. He said that the setbacks have been met, the resource has been protected, it meets our community goals, meets zoning. Mr. Jeffreys stated diversity is critical to a healthy and sustainable community and we cannot continue to exist as a place if all that gets built in this town is housing for the .1%. He said to keep our community's greater goals in mind when voting. 8 SPECIAL MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 17,2021 Raymond Stover stated this is a multi-residential family area, not companies buying dorms. He said it sounds like companies such as Ski Co are going to buy these units and then put their employees in them. Mr. Stover said he would rather see families in the units than dormitory lifestyle and have this turned into subsidized housing for a company like Ski Co. He suggested turning it into multi-residential family units since that is what is zoned. Robert Sonderman stated the current white building looks a little rundown. He added to maintain the historic minor's cabin and put in 5 affordable units, which is a win for the neighborhood. Sarah Lasser ACRA. Ms. Lasser stated that ACRA wants to provide positive comments in support of this project on behalf of our broader business community. She said attracting long- term employees is a challenge that local businesses continue to face and believes this additional housing will help support and sustain local business. Stephen Abelman 1012 E Cooper. Raised concerns about the volume of people and mass and scale. Due to technical difficulties parts of Mr. Ableman’s comments were inaudible. Tiffany Smith 1012 E. Cooper stated that the redesign is not enough, and the project is still too large. Ms. Smith raised concerns about overcrowding and the impact that will bring. Ross Jacobs said he echoes the neighbor’s concerns. He stated he would like to see families move in next door. There were written comments submitted to HPC and are attached to Exhibit A. Ms. Adams stated that there's a lot of good info for a Council policy discussion from the neighbors, but that is not why we are here. She said that this project meets the code, adopted policy, Aspen Area Community Plan, under floor area, under height, contextual with the neighborhood, and parking. Ms. Adams said that the Council’s remand was for the tree, fence, and conduct better outreach to the neighborhood. She explained that they cannot reduce the density and keep this a viable affordable housing deed-restricted project. Ms. Adams said that they can limit the occupancy to no more than 1 unrelated adult per bedroom and will voluntarily do that. She said that they will work with APCH on an HOA document. COMMISSIONER COMMENTS: Ms. Thompson stated that there is a handful of HPC guidelines to follow and land-use code. She said that there are a lot of great discussion points for Council. Ms. Thompson said that they will need to rely on staff and the Building Department evaluation of this project. Mr. Halferty stated that the applicant has done a good job addressing mass and scale and the addition of the dormer helped with that. The applicant met the concerns that are within HPC purview and complies. Mr. Halferty stated he can support this project. Ms. Thompson stated that she agrees with Mr. Halferty’s statement. She said she appreciates the revisions on the alley. It is a significant improvement to the façade. Ms. Thompson said that she would like to see the dormer lowered a bit, so it does not meet the ridgeline. Mr. Kendrick stated that the redesign is nice but does not address the mass and scale. He explained that the project is still too dense and overwhelms the resource. Mr. Moyer stated he agrees with Mr. Kendrick and said that the mass is too big. Mr. Kendrick said that the idea that this project is code compliant is misleading. He explained that without the historic resource the project would not be allowed, it's a nonconforming lot and very small. He further explained that slapping an HPC designation on it, is not free rein to build to the limits of the code. He stated HPC’s purview is still to protect the historic resource. Mr. Kendrick said that the project just needs more space. 9 SPECIAL MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 17,2021 Ms. Thompson stated that nearly all projects that HPC looks at in the West End are smaller lots, they're historic. She said is not fair to characterize that this lot is not conforming it conforms to the land-use code. Mr. Halferty stated he agrees that this project conforms to the land-use code and that the purview is to protect the resource and the applicant has done that. Ms. Thompson stated that with no connecting element between the cabin and the new addition, the guidelines need to be applied differently. Mr. Moyer stated that there is another aspect to this project and that is livability. He said that the structure is too large, but the living area is too small. Mr. Moyer stated that if it was three units it would work but five is too big. He said that the structure is too large and cannot support it. Mr. Kendrick asked if the project that was the single-family home was smaller than this project. Ms. Simon stated the single-family home did receive conceptual approval from when it was sent to Council for call up. Council remanded it to HPC for consideration about the preservation of a tree and fence concerns. Ms. Simon stated that during the remand discussion, the applicant withdrew the application and sold the property. Ms. Thompson stated that they were very different application. She pointed out that there was a linking element in the previous project. Mr. Kendrick stated that the new addition is so close to the cabin that one would think there is a linking element. Ms. Thompson disagreed with that statement. Mr. Halferty stated that there is a clear separation between the two. Ms. Thompson stated that in past projects there has been discussion about variation and facades and that they are significant architecturally in making a massive difference. She said that what the applicant has accomplished. Ms. Thompson asked Mr. Kendrick what could be done for his support. Mr. Kendrick stated that realistically fewer units. He further explained that looking at the south elevation of the original proposed plan and the redesign, there is little to no change. Ms. Thompson said that a 2D rendering is hard to read that is why as an architect the 3D models are better to show the differences. Mr. Moyer said that a two-story addition would be more compatible with the cabin. Mr. Kendrick said that going from a one-story resource to a three-story addition is a bit extreme. He said that the ridgeline of the new addition is the bulk of what is being seen from the street and if that could be lowered. Ms. Thompson asked the board about the relocation of the historic resource. She stated that she is in support of the relocation. Mr. Moyer stated that it is too close to the road. He said HPC needs to look at 1.1, 11.7, 11.3, 11.4 of the design guidelines. Mr. Moyer reiterated that the mass and scale is simply too large. Mr. Halferty stated that he could support the relocation, adding more space between the two structures and letting the historic cabin stand proud and pronounced. Mr. Kendrick stated that he agrees with Mr. Halferty in concept. He explained he would like to see the separation a bit more. HPC was in agreement about the demolition of the non-historic sheds. Ms. Adams stated that they are respectfully requesting a vote for a clear direction for this project. Mr. Halferty moved to approve Resolution #03-2021with added conditions; Ms. Thompson seconded the motion. 10 SPECIAL MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 17,2021 Mr. Kendrick, No; Mr. Halferty, Yes; Mr. Moyer, No; Ms. Thompson, Yes. 2-2. Motion Denied Ms. Simon stated that the applicant has request direction with the vote so someone will need to change their vote to move this forward or denial. Ms. Johnson explained the procedure of how to move the vote forward. Ms. Thompson stated they need to respect the applicant's wishes in this situation and to achieve action. Ms. Thompson begrudgingly adjusted her vote to a no. Ms. Thompson stated the findings this is moving to deny this because of the mass and scale. She further explained a reduction of a story or a significant reduction in the mass of the 2nd structure. Mr. Moyer and Mr. Kendrick agreed that this project does not meet HPC guidelines. Mr. Kendrick moved to Deny Resolution #03-2021; Mr. Moyer seconded. Mr. Kendrick, Yes; Mr. Halferty, No; Mr. Moyer, Yes; Ms. Thompson, Yes. 3-1 Motion passes for denial. Adjourn all in favor. _________________________ Wes Graham, Deputy Clerk 11 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 Chairperson Thompson opened the meeting at 4:30 p.m. Commissioners in attendance: Kara Thompson, Scott Kendrick, Roger Moyer, Jeff Halferty, Sheri Sanzone Commissioners not in attendance: Staff present: Amy Simon, Planning Director Sarah Yoon, Historic Preservation Planner Michelle Bonfils Thibeault, Planner II Kate Johnson, Assistant City Attorney Wes Graham, Deputy City Clerk APPROVAL OF MINUTES: None PUBLIC COMMENT: None COMMISSIONER COMMENTS: None DISCLOSURE OF CONFLICT: Ms. Sanzone is conflicted on 314 West Main - TDR Referral. PROJECT MONITORING: Ms. Simon stated she will be reaching out to Mr. Moyer about a landscaping update regarding the log cabin on Main St. CERTIFICATE OF NO NEGATIVE EFFECT: None STAFF COMMENTS: Ms. Simon stated that they received an appeal from the applicant of 1020 E. Cooper regarding the decision on the affordable housing proposal. Ms. Simon said that the Aspen Daily News will be running an article encouraging individuals to volunteer on the HPC board. CALL UPS: Ms. Yoon stated that she did take an item to City Council for call up notice 925 King street. She said it was not called up and City Council upheld HPC’s decision. OLD BUSINESS: None NEW BUSINESS: 212 N Monarch - TDR Referral. Alan Richman representing owners. Mr. Richman stated that the owners have owned the property for 49 years, they've lived in the property all that time and maintained it. Mr. Richman said that the owner asked for an evaluation of the property to see if there was any unused floor area that could be extinguished with one or more TDRs. Mr. Richman stated that they discovered 626 sq ft. of unused floor area, which allows for two TDRs and is being requested. He explained that the owner’s intent is to sell those TDRs and establish a trust for the children of the family which will keep the property in the family for the long term. STAFF COMMENTS: Ms. Thibeau stated that the allowable floor area for a 5,256sf lot is 3,031sf and the existing floor area is 2,405sf with a remaining floor area of 626sf which allows 2 TDRs. Ms. Thibeau stated that the staff supports the application. Mr. Kendrick moved to approve Resolution #04-2021; Ms. Sanzone seconded. ROLL CALL: Mr. Halfery, Yes; Ms. Thompson, Yes; Mr. Kendrick, Yes; Mr. Moyer, Yes; Ms. Sanzone, Yes. Ms. Sanzone left the meeting. NEW BUSINESS: 314 West Main - TDR Referral. Sara Adams with BendonAdams. Ms. Adams stated that she is representing the owners of the carriage house Smith, Elijah carriage house located at 314, West main street. She said the property was built in 1890 and in 2002, the 12 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 9000sf. the lot was split into 2 properties. There's a 4500-sf. the lot that contains the main Queen Ann style Victorian. The other lot is the subject of the TDR application for the carriage house. Ms. Adams showed a site plan that depicted show you all the undeveloped area in front of the carriage house. She said to maintain the relationship between the primary Queen Ann style Victorian and carriage house the request for TDRs will essentially sterilize any development on this property. Ms. Adams said that the 2,520.7 sf allowable FAR, the built FAR is 1,725.3 and the unused FAR is 795.4 equaling 3 TDRs leaving 45.4 sf of FAR. STAFF COMMENTS: Ms. Yoon stated that this is a recommendation to the City Council for the establishment of TDRs. Ms. Yoon reviewed the history of the historic lot. She said that the final floor area numbers will be verified prior to any issuance. Ms. Yoon said that there can be 795.16 sf. severed from this property in the form of 3 TDRs with 45.16 sf. remaining on the lot. Ms. Yoon stated that staff is in support of the recommendation of the establishment of 3 TDRs. Ms. Thompson stated that it is great to get the square footage off the front of the property. She added she would not want to see anything built in front of the resource. Mr. Moyer moved to approve Resolution #05-2021; Ms. Thompson seconded. ROLL CALL: Mr. Halfery, Yes; Ms. Thompson, Yes; Mr. Kendrick, Yes; Mr. Moyer, Yes. Ms. Sanzone returned to the meeting. NEW BUSINESS: 227 East Bleeker Street - Final Major Development. Kim Raymond Architecture + Interiors. Ms. Raymond reviewed what was presented at the December 9th hearing. She showed the site plan and landscape that include mostly grass in the front, flowerbeds, and a narrowed walkway leading to the historic resource. Ms. Raymond said that the lilac bushes cannot be saved where they stand now and will be relocated next to the transformer or in front of the paved parking spot. She stated that they drop the plate height 8” to address the massing concern, however, the civil engineer had to lift the new addition creating only a few inches difference of plate height. Ms. Raymond stated that there is still a concern with the storm tech plan and this can be worked out with staff and monitor. She said the preservation plan will be submitted soon. She said that in the staff memo there was concern about the skylight and window not having enough separation, she explained they added a thicker trim to separate. Ms. Raymond stated that they can add thicker trim to all the gable overhang to relate to the historic cabin. She said that there is great detail going into the preservation and restoration of the front open porch using historic pictures and samples. Ms. Raymond said that they will work with the monitor regarding the renovations of the historic chimney. She said that the skirting will be 6 inches of concrete. Ms. Raymond outlined the materials that will be used on the historic structure and new addition. She adds that there will be added louver to the second-floor deck on the addition for privacy. Ms. Raymond said that they are not sure where the downspouts will go at this time, that this could be worked with the monitor. Ms. Thompson asked how large will the pavers be in the rain garden and the height of the pavers to the grass. Ms. Raymond stated that there will only be a few pavers and will be a 6-inch step-down. Ms. Thompson asked what will the material be for the front porch steps. Ms. Raymond said they will be using wood. Ms. Thompson asked what material will be used on top of the linking element. Ms. Raymond said that it will be TPO material. Mr. Halferty asked what material will be used for the skirt. 13 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 Ms. Raymond said that it will be 6 inches of concrete. Mr. Kendrick said the rear section of the roof appears to be flat but in the renderings, it shows more like a shed roof. He asked for clarification on the discrepancy. Ms. Weber stated that they will not be keeping the sloped shed roof since it is not historic. Mr. Moyer asked what the length of the shed wall. Ms. Raymond said it is 14-feet 1 and 3 quarters inches. Mr. Moyer asked what is the width of the historic soffit. Ms. Raymond said it is tiny 3 or 4 inches. Mr. Moyer asked what is the product that will be used for the side panels. Ms. Raymond said they will be using AFC American Fiber Cement. Ms. Sanzone asked about the hardscape material that will be used. Ms. Raymond said that the walkway will be concrete, the rain garden will be a couple of stones like flagstone, bark mulch will be used around the perimeter, concrete parking in the back, and unknown pavers that will be used. STAFF COMMENTS: Ms. Yoon reviewed the prosed project that was presented on December 9th. She stated that overall staff supports the submitted application with a few points of discussion. Ms. Yoon said that the applicant addressed condition #7 about the width of the sidewalk and should be amended in the resolution. She said in the landscape plan staff finds the initial uses of a maintenance edge around the historic home to be a very important detail, especially for protecting the home and the historic fabric. Ms. Yoon explained that staff is needing more information related to the planting scheduled to ensure specifically that design guideline 1.13 has been met, and additional information regarding the existing live lilac bushes is also being requested. Ms. Yoon stated that staff would like to review the final stormwater plan as outlined in 1.8 of the Design Guidelines. She said that the glass patio is out of character for resource and needs to be restudied with staff and monitor on the material. Ms. Yoon said if there is no documentation of a historic skirting. She said staff would like to see the applicant stick with the design guideline with exposed concrete with painted flashing and keeping a minimal appearance. She said that staff would like to work with the applicant on the fine details of the preservation plan. Ms. Yoon said that there needs to be a restudy on the roof eve of the North elevation and needs to be more compliant with the historic resource. She said the skylight and window are drawing attention to the height of the new addition. Ms. Yoon stated that staff recommends approval with conditions. Ms. Thompson asked if the height in the conceptual review and current application the same. Ms. Yoon said that it was reduced by 8 inches in terms of the plate height related to the addition itself. She added that there was a change in grade height. Ms. Raymond said that they did reduce the plate height by 8 inches and the civil engineer said that there needed to bring a part of the building up to make the drainage and stormwater work, he brought it back up 6 inches. Making it a net loss of 2 inches in height. She added that they did sacrifice 8 inches inside the living space. Mr. Kendrick asked staff their thoughts about the overall height being dropped 2 inches. Ms. Yoon said there was an attempt to reduce that plate height related to the actual structure itself and we want to be cognizant of the fact that drainage is going to be an issue related to the site. She said that staff is comfortable with the reduction that was represented in the application. COMMISSIONERS COMMENTS: 14 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 Ms. Sanzone stated that she is concerned about the lack of information in this application. She explained that HPC has heard a lot of verbal representations but hasn't seen evidence or drawings or design documentation of what's being proposed for a lot of these items. Ms. Sanzone suggested tabling this project to another meeting and allow the applicant to provide documentation to respond to these conditions. Ms. Thompson stated she could support that idea, however, would like to talk about the roof height. She said reading back through the minutes that we had from the conceptual meeting the intent with that discussion was the mass and scale and the relationship of the addition to the resource. Ms. Thompson said that she thinks 2 inches is not significant enough to address the concerns. Ms. Sanzone said she agrees and added that there is no grading and drainage plan included in the application. Mr. Kendrick stated that there were public comments that were submitted raising concern about mass concerning the resource. Mr. Halferty stated he agrees with the comments being said. Ms. Weber stated that they did submit a civil and grading plan with their application at the end of January. Ms. Thompson asked the board if they agree with the plate height comments. The board all responded in the affirmative. Ms. Thompson stated that there needs to be more detail on the historic resource material. She added that she agrees with Ms. Sanzone that they need to see all the landscape materials. Ms. Thompson explained that the materials for the landscaping are a large part of the application and should not only be left up to a monitor. Mr. Halferty stated that this is a great project, however, there needs to be further discovery and further detailing. He said he agrees with Ms. Sanzone’s concern about how many conditions there are for final approval. Mr. Moyer asked if it would be possible to raise the historic structure a bit to help with the plate height issue. Mr. Halferty said that the resource should stay at its historic height. Ms. Thompson stated that the grading plan needs to be a bit more clearer with details, especially around the back of the resource and linking element. She said she liked the statement made by Mr. Moyer about matching the trim of the new addition in size to the trim of the resource. Mr. Moyer stated that in his experience in working with hardy boards when brought down and let the snow sit up against it, it will fall apart and self-destruct. Ms. Thompson reviewed the direction HPC wants the applicant to focus on. Ms. Raymond stated that she is a little bit surprised that a lot of the discussion in the past was worked out with staff and monitor, not at final. She asked if they could work with staff and monitor so they do not need to come back for a full meeting. Ms. Thompson asked when is the next available meeting. Ms. Simon stated that the applicant could come to the March 10th meeting. Ms. Weber stated that this might be a difficult time frame to turn around. She explained that meeting with different departments and everyone is working from home. Ms. Sanzone stated that approval is not needed at this level, but they encourage the applicant to have discussions with the varying departments. The board reiterated their concerns about plate height and mass. Ms. Thompson moved to continue the application to March 10th; Mr. Moyer seconded. 15 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 24,2021 Mr. Halferty stated that he wants to make sure that the applicant has everything they need to address the concerns. ROLL CALL: Mr. Halfery, Yes; Ms. Thompson, Yes; Mr. Kendrick, Yes; Mr. Moyer, Yes; Ms. Sanzone, Yes. Adjourn _________________________ Wes Graham, Deputy Clerk 16 Page 1 of 6 130 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: March 10, 2021 RE: 227 E. Bleeker Street – Final Major Development, PUBLIC HEARING CONTINUED FROM FEBRUARY 24th 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, and a new addition is approved to the rear of the property. HPC granted setback variations and a floor area bonus of 250 s.f. for the approved design. On February 24th, HPC reviewed the Final application and continued the hearing with the following comments: 1.) Reduce the height difference between the historic resource and the new addition by lowering the plate height on the addition. 2.) Provide additional details related to the stormwater mitigation plan 3.) Provide material and planting details for the landscape plan 4.) Restudy the roof detail of the new addition to be more compatible with the historic resource 5.) Provide a roof plan showing vents, flues, meters, and mechanical equipment 6.) Provide preservation details for the foundation, chimneys, and roof on the lean-to structure Staff finds that the revised submission for Final Review addresses the comments from the last hearing and recommends approval with conditions stated in the resolution. STAFF COMMENTS: Staff finds that the historic preservation design guidelines are all met by this project. As a condition of approval from the Conceptual approval, the application was asked to reduce the plate height of the new addition to help reduce the height difference between the addition and the one-story historic resource. Despite the plate height reduction from 9’-2 ½” to 8’-6 ¼”, the new addition had to be raised for site drainage purposes. HPC recommended the applicant restudy the height conditions to further reduce the height difference between the addition and the resource. Additional investigation of the grade conditions on the entire site made it clear that the resource should also be raised by 7 ½” to provide positive drainage. The civil engineers propose manipulating the grade and raising of the finished floors to create positive drainage (Design Guidelines 9.4 and 1.8). The revised design reduces the height difference between the new addition and the historic resource by 7 ¾”. The applicant will continue to finalize the stormwater mitigation plans with the relevant city departments prior to building permit submission. The current proposal is for a stormwater system 17 Page 2 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com which is entirely below grade, with no visible impacts. Staff and monitor will review and approve the final stormwater mitigation plan for compliance with the design guidelines. The proposed landscape plan includes a planting schedule and calls out the paving materials for the site. The applicant has revised the design to show a wood surface on a rear deck abutting the historic resource that was previously proposed as a walkable glass surface. Staff supports this material change. No fences and landscape lighting are proposed for this property at this time. (See Landscaping plan for details.) The applicant proposes to add a fascia trim board along the gabled roof of the new addition with dimensions that are found on the historic resource. This detail is not a replica of the historic eaves but relates to the size and character of the historic roof form. The proposed roof plan shows galvanized half-round gutters and minimal array of snow clips on the historic resource. Flues are located on the new addition and the existing historic chimney will be used as a fireplace vent with cap. New penetrations are located on the addition or non-primary facades of the resource. The location of the fire department connection (FDC) hook-up and strobe has yet to be determined, but staff and monitor would like to review and approve this detail for visual impact and recommends the casing for the strobe to be white in color. The separation between the skylight and the window on the north elevation of the new addition has been increased and no longer read as one long opening. Staff finds the revised details better relate to the historic resource and supports the change. The preservation plan for the historic resource calls out details that need further investigation and documents the existing condition of the resource. Staff will work with the applicant to further develop the preservation plan as more information is revealed through material investigation. RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) approve this application with the following conditions: 1.) Finalize the stormwater mitigation plan with all relevant City Departments with a solution that does not create a visual impact to the foreground of the historic resource. The final plan is to be reviewed and approved by staff and monitor prior to building permit submission. 2.) Review and approve the fire department connection (FDC) hook-up and strobe for visual impact, to be approved by staff and monitor. 3.) All restoration details for the historic resource, including but not limited to the foundation and chimneys, must be included in the preservation plan, is to 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 18 Page 3 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com NOTE: STAFF MEMO FROM FINAL DESIGN REVIEW - 02/24/2021 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 s.f. 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 19 Page 4 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 227 E. Bleeker is a 4,500 s.f. 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 s.f. 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 s.f. 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 20 Page 5 of 6 130 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. 21 Page 6 of 6 130 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 22 HPC Resolution #__, Series of 2021 Page 1 of 3 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 and March 10, 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. 23 HPC Resolution #__, Series of 2021 Page 2 of 3 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 s.f. floor area 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.) Review and approve the fire department connection (FDC) hook-up and strobe for visual impact, to be approved by staff and monitor. 8.) All restoration details for the historic resource, including but not limited to the foundation and chimneys, must reviewed and approved by staff and monitor. 9.) 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 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, 24 HPC Resolution #__, Series of 2021 Page 3 of 3 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 10th day of March, 2021. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Vice Chair ATTEST: ________________________________ Wes Graham, Deputy City Clerk 25 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. 26 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 CONDITION MET MET 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. MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET 27 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 MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET CONDITION MET MET MET MET CONDITION CONDITION CONDITION 28 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 MET MET MET MET MET MET MET 29 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. 30 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. 31 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. 32 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. 33 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. 34 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. 35 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. 36 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. 37 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. 38 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. 39 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 3’ in width which meets the guidelines. The previously proposed glass floor patio on the east elevation has been revised to a wood deck. Staff supports both changes. The landscaping plan maintains a traditional sod front yard and a maintenance edge around the historic structure. 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 agrees with the applicant that the existing lilac bushes cannot remain in their current location with this design and must either be moved or replanted. Staff supports the softscape maintained around the historic resource. Design Guidelines 1.8 & 9.4 address plans for stormwater mitigation and positive drainage related to the historic structures. The applicant is currently working with the City Engineering Department to finalize their stormwater management plan. 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 approved by 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. 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, meters, fire department connection hook-ups and strobes, curb heights of lightwells and other similar features and the foundation detail. All of the features 40 Page 16 of 16 listed need to be minimal in size and located in areas with the least visual impact when viewing the historic resource. 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 finds the material choice to be compatible and supports the facia detail on the roof of the new addition to be compatible with the details on the roof of the historic resource. The complete removal of the roof overhang creates a visual contrast between the historic home and the new addition which staff asked to be addressed. The previous design depicted the skylight connecting with the window below. A more significant break has been created between the two features and the skylight no longer bleeds into the window below reading as a large opening. In summary, staff recommends approval with the conditions listed in the resolution. 41 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 42 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 43 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 44 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 45 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 46 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. 47 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. 48 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 March 2, 2021 Sarah Yoon City of Aspen Community Development Department 130 S Galena Street, 3rd Floor Aspen, CO 81611 RE: 227 E. Bleeker Street, Final Review Parcel ID: 2737 07 32 0014 Dear 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 slight tweak to straighten it out on the lot; with a new basement. We look forward to working with you and the Historic Preservation Commission on the restoration of this little home. As a summary from the Conceptual Review, the Commission granted the following variances and a 250 sq ft floor area bonus for exceptional renovation. Thank you. Rear yard setback of 10’-0” at the basement is reduced to 6’-10” setback; a variation of 3’-2”. (below grade) 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. 49 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 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 Site plan, floor plans, elevations and FAR calculations. Please note that the ridge of the gable on the addition, is well below the height limit as outlined in this section of the land use code. 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. 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. Following, we will go through all of the conditions as outlined in the proposed resolution for the final review, in the same order. Some of the conditions are really steps that have to be taken or statements of previous approvals. (#4, #5, #13) others are conditions that had already been met, but had not been removed from the list, they are included here for clarity (#1, #3, #7, #12). 1. Investigate the historic framing for any evidence of historic materials and openings. Fenestration changes to be reviewed by staff and monitor prior to building permit submission. The areas to be further investigated are outlined here: a. The area of the secondary front door will be thoroughly investigated when the construction team can remove the non-historic room. In our preliminary research, we found a door, a significant threshold and a change of flooring at this location. When we can expose the framing, we will be better able to see what was under the small gable roof to the east of the front porch and entry door. We have been unable to locate any historic photos of this home from the front. b. A parapet wall on the section of th e lower roof at rear of the home is seen on the west, but not the east side of the home. From historic photos, it looks like this section of the home is flat, indicating the parapet wall is historic. We will investigate the framing and materials of the existing parapet to determine if it is historic or not. c. The detail of the historic siding / foundation will be discovered during construction as well. At this point the building is covered with asphalt siding and more recent skirt boards. We will verify our assumption that the siding goes down to the original foundation and adjust our concrete/ flashing detail accordingly. This will be 50 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 documented in the Preservation Plan. Please see the attached detail. Photos: front, foundation, parapet, historic photo. It can be seen that the historic rim joist is in the ground and needs to be protected. 2. 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. We have included this here to show our commitment to the complete restoration of this home. Please see A.06 of the Preservation Plan to see the existing grade as compared to the proposed grade. This sh ow how the grade will be very similar in appearance to the historic, after we raise the house up, get the south end of the building above the ground, not sinking into it. We will pull the grade up around the entire perimeter to create the positive drainage away from the home. This little bit of grade manipulation allows the civil engineer the ability to create swales along both the east and west sides of the building to meet the City codes, and protect the historic resource. 3. Lightwell curb heights and similar features to be 6” or less in height. Please see dimensions on elevations of these elements. 4. Resolution 26 of 2020 granted the setback variances. 5. Resolution 26 of 2020 granted the 250 sq. ft floor area bonus. 6. Finalize stormwater mitigation plan with all relevant City Depts. 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. a. Per Historic Preservation Design Guideline 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 plan s 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. The civil engineer has met with Hailey in the City Engineering department to review the storm water mitigation system. To meet all of the city requirements and the two Historic Preservation Design Guidelines that pertain to stormwater (1.8) and to the relocation of an historic resource (9.4) there are a couple of things that need to happen. 51 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 The building has sunken into the ground over the years, as seen in the photo showing the grade right up onto the rim joist. There is currently no positive drainage around a good portion of the house, mostly on the southern end of the building. Currently, the grade slopes from the southeast corner of the lot to the northwest corner. To create the appropriate, positive drainage, we are proposing to lift the historic cabin up the necessary 7 ½” needed for the engineer to provide the required drainage. In lifting the home and slightly modifying the grade to create the drainage, the home will maintain the same relationship to the historic grade.... it will look the same to pedestrians, with the same number of steps up to the front porch as originally built, but will now have the proper drainage to meet current engineering codes and preserve the renovation work we are so diligently creating. Please see the civil drawings that show the positive drainage away from the building and the subtle swale that will blend the grade back to what is currently on site at the property lines. b. Historic Design Guideline 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. Please see Sheet A.06 in the Preservation Plan to see the existing and proposed grades at the north, east and west elevations. • 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. As mentioned above, by modifying the grade around the home, and by raising both the home and the grade directly adjacent to the building, the position / elevation of the building relative to grade will match the historic condition. Thus the overall intent of the design guidelines of maintaining the historic character of the site will be met and the newly restored home will be protected from further damage in the years to come. 7. Front walkway shall be 3’ or less in width to meet Design Guideline 1.6 Please see Site and Landscape plans; the walk is 3’ wide. 8. Restudy the roof eave details on the new addition and the fenestration on the north elevation to be more compatible with the historic resource, to be reviewed and approved by staff and monitor prior to building permit submission. Historic Design Guideline 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. 52 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 • 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 categor ies allows for creativity and a contemporary design response. • 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. Historic Design Guideline 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. In reviewing Guidelines 10.6 and 10.11, we feel our interpretation of these guidelines have been met. The gable form directly behind the historic resource on the proposed north elevation has the same roof slope and is a similar proportion to the north facing gable on the cabin. The proposed siding material is also similar to the cabin, being horizontal wood siding of approximately the same dimension; thus being visually compatible with the resource. It is in the detail of no overhang that this addition becomes a product of its own time and is “the contemporary design response”, so as to be distinguishable as from a different time yet, visually compatible. That said, we have added a fascia trim board that is the same dimension in height as that found on the historic cabin, making the detail relate to the historic detailing, but is thicker and creates a larger shadow line; it is complimentary and modern. This heavy shadow line will emphasize the change in material from siding to trim to roof material; it will be ¾” proud of the siding. The fascia trim board on the cabin is only 3/8” and the historic overhang is 5”. It was asked that we take a look at the window and skylight on the addition part of the north elevation. It was suggested that we add more dimension between these two elements; which we have done, so that fenestration is seen as two elements, not one really tall element. The skylight that faces north will be tinted dark and have a matte finish so it does not stand out from the metal roof. We believe a skylight on the addition is subtle and appropriate and a product of its own time. The fenestration was also simplified a bit on the East elevation, making the addition more subdued. 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. We will use wood planks on this patio, running north/south. The wood is Ash, and is treated by Thermory, which gives it a soft, weathered look. Please see spec. 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. Please see updated roof plan with locations of vents and flues. The 53 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 existing chimney that is closer to the street will be used as the flue for our new fireplace, the other chimney will hide plumbing vents to the extent possible. All other vents will be on the alley side of the roof so as not to be visible from the street on the historic resource. All vents will be a dark color to blend with the roof from any angle. The vents on the addition will also be on the south side of that ridge, so not visible from the street. 11. Provide detailed planting schedule for landscape plan to be reviewed and approved by staff and monitor prior to building permit submission. Please see new landscape plan for location and specification of plantings; including a planting schedule. You will find, on the Landscape Plan, showing we are proposing to plant new lilac bushes to screen the transformer and the parking spot from the street view. Ann Mullens asked at the City Council meeting if we could try to keep the old bushes. Since this is not feasible and the old ones do not transplant well, and are in the new driveway, 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. 12. 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 prior to building permit submission. The chimney, foundation and porch details are included, along with the Preservation Plan for all of the other details. 13. Provide financial assurances of $30,000.00 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. When all of the other materials that are to be reviewed and approved by staff and monitor are turned in, we will include the $30,000.00 bond for this. We will use Bill Baker, and submit a plan from him for review, to move the home. #2 from Resolution #26 of 2020 Provide a reduction in plate height for the new addition. The original plate height was 9’-0” in the upper level. This was reduced by 8”. In reworking the civil plan by following the design guideline 9.4 to raise the historic resource to create positive drainage, we will decrease the difference in heights of the proposed gable and the existing, historic gable. All three iterations of the ridge hts are illustrated here; the original proposal, the second one with the 8” reduction in plate ht. and the raising of the entire addition due to civil constraints with a net reduction in overall height of only 1 ½”; and lastly, the final solution of leaving the addition in it’s raised elevation, keeping the 8” plate reduction and raising the historic cabin up to create positive drainage with a net decrease in the difference between the ridges of 8”. Please note that the roof of the addition is well below the prescribed height limit by the City of Aspen Land Use Code for this zone district. You will find, on the attached Landscape Plan, showing 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. Since this is not feasible and the old ones do not transplant well, and are in the new driveway, we will plant new ones as a nod of 54 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252 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. According to Guideline 1.12 On the Lighting Sheets, you will also see the exterior light locations and specs and the location of utility meters. Materials. We have chosen to have only three materials on the addition; keeping it simple with 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 4” horizontal wood siding that is butt jointed for a smooth finish; in a light, weathered grey; similar to barnwood in color. The horizontal siding will be compatible with the wood siding on the historic resource, but slightly smaller for a more contemporary look with a notch milled into the top of each board to create a small shadow line. 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. The panels are from American Fiber Cement company or AFC. We have used these panels successfully for ye ars; they are great for our extreme climate of cold / snow and harsh sun. Please see attached specs and concept photo. 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. In summary, we believe we have met all of the requests , conditions and answered all the questions posed by the Commissioners at the previous hearing on Feb. 24, 2021. 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 55 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 0.1 3/4/21 PRESERVATI ON PLAN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252HISTORIC PRESERVATION PLAN: 227 E. BLEEKER STREET MARCH, 2021 56 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 0.2 3/4/21 PRESERVATI ON PLAN: SITE PLAN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252 * NOTE: REFERENCE PHOTOS IN SHEET A 0.3. SITE PLAN NOT TO SCALE PHOTO 2: 2.5 STORIES PHOTO 3: 2 STORIES PHOTO 5: 2 STORIES PHOTO 1: 2.5 STORIES PHOTO 6: 2 STORIES PHOTO 7: FENCE PHOTO 8: VIEW TO ALLEY PHOTO 9: FENCE PHOTO 4: VIEW 57 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 0.3 3/4/21 PRESERVATI ON PLAN: SITE PHOTOS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252PHOTO 2 PHOTO 1 PHOTO 3 PHOTO 5 PHOTO 4 PHOTO 6 PHOTO 8 PHOTO 7 PHOTO 9 58 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 0.4 3/4/21 PRESERVATI ON PLAN: PROPOSED DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899CONCRETE SIDEWALKEDGE OF PAVEMENT2A 3.15'-0"5'-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 HISTORIC CABIN AS SHOW IN SANBORN MAP REFERENCE ADDITIONS TO BE REMOVED CABINT CURRENT LOCATION TO BE CORRECTED WHEN SET ON FOUNDATION PROPERTY LINEPROPERTY LINE SETBACK LINE SETBACK LINEPARKING SPACESLOPE12":12"SLOPE12":12"SLOPE 1":12" REMOVE ADDITION: ENCLOSED FLOOR AND WALLS REMOVE ADDITION: FLOOR AND ENCLOSED WALLS EXISTING LOCATION FOOTPRINT. HISTORIC RESOURCE TO BE LIFTED AND PLACED BACK SQUARED ON THE LOT REMOVE ADDITION: ENCLOSED PORCH WALLS 227 E. BLEEKER 227 E. BLEEKER 227 E. BLEEKER CONCRETE PARKING SPOT PLANT LILAC BUSHES TO REPLACE THE ONES TAKEN OUT EXISTING TRANSFORMER ON CONCRETE PAD PLANT LILAC BUSHES TO REPLACE THE ONES TAKEN OUT 3' CONCRETE WALK LIGHTWELL WITH GRATE LIGHTWELL WITH GRATE LIGHTWELL WITH GRATE PATIO PADS WITH GRASS BETWEEN THEM PLANT LILAC BUSHES TO REPLACE THE ONES TAKEN OUT TRENCH DRAIN WOOD PATIO PRESERVATION PLAN: SITE PLAN SCALE 1/4" = 1' - 0" PRESERVATION PLAN: REFERENCE PHOTOS YEAR: 1890-1899 YEAR: UNKNOWN YEAR: 1898 59 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 0.5 3/4/21 PRESERVATI ON PLAN: ELEVATIONS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252E.5 E C B AD T.O. EXISTING FF 100'-2 1/4"5 1/4"5 1/4"6.36"EXISTING CEMENTITIOUS SIDING EXISTING WOOD PLANK SKIRTING (NO EXISTING FOUNDATION) RESTORED TRIM RESTORED WOOD SIDING WOOD BASE TRIM BOARD RESTORED WOOD TRIM NEW CONCRETE FOUNDATION W/METAL FLASHING HOUSE MOVED UP 7 1/2" (TO PROTECT FOUNDATION AND FLOOR) EE EXISTING FINISHED FLOOR ELEVATION EXISTING FINISHED FLOOR ELEVATION PROPOSED FINISHED FLOOR ELEVATION VIEW 1: EXISTING VIEW 1: PROPOSED VIEW 1 VIEW 3VIEW 2VIEW 2 VIEW 1 VIEW 3 PRESERVATION PLAN: EXISTING EAST ELEVATION - BASE SCALE 1/4" = 1' - 0" PRESERVATION PLAN: FOUNDATION DETAIL SCALE 1 1/2" = 1' - 0" EXISTING BASE PLATE AT SOUTH EAST CORNER IS RIGHT IN THE GROUND. IT SHOWS WATER DAMAGE. EXISTING FINISHED GRADE IS HIGHER ON THE EAST SIDE OF THE PROPERTY EXISTING BASE PLATE ALONG EAST SIDE IS ON GROUND. IT SHOWS DAMAGE. EXISTING BASE PLATE ALONG EAST SIDE IS ON GROUND. IT SHOWS DAMAGE. ** PULL EXISTING CABIN FINISHED FLOOR UP BY 6.36". THIS WILL ALLOW FOR THE BASE OF THE CABIN TO BE SET ON CONCRETE FOUNDATION AND BE PROTECTED FROM THE ELEMENTS. BY CREATING POSITIVE DRAINAGE AWAY FROM THE HOUSE 60 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 0.6 3/4/21 ELEVATION EXISTING VS PROPOSED DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EXISTING FF: 98.97'T.O. EXISTING FF 100'-2 1/4" PROPOSED: 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35' 97.85'97.85'97.85' 96.44' 97.76'97.73' 97.85' T.O. EXISTING FF 100'-2 1/4" EXISTING FF: 98.97' T.O. EXISTING FF 100'-2 1/4" 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35'98.35' T.O. UPPER LEVEL PLY 110'-0" T.O. EXISTING FF 100'-2 1/4" EXISTING FF: 98.97' T.O. EXISTING FF 100'-2 1/4" 99.50' 97.76' 97.73'97.85'97.85' 97.85'97.85' 96.79'96.85' 97.85' 98.35' EXISTING FF: 98.97' T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" SCALE: 1/4" = 1'-0"01 NORTH ELEVATION: EXISTING BASE SCALE: 1/4" = 1'-0"01 NORTH ELEVATION: PROPOSED BASE SCALE: 1/4" = 1'-0"02 EAST ELEVATION: EXISTING BASE SCALE: 1/4" = 1'-0"02 EAST ELEVATION: EXISTING BASE SCALE: 1/4" = 1'-0"03 PROPOSED: LOWER LEVEL SCALE: 1/4" = 1'-0"03 PROPOSED: LOWER LEVEL EXISTING CABIN BASE (WITH GRADE)PROPOSED CABIN BASE (WITH GRADE) 61 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 0.7 3/4/21 PRESERVATI ON PLAN: DETAILS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252T.O. MAIN LEVEL PLY 100'-0" T.O. EXISTING FF 100'-2 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" PROPOSED LINK EXHIBIT K: REPLACE WOOD SHINGLE REMOVE PORCH ENCLOSED WALLS EXHIBIT J: RESTORE FASCIA CROWN MOLDING EXHIBIT C: REMOVE CEMENTITIOUS SIDING THROUGHOUT EXHIBIT H: RESTORE FRONT DOOR EXHIBIT A: REPLACE WOOD SHINGLE EXHIBIT L: RESTORE BRICK CHIMNEY RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF MATERIAL AND OPENING. TO BE REVIEWED AND APPROVED BY HPC STAFF. EXHIBIT C: REMOVE CEMENTITIOUS SIDIGN THROUGHOUT EXHIBIT B: RESTORE TRIM THROUGHOUT EXHIBIT D: RESTORE EXISTING BAY WINDOW EXHIBIT E: REMOVE EXISTING WOOD AND REPLACE WITH CONCRETE BASE EXHIBIT F: WOOD BASE BOARD @ TRANSITION FROM WALL TO CONCRETE FOUNDATION EXHIBIT G: REPLACE EXISTING PORCH STEPS WITH WOOD STEPS. NEW PORCH POSTS EXHIBIT C: REMOVE CEMENTITIOUS SIDING THROUGHOUT EXHIBIT B: RESTORE TRIM THROUGHOUT REMOVE BACK ROOM ADDITION REPLACE WOOD SHINGLE EXHIBIT L: RESTORE BRICK CHIMNEY EXHIBIT I: REPLACE EXISTING GUTTERS THROUGHOUT EXHIBIT I : REPLACE EXISTING GUTTERS THROUGHOUT EXHIBIT M: RESTORE BAY WINDOW WOOD BRACKETS EXHIBIT B EXHIBIT C EXHIBIT D EXHIBIT E EXHIBIT A EXHIBIT G EXHIBIT H EXHIBIT I EXHIBIT J EXHIBIT F PRESERVATION PLAN: NORTH ELEVATION SCALE 1/4" = 1' - 0" PRESERVATION PLAN: SOUTH ELEVATION SCALE 1/4" = 1' - 0" 62 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 0.8 3/4/21 PRESERVATI ON PLAN: DETAILS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. EXISTING FF 100'-2 1/4" EXHIBIT K: REPLACE WOOD SHINGLE REMOVE PORCH ENCLOSED WALLS EXHIBIT C: REMOVE CEMENTITIOUS SIDING THROUGHOUT EXHIBIT C: REMOVE CEMENTITIOUS SIDING THROUGHOUT EXHIBIT B: RESTORE TRIM THROUGHOUT EXHIBIT E: REMOVE EXISTING WOOD AND REPLACE WITH CONCRETE BASE EXHIBIT F: ADD SIMPLE SKIRTING BOARD @ TRANSITION FROM WALL TO SKIRTING BOARDS EXHIBIT I: REPLACE EXISTING GUTTERS AND DOWNSPOUTS THROUGHOUT. PAINTED TO MATCH TRIM. EXHIBIT M: RESTORE BAY WINDOW WOOD BRACKETS EXHIBIT N: RESTORE AND REUSE EXISTING DOOR FOR THIS LOCATION EXHIBIT O: RESTORE EXISTING WINDOW EXHIBIT I: REPLACE EXISTING GUTTERS AND DOWNSPOUTS THROUGHOUT. PAINTED TO MATCH TRIM EXHIBIT L: RESTORE BRICK CHIMNEY EXHIBIT L: RESTORE BRICK CHIMNEY EXHIBIT K: REPLACE WOOD SHINGLE EXHIBIT M: RESTORE BAY WINDOW WOOD BRACKETS EXHIBIT K: REPLACE WOOD SHINGLE REMOVE PORCH ENCLOSED WALLS EXHIBIT J: RESTORE FASCIA CROWN MOLDING EXHIBIT H: RESTORE FRONT DOOR EXHIBIT G: REPLACE EXISTING PORCH STEPS WITH WOOD STEPS. NEW PORCH POSTS EXHIBIT E: REMOVE EXISTING WOOD AND REPLACE WITH CONCRETE BASE EXHIBIT F: WOOD BASE BOARD @ TRANSITION FROM WALL TO CONCRETE FOUNDATION EXHIBIT I: REPLACE EXISTING GUTTERS AND DOWNSPOUTS THROUGHOUT EXHIBIT P: RESTORE EXISTING WINDOW EXHIBIT Q: RESTORE EXISTING WINDOW EXHIBIT I: REPLACE EXISTING GUTTERS AND DOWNSPOUTS THROUGHOUT. PAINTED TO MATCH TRIM. EXHIBIT T: INVESTIGATION TO DETERMINE IF THIS PARAPET IS ORIGINAL. EXHIBIT T: INVESTIGATION TO DETERMINE IF THIS WAS A PARAPET OR SLOPED ROOF EXHIBIT L EXHIBIT M EXHIBIT M EXHIBIT N EXHIBIT K EXHIBIT P EXHIBIT Q EXHIBIT R EXHIBIT T EXHIBIT O PRESERVATION PLAN: EAST ELEVATION SCALE 1/4" = 1' - 0" PRESERVATION PLAN: WEST ELEVATION SCALE 1/4" = 1' - 0" 63 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. G 0.0 3/4/21 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 A.5.01 STAIR DETAIL A.5.02 STAIR DETAIL A.5.04 PORCH DETAIL A.5.05 BRICK CHIMNEY DETAIL A.5.06 BAY WINDOW DETAIL A.7.01 SCHEDULE: DOORS A.7.02 SCHEDULE: WINDOWS A.7.03 MATERIAL SPEC SHEETS L.1.01 EXTERIOR LIGHTS: MAIN LEVEL L.1.02 EXTERIOR LIGHTS: UPPER LEVEL - - 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 64 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 3/4/21 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 WALK1°E. BLEEKER STREETSETBACK LINE PROPERTY LINE SETBACK LINEPROPERTY LINEGMEMEE EECCCCEEN SCALE: 1/4" = 1'-0" 65 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 3/4/21 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 PAVEMENTSWWCCCCEECCBBAA2FFGG13DDHH2A 3.12A 3.12A 3.12A 3.15'-0"5'-0"5'-0"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"3'-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" SLOPE EEEEE4PROPERTY LINEPROPERTY LINE SETBACK LINE SETBACK LINEPARKING SPACESLOPE12":12"SLOPE12":12"SLOPE 1":12"NSCALE: 1/4" = 1'-0" 66 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 3/4/21 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 PAVEMENTHW-01A.5.06E. BLEEKER STREETEXISTING TREE - TO REMAINLILAC SHRUBWOODDECKSETBACK LINE PROPERTY LINE SETBACK LINEPROPERTY LINEPROPOSEDADDITIONPROPOSEDATTACHEDGARAGEPROPOSEDLINKPROPOSEDHISTORICBUILDINGPAVERS3' CONCRETEWALK CERAMICTILECONCRETEGARAGE APRONANNUALFLOWERGARDENANNUAL FLOWER GARDENANNUAL FLOWER GARDEN WOODDECKINGTILE PATIO(SAND SET)ANNUAL 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" 67 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 3/4/21 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 8161110/26/20H102H100H100H100H103D100 H101RGFHW-01 A.5.06 EXISTINGTRANSFORMER1,538 sq ft SETBACK LINEPROPERTY LINESETBACK LINE PROPERTY LINE SCALE: 1/8" = 1'-0"1 EXISTING MAIN LEVEL FAR 68 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 3/4/21 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 2,636 sq ft PROPERTY LINE PROPERTY LINESETBACK LINEPROPERTY LINEPORCH: 132 sq ft PATIO:101 sq ft PORCH:21 sq ft F HW-01 A.5.06 FF: 100'-2 1/4" = 7899.5'(100'-0" = 7899.31') FF: 99'-6 3/4" FF: 100'-2 1/4" FF: 99'-6 3/4" FF: 7899.5'EXISTINGTRANSFORMER COOKTOP VENT HOOD TERMINATION (WALL INSTALLATION). DIMENSIONS: 10"X10"X7" GARAGE FLOOR AREA 350 SQ FT TO MASTER TO LOWER WET BAR WINE CABINET TALL CABINET (BOOT WARMERS) BENCH W/ CUBBIES ABOVETALL CABINET (BOOT WARMERS) TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWET BAR STEP: 4" DN OPEN FIREPLACE STEP: 6 1/2"STEP: 7 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") 01 A.5.05 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"SLOPE658 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" 69 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 3/4/21 EXISTING: MAIN LEVEL PLAN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252E.5E.5EECCBBAA42RG F 13DDBEDROOMKITCHENBEDROOMBATHPANTRYSTORAGEHALLENTRYSTORAGELIVING ROOMDINING ROOM789778987899FF=7898.97CONCRETE SIDEWALKEDGE OF PAVEMENTCONC WALKD1005'-7 7/8"11'-7 1/4"1°EXISTING TRANSFORMER EXISTING TRANSFORMER E. BLEEKER STREETSETBACK LINE PROPERTY LINE SETBACK LINEPROPERTY LINENSCALE: 1/4" = 1'-0" 70 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 3/4/21 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 8161110/26/20 E.5E.5EECCBBAA4213DDCONCRETE SIDEWALKEDGE OF PAVEMENTCONC WALKE. BLEEKER STREETALLEYSETBACK LINEPROPERTY LINESETBACK LINEPROPERTY LINENSCALE: 1/4" = 1'-0" 71 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 3/4/21 PROPOSED: LOWER LEVEL PLAN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EECCBBAA2FFGG2.5013.503DD1.5HHW001D003D006D009D008D010D007D001D004D005W002D011D002W003W/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 2GYMFAMILY ROOMBEDROOM 3BEDROOM 2BEDROOM 1BATH 1W.I.C.LINENTVLINEN0010020030040060050070080090100110120132A 3.12A 3.12A 3.12A 3.11A 5.11A 5.12A 5.12A 5.13A 5.23A 5.25A 5.25A 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" 72 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 3/4/21 PROPOSED: MAIN LEVEL PLAN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252D106W109D1087897 78987899CONCRETE SIDEWALKWD107D108EECCBBAA2FFGG2.5013.503DD1.5HHW105 W104 W103 D109W106W108W107W110D102D103D105D101W111W112D104W102W101FHW-01A.5.066'-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"5'-0"3'-3" 10'-0"8'-6"18'-0"3'-0"FF: 100'-2 1/4" = 7899.5'(100'-0" = 7899.31')FF: 99'-6 3/4" FF: 100'-2 1/4"FF: 99'-6 3/4" FF: 7899.5'2A 3.12A 3.12A 3.12A 3.1EXISTING TRANSFORMER COOKTOPVENT HOOD TERMINATION(WALL INSTALLATION).DIMENSIONS: 10"X10"X7"GARAGEPORCHDINING ROOMGARAGE FLOOR AREA 350 SQ FTLIVING ROOMPATIO(WOOD DECK)MUD ROOMTOMASTERTOLOWERWETBARWINECABINETTALLCABINET(BOOT WARMERS)BENCH W/CUBBIES ABOVETALLCABINET(BOOT WARMERS)TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWETBARSTEP: 4"DNOPENFIREPLACEKITCHENPANTRYWINE ROOMSTEP: 6 1/2"STEP: 7 1/2"101POWDER100102103105LINK104106EEEEE1A 5.11A 5.12A 5.12A 5.13A 5.23A 5.25A 5.25A 5.29A 5.29A 5.246A 5.36A 5.37A 5.37A 5.38A 5.38A 5.3SETBACK LINE PROPERTY LINE SETBACK LINEPROPERTY LINEPARKING SPACEUPCCCCPARKING SPACE(8'-6" x 16'-0")NSCALE: 1/4" = 1'-0" 73 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 3/4/21 PROPOSED: UPPER LEVEL PLAN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EECCBBAA2FFGG2.5013.503DD1.5HHW209W210W210W209W203W204W205W211W200D200D202D203W220W208W207W201W206D20101A.5.052A 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 5.29A 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"SLOPENSCALE: 1/4" = 1'-0" 74 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 3/4/21 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"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"3'-0"R04R04R048":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 5.29A 5.29A 5.246A 5.36A 5.37A 5.37A 5.38A 5.38A 5.3DOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTSNOW STOP5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).BATHROOMFLUESFIREPLACE VENTFLUE W/HPCAPPROVED CAP.TO BE APPROVE BYSTAFF AND MONITORPROPERTY LINEPROPERTY LINE SETBACK LINE SETBACK LINEPARKING SPACESLOPE12":12"SLOPE12":12"SLOPE 1":12"NSCALE: 1/4" = 1'-0" 75 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.2.06 3/4/21 ROOF PLAN: DETAILS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22526 " EXISTING GUTTERS TO BE REPLACES BY A NEW SYSTEM. HALF ROUND GUTTER TO MATCH HISTORIC SIZE. EVALUATE CONDITION OF EXISTING 6" FASCIA AND RESTORE. EVALUATE AND RESTORE (EXISTING: 1" CORNER BEAD AND 8"FASCIA TRIM) HISTORIC CABIN EXTERIOR WALL 6"0 3/4" INTEGRATED GUTTERS @ ROOF EDGE. TO CONECT INTEGRATED DOWNSPOUTS. 2"X6" WOOD FASCIA TO MATCH HEIGHT OF HISTORIC RESOURCE DETAIL 1"X6" T&G FINE LINE WOOD SIDING (5" FACE,1/8" GAP) STANDING SEAM ROOF W/EDGE FLASHING METAL FLASHING TO MATCH METAL ROOF RG7 SNOW GUARDS SNOW GUARDS ROCKY MOUNTAIN SNOW GUARDS 2055 S RARITAN STREET, UNIT B DENVER, CO 80223 PHONE: (720) 379-7756 FAX: (720) 387-8361 www.rockymountainsnowguards.com REVISION DATE PROTECTED BY COPYRIGHT ©2019 CADDETAILS.COM LTD.CADdetails.com NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 2. DO NOT SCALE DRAWING. 3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER REFERENCE NUMBER 21/06/20195281-025 5281-025 SIDE VIEW TOP VIEW ISOMETRIC VIEW MANUFACTURER NOTES: 1. CONTACT MANUFACTURER FOR SELECTED LAYOUT. 2. FOR CUSTOM MATERIALS CONTACT MANUFACTURER. 3. OTHER SIZES ARE AVAILABLE ON A CUSTOM BASIS. 1.25"7"2.6"4.2" SELECT DESIRED MATERIAL: POWDER COATED EG STEEL - 14 GAUGE POWDER COATED ALUMINUM - 0.090 MILL FINISH ALUMINUM - 0.090 COPPER - 48 OZ CUSTOMER SUPPLIED Ø0.188 RIVITS1.5"1"0.5"RGW SNOW GUARD SNOW GUARDS ROCKY MOUNTAIN SNOW GUARDS 2055 S RARITAN STREET, UNIT B DENVER, CO 80223 PHONE: (720) 379-7756 FAX: (720) 387-8361 www.rockymountainsnowguards.com REVISION DATE PROTECTED BY COPYRIGHT ©2019 CADDETAILS.COM LTD.CADdetails.com NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 2. DO NOT SCALE DRAWING. 3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER REFERENCE NUMBER 21/06/20195281-026 5281-026 SIDE VIEW ISOMETRIC VIEW SELECT DESIRED MATERIAL: POWDER COATED ALUMINUM - 0.11" MILL FINISH ALUMINUM - 0.11" MANUFACTURER NOTES: 1. CONTACT MANUFACTURER FOR SELECTED LAYOUT. 2. FOR CUSTOM MATERIALS CONTACT MANUFACTURER. 3. OTHER SIZES ARE AVAILABLE ON A CUSTOM BASIS. 4. SNOW GUARDS ARE TO BE INSTALLED TO MANUFACTURER'S SPECIFICATIONS 2.75"3" TOP VIEW 1.75"Ø0.25"0.5"2.125"SCALE: 1 1/2"= 1'-0"GT-01 GUTTER DETAIL: HALF ROUND SCALE: 1 1/2"= 1'-0"GT-02 GUTTER DETAIL: INTEGRATED SNOW STOP: WOOD SHINGLE SNOW STOP: METAL ROOF HALF ROUND GUTTER SYSTEM 76 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 3/4/21 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 5'-0"5'-0" EXISTING GRADE EXISTING FF: 98.97'PROPERTY LINESETBACKPROPERTY LINESETBACKT.O. EXISTING FF 100'-2 1/4" E.5 E C B AD 01 A 0.5 EXISTING GRADE EXISTING FF: 98.97' T.O. EXISTING FF 100'-2 1/4" SCALE: 1/4" = 1'-0"1 EXISTING NORTH ELEVATION SCALE: 1/4" = 1'-0"2 EXISTING EAST ELEVATION 77 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 3/4/21 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 EXISTING GRADE EXISTING FF: 98.97' T.O. EXISTING FF 100'-2 1/4" 21 3 4 5'5' EXISTING GRADE T.O. MAIN LEVEL PLY 100'-0" 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 78 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 3/4/21 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 5'-0"5'-0" RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF MATERIAL AND OPENING. TO BE REVIEWED AND APPROVED BY HPC STAFF. W109 H100 H100 W206 W211 R04 EXISTING GRADE PROPOSED GRADE RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. PROPOSED: 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35' 97.85'97.85'97.85' 96.44' 98.33' 97.76'97.73' 97.85' T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6"PROPERTY LINESETBACKPROPERTY LINESETBACKT.O. EXISTING FF 100'-2 1/4" FG E C B ADH 01 A 0.5 10' 5' 10'10'LINK 2'6"3'6"W207W208 W108 W107 W201 W110 W105 W104 W103 H103 D105 EXISTING GRADE PROPOSED GRADE RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35'98.35' 98.88' 99.50' 99.43' 99.33' 99.25' 98.74'98.88' 99.37'ELECT. METERTELEPHONECATVT.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. LOWER LEVEL SLAB 86'-6" T.O. LOWER LEVEL SLAB 86'-6" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. EXISTING FF 100'-2 1/4" SCALE: 1/4" = 1'-0"1 PROPOSED NORTH ELEVATION SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION 79 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 3/4/21 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 10'-0"10'-0" 5" 10'-0" LINK 2'-0"6"H102 W112 W111 W210W210 W209 W209 D101 R04 EXISTING GRADE PROPOSED GRADE RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. 99.50' 97.76' 97.73'97.85'97.85' 97.85'97.85' 96.79'96.85' 97.85' 98.35' 98.88' 99.43' EXISTING FF: 98.97' 98.75' T.O. MAIN LEVEL PLY 100'-0" 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" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACK2.502 3.5013 41.5 5'5'W200 W212 W204 W203W205 D108 D200 D109 W109 EXISTING GRADE PROPOSED GRADE KITCHEN STOVE HOOD BATHROOM FLUES 99.50'99.43'99.16'99.43'99.43'99.43' T.O. LOWER LEVEL SLAB 88'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" 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 118'- 6 1/4" TOP PLATE @ GABLE ROOFS 118'- 6 1/4"PROPERTY LINESETBACKPROPERTY LINESETBACKSCALE: 1/4" = 1'-0"2 PROPOSED WEST ELEVATION SCALE: 1/4" = 1'-0"1 PROPOSED SOUTH ELEVATION 80 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 3/4/21 EXISTING BUILDING SECTIONS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22522 413 EXISTING GRADE T.O. MAIN LEVEL PLY 100'-0" T.O. MAIN LEVEL PLY 100'-0" 24 13 EXISTING GRADE T.O. MAIN LEVEL PLY 100'-0" T.O. MAIN LEVEL PLY 100'-0" 2 413 EXISTING GRADE T.O. MAIN LEVEL PLY 100'- 0" 2 413 EXISTING GRADE T.O. MAIN LEVEL PLY 100'-0" T.O. MAIN LEVEL PLY 100'-0" SCALE: 1/4" = 1'-0"2 EXISTING BUILDING SECTION SCALE: 1/4" = 1'-0"1 EXISTING BUILDING SECTION SCALE: 1/4" = 1'-0"4 EXISTING BUILDING SECTION SCALE: 1/4" = 1'-0"3 EXISTING BUILDING SECTION 81 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 3/4/21 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 EXISTING GRADE T.O. MAIN LEVEL PLY 100'-0" E.5ABCED EXISTING GRADE 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 82 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 3/4/21 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"EXISTING GRADE PROPOSED GRADE LIVING ROOM 101 DINING ROOM 102 T.O. BASEMENT SLAB 86'-6" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-06" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" 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. EXISTING GRADE PROPOSED GRADE LIVING ROOM 101 T.O. BASEMENT SLAB 86'-6" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" FF:7899.5' SCALE: 1/4" = 1'-0"2 PROPOSED BUILDING SECTION 2 SCALE: 1/4" = 1'-0"1 PROPOSED BUILDING SECTION 1 83 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 3/4/21 PROPOSED BUILDING SECTIONS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22522 413 3 3/4"9'-6"EXISTING GRADE PROPOSED GRADE KITCHEN 103 T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" 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"EXISTING GRADE PROPOSED GRADE GARAGE 106 MUD ROOM 105 MECHANICAL 106 T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" TOP PLATE @ GABLE ROOFS 118'- 6 1/4" TOP PLATE @ GABLE ROOFS 119'- 3/4" 1.51 2.502 3 3.50 4 9'-6"EXISTING GRADE PROPOSED GRADE T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" 1 1.5 2 2.50 3 3.50 4 9'-6"8'-4"EXISTING GRADE PROPOSED GRADE T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" TOP PLATE @ GABLE ROOFS 118'- 6 1/4" TOP PLATE @ GABLE ROOFS 118'- 6 1/4" 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 84 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 3/4/21 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"EXISTING GRADE PROPOSED GRADE T.O. MAIN LEVEL PLY 100'-6 1/2"T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" T.O. UPPER LEVEL PLY 110'-0"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKTOP PLATE @ GABLE ROOFS 118'- 6 1/4" A B C E F GD H 10'-0" 3'-2 1/4" 10'-0"10'-0" LINK 8'-4"9'-6"FF: 100'-2 1/4" FF: 99'-6 3/4"FF: 99'-6 3/4" FF: 110'-2 1/4" FF: 86'-8 1/4" FF: 100'-2 1/4" EXISTING GRADE PROPOSED GRADE T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY 100'-0" SCALE: 1/4" = 1'-0"6 PROPOSED BUILDING SECTION 6 SCALE: 1/4" = 1'-0"7 PROPOSED BUILDING SECTION 7 85 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.5.01 3/4/21 STAIR DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252PERFORATED SHEET METAL 2"X1" WOOD HANDRAIL 2" WOOD TREAD TO MATCH FLOOR. OVER STEEL PLATE WELDED TO STRINGERS 1/2" SHEET STEEL STRINGER F 3.50 F 3.50 F 3.50 A B C A B C A B C 11'-0"(11 TREADS @ 12")3'-2"3'-2"10'-0"(10 TREADS @ 12")3'-2"6'-4" 3'-0" 4" 3'-0"3'-6 3/4"7'-0"(7 TREADS @ 12")3'-2"6'-4" 3'-0" 4" 3'-0"7'-0"(7 TREADS @ 12")3'-2"10'-0"(10" TREADS @ 12")3'-2"7'-2 1/2" TO MASTER DN DN BEDROOM 1 W.I.C. 004 006 LOWER LEVEL PLAN MAIN LEVEL PLAN UPPER LEVEL PLAN UP UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 1'-0"7 1/2"7 1/2"7 1/2"7 1/2"11 7/8"3'-2 5/8"3'-0"2"1"2" WOOD TREAD TO MATCH FLOOR. OVER STEEL PLATE WELDED TO STRINGERS 2" WOOD TREAD TO MATCH FLOOR. OVER STEEL PLATE WELDED TO STRINGERS RISERS COVERED WITH WOOD 1/2" SHEET STEEL STRINGER PERFORATED SHEET METAL 2"X1" WOOD HANDRAIL 1/2" SHEET STEEL STRINGER PERFORATED SHEET METAL 2"X1" WOOD HANDRAIL WOOD HANDRAIL METAL CHANNEL SLOT TO AFIX PERFORATED METAL PERFORATED METAL SCALE: 1" = 1'-0"03 STAIR DETAIL SCALE: 1/2" = 1'-0"01 STAIRS DETAIL : FLOOR PLANS SCALE: 1" = 1'-0"02 STAIR DETAIL 86 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.5.02 3/4/21 STAIR DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22523.503 F 3.50 02 A.5.01 GT-02 #8 9'-5 7/8"7'-1 1/8"7'-3 3/4"(12 RISERS A 7 5/16")6'-8 3/4"(11 RISERS @ 7 5/16")5'-0"(8 RISERS @ 7 1/2")5'-0"(8 RISERS @ 7 1/2")7'-0"3'-2" 10'-0"3'-2"7'-3 3/4"6'-8 3/4"5'-0"5'-0"11'-0"3'-2" 6'-4"3'-0"7'-3 3/4"6'-8 3/4"5'-0"5'-0"6'-4"3'-0"3'-0"3'-0"3'-0"3'-0"3'-0"3'-0"SECTION A-A'SECTION B-B'SECTION C-C' W.I.C. 006 T.O. BASEMENT SLAB 86'-6" TOP PLATE @ GABLE ROOFS 118'- 6 1/4" T.O. BASEMENT SLAB 86'-6" TOP PLATE @ GABLE ROOFS 119'- 6 1/4" 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 32 33 34 35 36 37 38 39 7 8 9 10 11 12 T.O. PLY MAIN LEVEL 100'-0" T.O. PLY UPPER LEVEL 110'-0" T.O. PLY MAIN LEVEL 100'-0" T.O. PLY UPPER LEVEL 110'-0" SCALE: 1/2" = 1'-0"01 STAIRS DETAIL : SECTIONS 87 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.5.04 3/4/21 PORCH DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22521'-7 3/4"1'-7 3/4"REBUILD PORCH TO EXISTING FOOT PRINT. HISTORIC RESOURCE SKIRTING TO BE CONCRETE WITH METAL FLASHING. REVIEW IF COLUMNS ARE INSIDE WALLS. IF FOUND, REPRODUCE PORCH COLUMNS. NEW SIDING TO MATCH EXISTING EXISTING ENTRY DOORS TO BE RESTORED RESTORE PORCH ORNAMENTATION BUILD NEW WOOD STAIRS TO PORCH REPLACE CURRENT SHINGLE WITH WOOD SHINGLE TO MATCH HOUSE REBUILD PORCH TO EXISTING FOOT PRINT. HISTORIC RESOURCE SKIRTING TO BE CONCRETE WITH METAL FLASHING. BUILD NEW WOOD STAIRS TO PORCH REVIEW IF COLUMNS ARE INSIDE WALLS. IF FOUND, REPRODUCE PORCH COLUMNS. NEW SIDING TO MATCH EXISTING EXISTING ENTRY DOORS TO BE RESTORED RESTORE PORCH ORNAMENTATION REPLACE CURRENT SHINGLE WITH WOOD SHINGLE TO MATCH HOUSE 99.50' 97.76' 97.73'97.85' PROPOSED: 99.50' 97.85'97.85' 97.85' 97.76'97.73' 97.85' 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: 1/2" = 1'-0"1 PORCH 1: DETAIL 1 88 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.5.05 3/4/21 BRICK CHIMNEY DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22521'-6 3/8"1'-6 3/8"3'-11 1/2"3'-11 1/2"CHIMNEY: NORTH CHIMNEY: SOUTH BRICK CHIMNEY STACK 13 ROWS OF BRICK (V.I.F. WHEN IT IS DECONSTRUCTED TO BE STORED) 1 ROWS OF BRICK (OVERHANG) 3 ROWS OF BRICK FLAT PAINTED METAL CAP WITH DRIP EDGE. (COLOR T.B.D) METAL FLASHING CHIMNEY DETAIL NORTH ELEVATION N W 2 CHIMNEY DETAIL NORTH ELEVATION 2 C 7'-1 1/2" 4'-3 3/4" 1'-5 5/8" 7'-3 1/4" CHIMNEY: NORTH CHIMNEY: SOUTH CHIMNEY: NORTH CHIMNEY: SOUTH 234 1 A B C D E NORTH ELEVATION WEST ELEVATION 6" MIN.FRAMING FOR DROP CEILING ACOUSTIC INSULATION CLOSED CELL FOAM INSULATION CONTINUED AROUND BEAM SILL PLATE TREATED SILL PLATE FLEX FLASHING CONTINUOUS WATERPROOFING CONTINUOUS FLASHING GEOFOAM STUCTURAL SLAB PER STRUCT. FRAMING FOR DROP CEILING ACOUSTIC INSULATION 3 1/5" CLOSED CELL FOAM INSULATION R 6.25 PER 1" = R 21.875 SILL PLATE TREATED SILL PLATE FLEX FLASHING CONTINUOUS WATERPROOFING SILL SEALANT FLEX FLASHING NOTE: ALL WOOD FRAMING WITHIN 6" OF GRADE TO BE PROTECTED FROM DECAY PER R317.1. STONE VENEER CONDITIONS ARE ABOVE 6", THE MOST CRITICAL IS 9" ABOVE FINISHED GRADE. ALL WOOD FRAMING WITHIN 6" OF GRADE TO BE PROTECTED FROM DECAY PER R317.1 6" MIN.SCALE: 3/4" = 1'-0"01 BRICK CHIMNEY DETAILSCALE: 1/8" = 1'-0"02 LOCATION DIAGRAM SCALE: 1 1/2"= 1'-0"03 VICTORIAN SKIRTING DETAIL 89 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.5.06 3/4/21 BAY WINDOW DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EXISTING TRIM TO BE RESTORED EXISTING BRACKETS TO BE RESTORED WOOD SHINGLE TO MATCH THE REST OF THE HOUSE INVESTIGATE TO DETERMINE IF GLASS IS ORIGINAL. IF ORIGINAL MUST REMAIN AS EXISTING. EXISTING TRIM TO BE RESTORED EXISTING TRIM TO BE RESTORED NEW CONCRETE FOUNDATION EXISTING BRACKETS AND EAVE CROWN MOULDING TO BE RESTORED EXISTING TRIM TO BE RESTORED WOOD SHINGLE TO MATCH THE REST OF THE HOUSE EXISTING EAVE CROWN MOULDING AND WOOD FACSIA TO BE RESTORED. NEW BASE BOARD (IF EVIDENCE FOUND OF EXISTING) NEW CONCRETE FOUNDATION WOOD SIDING SECTION ELEVATION T.O. MAIN LEVEL PLY 100'-0" SCALE: 1/2" = 1'-0"HW-01 BAY WINDOW DETAIL REFERENCE PHOTO 1: EXISTING REFERENCE PHOTO 2: EXISTING 90 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.7.01 3/4/21 SCHEDULE: DOORS 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 ID D001 D002 D003 D004 D005 D006 D007 D008 D009 D010 D011 D100 D100 D101 D102 D103 D104 D105 D106 D107 D108 D108 D109 WIDTH 3'-0"3'-0"3'-0"3'-0"2'-6"3'-0"2'-6"2'-8"3'-0"2'-6"2'-8"3'-0"3'-0"3'-0"2'-6"3'-4"2'-6"2'-6"4'-10"3'-0"3'-0"3'-0"11'-0" HEIGHT 8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"8'-0"6'-8"6'-8"6'-8"8'-0"8'-0"8'-0"6'-8"7'-8"8'-0"7'-6"8'-0"8'-0" View from Re… TYPE POCKET HISTORIC POCKET HISTORIC GARAGE GLAZING NONE HARDWARE POCKET MFR. LOCATION INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR INTERIOR EXTERIOR INTERIOR INTERIOR INTERIOR EXTERIOR INTERIOR INTERIOR EXTERIOR EXTERIOR NOTES EXISTING: TO BE RESTORED EXISTING: TO BE RESTORED EXISTING: TO BE RESTORED EXISTING: TO BE RESTORED DOOR AND FRAME SCHEDULE ID WIDTH HEIGHT View from Re… TYPE GLAZING HARDWARE MFR. LOCATION NOTES D200 D201 D202 D203 D400 3'-0"3'-0"2'-6"2'-6"3'-0" 8'-0"8'-0"8'-0"8'-0"6'-8" EXTERIOR NONE NONE POCKET POCKET EXTERIOR INTERIOR INTERIOR INTERIOR EXISTING: TO BE RESTORED 91 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.7.02 3/4/21 SCHEDULE: WINDOWS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252MARK H100 H101 H102 H103 W001 W002 W003 W101 W102 W103 W104 W105 W106 W107 W108 W109 W110 W111 W112 W200 W201 W203 W204 W205 W206 W207 W208 SIZE WIDTH 2'-7"2'-5 1/2"2'-8"2'-8"2'-10"2'-10"2'-10"2'-5 1/2"2'-5 1/2"3'-2 5/8"3'-3 1/2"3'-3 1/2"2'-6"2'-6"2'-6"6'-7 7/8"2'-11 1/4"2'-0"2'-0"2'-11 1/4"6'-4"4'-6"4'-6"4'-6"2'-6"2'-6"2'-6" HEIGHT 6'-9"5'-1"5'-5"5'-5"5'-0"5'-0"5'-0"3'-11"3'-11"7'-7 3/4"7'-7 3/4"7'-7 3/4"8'-6 3/8"8'-0"8'-0"2'-0"2'-0"8'-0 3/8"8'-0 3/8"2'-0"2'-0"3'-7 3/4"5'-1 3/4"3'-7 3/4"8'-7 7/8"8'-0"8'-0" View from Reveal Side HEADER HT. GLAZING MFR. MODEL NOTES WINDOW SCHEDULE MARK SIZE WIDTH HEIGHT View from Reveal Side HEADER HT. GLAZING MFR. MODEL NOTES W209 W210 W210 W211 W220 2'-0"2'-0"2'-0"2'-6"5'-6" 2'-6"6'-2 3/8"6'-3 5/8"8'-0"4'-7 3/4" 92 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 A N D P L A N S I N D I C AT E D BY T H E S E DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM R AY M O N D A R C HIT E C T S, IN C . A N D SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER W I T H O U T W R I T T E N P E R M I S S I O N . W R I T T EN D I M E NS I ON S S HA L L TAK E 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .7.03 3/4/21 MATERIAL SPEC SHEETS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252AFCC B-2.4 01/2020 © 2013-20 American Fiber Cement Corp. 2 Printed in USA Rainscreen Cladding Preventing thermal bridges As the insulating material is on the outside of the structural wall, it can easily be mounted without interruptions caused by floor slabs. In this way, any thermal bridges that occur at each floor slab can be prevented. These thermal bridges are also the cause of surface condensation that may result in fungus growth. Dissipating heat from the sun The ventilated rainscreen cladding system has a cooling effect when temperatures outside are high. Most of the sun’s rays are reflected away from the building. Heat passing through the exterior wall panel is partially dissipated by the ventilating effect of the space between the exterior cladding panel and the structural wall. Any residual heat managing to penetrate buildings is very minor. Rainscreen Architectural wall-cladding panels act as a rainscreen on the outside of the building and keep the structural wall absolutely dry. The air space connected to the outside air evacuates water and humidity that might have penetrated behind the wall-cladding panels through its horizontal or vertical joints. This water will never reach the load bearing wall and/or the thermal insulation. Protecting the basic structure and load-bearing wall against temperature variations In view of the fact that the insulation material is applied to the outside of the building, changes in temperature are very minor compared with those found in conventional constructions where insulation is applied on the interior. This principle works in summer and winter in both hot and cold climates. Prevention of internal condensation Insulation material can be applied to the outside of the structural wall because it is protected effectively by the architectural exterior wall panel. Because of differences in vapor pressure and temperature passing through the wall, condensation has been shown to occur close to the ventilated area and not in the structural wall itself. As a result, the ventilating effect is easily sufficient to dry out the thermal insulating material. RAW AFCC B-2.4 01/2020 © 2013-20 American Fiber Cement Corp. 3 Printed in USA Cover, Patina, Transparent & Solid U.S. Trimmed sizes in. (mm) Weight (lbs / ft2) Thickness 8 mm Patina Cover, Transparent & Solid Width 48 (1,220) 2.5 2.9 Length 96 (2,440) 120 (3,050) Minerit HD Trimmed sizes — in. nominal (mm) Weight (lbs / ft2) Thickness 4 mm, 6 mm or 8 mm 10 mm 4 mm 6 mm 8 mm 10 mm Width 48 (1,220) 48 (1,220) 48 (1,220) 1.6 2.3 3.1 3.9 Length 96 (2,440) 120 (3,050) 96 (2,440) Minerit HD (Raw) Minerit HD is an uncoated fiber cement board that allows the authentic appearance of the fiber cement to stand out. In application, Minerit HD is a building board that can be installed for certain cladding purposes outlined below when a natural expression is desired. Minerit HD is an unpigmented material, and variations may occur in the individual boards and from board to board, adding a lively expression to your façade. When using Minerit HD for cladding in a rainscreen system, the panels must be sealed, typically on all sides. They can be painted on-site with acrylic paint systems or transparent stains suitable for cement-based materials (specific instructions for painting / staining are available). After surface treatment, the board is virtually maintenance free. In industrial applications where the surface appearance of the board is of less importance, the panels do not need to be sealed but efflorescence will likely occur over time depending on the type of exposure and climate conditions. Technical Properties & Dimensions Color Charts: The color charts give an impression of the available colors. Reproduction of the exact color is restricted by the printing process. For an exact color match, samples are available upon request. The recommended thickness for Minerit HD in a rainscreen application is 8mm. Physical properties and dimensions are subject to nominal manufacturing tolerances. Grays Reds Yellows Whites Greens P 020Granite P 222 Pearl P 313 Tufa P 545 Sand P 626 Emerald P 333 Adobe P 050Graphite P 070Flint P 323 Magma P 565 Amber P 343 Ruby Cembrit Patina Original Cembrit Patina has a natural, textured surface. You can see the fiber and natural characteristics of the raw materials, and you can see and feel the sanding lines on the surface. As the seasons change and the years pass, the natural aging of the fiber cement leaves subtle traces on the surface, and the façade will gradually acquire a distinctive patina. (Also available in Rough and Inline.) 4 – A Printed in USAAFCC B-2.4 01/2020 © 2013-20 American Fiber Cement Corp. 1x6 STANDARD DECKING - NO GROOVE (JEM) JEM JOINT Profile Type:White Ash Decking (Benchmark Series) Sizing:1x6 STANDARD DECKING - NO GROOVE (JEM) Scale:1'-0"=1'-0"Excellence in Wood www.thermoryusa.com R Lane 24" x 24" Porcelain Concrete Look Wall & Floor Tile By: The Tile Life $165.42 Color Gray Features Rectified, 2cm porcelain paver Textured, anti-slip properties Suitable for outdoor use Weights & Dimensions Square Feet per Carton (ft²): 7.62 square feet CEMENTITIOUS PANEL : AFC CLADDING (COLOR: FLYNT) THERMORY: NATURAL COLOR EVOLUTION THERMORY: PORCK DECKING PROPOSED EXTERIOR TILE : LANE COLLECTION (GREY) THERMORY: PORCH DECKING (FOR FRONT PORCH AND SIDE PATIO) 93 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 3/4/21 EXTERIOR LIGHTS: MAIN LEVEL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252D106W109D108CONCRETE SIDEWALKEDGE OF PAVEMENTD107D108ECBA2FG13DHW105 W104 W103 D109W106W108W107W110D102D103D105D101W111W112D104W102W101FHW-01A.5.06FF: 100'-2 1/4" = 7899.5'(100'-0" = 7899.31')FF: 99'-6 3/4" FF: 100'-2 1/4"FF: 99'-6 3/4" FF: 7899.5'EXISTING TRANSFORMER COOKTOPVENT HOOD TERMINATION(WALL INSTALLATION).DIMENSIONS: 10"X10"X7"GARAGEPORCHDINING ROOMGARAGE FLOOR AREA 350 SQ FTLIVING ROOMPATIO(WOOD DECK)MUD ROOMTOMASTERTOLOWERWETBARWINECABINETTALLCABINET(BOOT WARMERS)BENCH W/CUBBIES ABOVETALLCABINET(BOOT WARMERS)TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWETBARE. BLEEKER STREETSTEP: 4"DNOPENFIREPLACEKITCHENPANTRYWINE ROOMSTEP: 6 1/2"STEP: 7 1/2"101POWDER100102103105LINK1041064SETBACK 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 94 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 3/4/21 EXTERIOR LIGHTS: UPPER LEVEL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252ECBA2FG13DH01A.5.05DN7 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 95 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.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 3/2/2021811SITE PLANC196 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.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 3/2/2021811GRADING PLANC297 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING & CIVIL DESIGN, LLC P.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 3/2/2021811UTILITY PLANC398 TREESCODEBOTANICAL / COMMON NAMECONTPTPOPULUS TREMULOIDES `ERECTA` / SWEDISH ASPENB&BSHRUBSCODEBOTANICAL / COMMON NAMECONTPLPHYSOCARPUS OPULIFOLIUS `PODARAS 3` TM / LEMON CANDY DWARF NINEBARK5 GALPMPINUS MUGO `MOPS` / MUGO PINE15 GALSMSYRINGA PATULA `GRESWT` / MISS KIM SWEET TREAT LILAC5 GALPLANT SCHEDULEPERENNIALSCODEBOTANICAL / COMMON NAMECONTARACTAEA RACEMOSA / BLACK SNAKEROOT1 GALAAASTILBE (WHITE CULTIVAR) / ASTILBE1 GALDFDRYOPTERIS FILIX-MAS / MALE FERN1 GALHVHOSTA (VARIOUS) / HOSTA (VARIOUS CULTIVARS)1 GALPOPOLYGONATUM ODORATUM `VARIEGATUM` / VARIEGATED SOLOMON`S SEAL1 GALRIROSA X `MEIJOCOS` TM / PINK DRIFT GROUNDCOVER ROSE1 GALRS2RUDBECKIA FULGIDA SULLIVANTII `LITTLE GOLDSTAR` / LITTLE GOLDSTAR CONEFLOWER1 GALSBSALVIA NEMOROSA `BLUE MARVEL` / BLUE MARVEL MEADOW SAGE1 GALGROUND COVERSCODEBOTANICAL / COMMON NAMECONTFNFESTUCA (MIXED) / ECOLOTURFSODVRVERONICA X `REAVIS` / CRYSTAL RIVER CREEPING SPEEDWELL1 GALPROPOSED SITEAND PLANTINGPLANL.1.000'5'10'SCALE: 1"=5'NORTHISSUE & REVISION DATESPlot Date: 03/02/21Project #: 432Drawn By:Checked By:HPC REVIEW03/02/2021227 E BLEEKER ASPEN, CO0,0,0LANDSCAPE ARCHITECTURE ▪ LAND PLANNING 350 MARKET STREET | SUITE 307 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.355.5457INTEGRAL COLOREDNEUTRAL CONCRETE APRON- SAND FINISHINTEGRAL COLOREDNEUTRAL CONCRETEPARKING SPACE- SANDFINISHPORCELAIN TILE WALKWAYSET IN STABILIZED DG(KAFKA OR SIMILAR) -NEUTRAL TAN OR GRAYCOLOR FOR BOTHFILL AREA BETWEENPROPERTY LINE ANDEXISTING EDGE OF ALLEYPAVING WITH GRAVEL ORASPHALTEXISTING TRANSFORMERCONCRETE SET PORCELAIN TILEWOOD DECKING1' WIDE DECORATIVE PEBBLE"SPRINKLER STRIP" (TYP)3' WIDE FRONTWALK, GRAYCONCRETE, SANDFINISHPORCELAIN TILE PATIO SET INSTABILIZED DG (KAFKA ORSIMILAR) - NEUTRAL TAN ORGRAY COLOR FOR BOTHEXISTING SIDEWALK BLEEKER STREET ALLEY PROPERTY LINE SETBACKNEIGHBOR'S EXISTING FENCENEIGHBOR'S EXISTING FENCEGARAGE SETBACKREAR SETBACK SETBACKEXISTING TREES TO REMAINLIMIT OF BELOW GRADE STRUCTURE99 227 E. BLEEKER STREET, ASPEN CO 227 E. BLEEKER PROPOSED MATERIALS MARCH 2, 2020 100 227 E. BLEEKER STREET, ASPEN CO FRONT VIEW - MATERIALSFRONT VIEW (NORTH) CEDAR SHINGLE WOOD SIDING WINDOW TRIM CORNER TRIM 101 227 E. BLEEKER STREET, ASPEN CO EAST VIEW - MATERIALSSIDE VIEW (EAST) CEDAR SHINGLEWOOD SIDINGBRICKSTANDING SEAM METAL ROOF GLASS - CLEAR BUTT JOINT WOOD SIDING STEEL SHEET CEMENTITIOUS PANEL 102 227 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 103 227 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 104 227 E. BLEEKER STREET, ASPEN CO ADDITION - CONCEPT PHOTOS 105 227 E. BLEEKER STREET, ASPEN CO ADDITION - CONCEPT PHOTOS 106 227 E. Bleeker Historic Preservation Public Hearing March 5, 2021 Rev.1 418 E. Cooper Ave. Suite 201-Aspen, CO 81611 www.kimraymondarchitects.com 107 227 E. Bleeker EXISTING 418 E. Cooper Ave. Suite 201-Aspen, CO 81611 www.kimraymondarchitects.com 108 City of Aspen: Aerial Photo (227 E. Bleeker St.) 109 EXISTING: North Side (West View) 227 E. BLEEKER STREET, ASPEN CO 110 EXISTING: North Side (East View) 227 E. BLEEKER STREET, ASPEN CO 111 Survey 227 E. BLEEKER STREET, ASPEN CO 112 EXISTING: Schematic 3D Views –Front View 227 E. BLEEKER STREET, ASPEN CO 113 EXISTING: Schematic 3D Views -Street View 227 E. BLEEKER STREET, ASPEN CO 114 EXISTING: Schematic 3D Views -Alley View 227 E. BLEEKER STREET, ASPEN CO 115 227 E. Bleeker FINAL REVIEW CONDITIONS 418 E. Cooper Ave. Suite 201-Aspen, CO 81611 www.kimraymondarchitects.com 116 CONDITION #1: Historic Research 227 E. BLEEKER STREET, ASPEN CO Condition #1: 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. 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 A N D P L A N S I N D I C AT E D BY T H E S E DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM R AY M O ND A R CH I T ECTS, IN C . A ND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER W I T H O U T W R I T T E N P E R M I S S I O N. WRI TTE N DI M EN S I O NS S HA L L 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #1 3/4/21 HISTORIC EVIDENCE 2 DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-225223.50 2.5043 11.5 PROPOSED GRADE RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF MATERIAL AND OPENING. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. PORCH TO BE DESIGNED AND REVIEWED WITH EXISTING BUILDING. TO BE REVIEWED AND APPROVED BY HPC STAFF. BAY WINDOW TRIM AND DETAILS TO BE RESTORED. TO BE REVIEWED AND APPROVED BY HPC STAFF. SCALE: 1/4" = 1'-0" NORTH ELEVATION 117 227 E. BLEEKER STREET, ASPEN CO Condition #1: 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. CONDITION #1: Historic Research 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 ARRANGEMENTSAND P L A NS IN DIC ATE D BY T HE S EDRAWINGS AND SPECIFICATIONS ARETHE PROPERTY AND COPYRIGHT OF KIMRAYMOND ARCHITECT S, INC . ANDSHALL NEITHER BE USED ON ANY OTHERWORK NOR BE USED BY ANY OTHERPERSON FOR ANY USE WHATSOEVERWITHOUT W R I T T E N P E R M I S S I O N .WRI TTEN D IMENSI ONS SHALL TAKEPRECEDENCE O V E R S C A L E DDIMENSIONS AND SHALL BE VERIFIED ATTHE S I T E . A N Y D I M E N S I O N A LDISCREPANCY SHALL BE BROUGHT TOTHE ATTENTION OF THE ARCHITECTPRIOR TO COMMENCEMENT OF WORK. #1 3/4/21 HISTORIC EVIDENCE 1 DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252A B C ED F G HPORCH TO BE DESIGNED AND REVIEWED WITH EXISTINGBUILDING.TO BE REVIEWED ANDAPPROVED BY HPC STAFF.RESEARCHHISTORIC FRAMING, LOOKFOR EVIDENCE OF SLOPEDOR PARAPET @ ROOF EDGE.TO BE REVIEWED ANDAPPROVED BY HPC STAFF.RESEARCHHISTORIC EVIDENCE TORESTORE BRICK CHIMNEY.TO BE REVIEWED ANDAPPROVED BY HPC STAFF. FG E C B ADH RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. SCALE: 1/4" = 1'-0" WEST ELEVATION SCALE: 1/4" = 1'-0" EAST ELEVATION 118 227 E. BLEEKER STREET, ASPEN CO Condition #1: 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. CONDITION #1: Historic Research 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 A N D P L A NS I ND ICAT ED B Y T H E SE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYM OND A R CHI TECTS, INC. AN D SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER W I T H O U T W R I T T E N P E R M I S S I O N . WRIT TEN DIMENSI ON S SH ALL 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #1 3/4/21 HISTORIC EVIDENCE 1 DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252A B C ED F G H PORCH TO BE DESIGNED AND REVIEWED WITH EXISTING BUILDING. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. FG E C B ADH RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. SCALE: 1/4" = 1'-0" WEST ELEVATION SCALE: 1/4" = 1'-0" EAST ELEVATION 119 227 E. BLEEKER STREET, ASPEN CO Condition #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. CONDITION #2: Preservation Plan 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 THESEDRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIMRAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHERWORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECTPRIOR TO COMMENCEMENT OF WORK. A 0.2 3/1/21 PRESERVATI ON PLAN: SITE PLAN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252 * NOTE: REFERENCE PHOTOS IN SHEET A 0.3. SITE PLAN NOT TO SCALE PHOTO 2: 2.5 STORIES PHOTO 3: 2 STORIES PHOTO 5: 2 STORIES PHOTO 1: 2.5 STORIES PHOTO 6: 2 STORIES PHOTO 7: FENCE PHOTO 8: VIEW TO ALLEY PHOTO 9: FENCE PHOTO 4: VIEW 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 ARRANGEMENTSAND PLANS INDICATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHERWORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVERWITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKEPRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECTPRIOR TO COMMENCEMENT OF WORK. A 0.3 3/1/21 PRESERVATI ON PLAN: SITE PHOTOS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252PHOTO 2 PHOTO 1 PHOTO 3 PHOTO 5 PHOTO 4 PHOTO 6 PHOTO 8 PHOTO 7 PHOTO 9 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 THESEDRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIMRAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHERWORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVERWITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKEPRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED ATTHE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A 0.4 3/1/21 PRESERVATI ON PLAN: PROPOSED DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899CONCRETE SIDEWALKEDGE OF PAVEMENT2A 3.15'-0"5'-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 HISTORIC CABIN AS SHOW IN SANBORN MAP REFERENCE ADDITIONS TO BE REMOVED CABINT CURRENT LOCATION TO BE CORRECTED WHEN SET ON FOUNDATION PROPERTY LINEPROPERTY LINE SETBACK LINE SETBACK LINEPARKING SPACESLOPE12":12"SLOPE12":12"SLOPE 1":12" REMOVE ADDITION: ENCLOSED FLOOR AND WALLS REMOVE ADDITION: FLOOR AND ENCLOSED WALLS EXISTING LOCATION FOOTPRINT. HISTORIC RESOURCE TO BE LIFTED AND PLACED BACK SQUARED ON THE LOT REMOVE ADDITION: ENCLOSED PORCH WALLS 227 E. BLEEKER 227 E. BLEEKER 227 E. BLEEKER PAVER PARKING SPOT PLANT LILAC BUSHES TO REPLACE THE ONES TAKEN OUT EXISTING TRANSFORMER ON CONCRETE PAD PLANT LILAC BUSHES TO REPLACE THE ONES TAKEN OUT 3' CONCRETE WALK LIGHTWELL WITH GRATE LIGHTWELL WITH GRATE LIGHTWELL WITH GRATE CONCRETE PATIO PADS WITH GRASS BETWEEN THEM PLANT LILAC BUSHES TO REPLACE THE ONES TAKEN OUT PRESERVATION PLAN: SITE PLAN SCALE 1/4" = 1' - 0" PRESERVATION PLAN: REFERENCE PHOTOS YEAR: 1890-1899 YEAR: UNKNOWN YEAR: 1898 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 THESEDRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIMRAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHERWORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVERWITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKEPRECEDENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED ATTHE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A 0.5 3/1/21 PRESERVATI ON PLAN: ELEVATIONS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252E.5 E C B AD T.O. MAIN LEVEL PLY 100'-0"5 1/4"5 1/4"7 1/2"EXISTING CEMENTITIOUS SIDING EXISTING WOOD PLANK SKIRTING (NO EXISTING FOUNDATION) RESTORED TRIM RESTORED WOOD SIDING WOOD BASE TRIM BOARD RESTORED WOOD TRIM NEW CONCRETE FOUNDATION W/METAL FLASHING HOUSE MOVED UP 7 1/2" (TO PROTECT FOUNDATION AND FLOOR) EE EXISTING FINISHED FLOOR ELEVATION EXISTING FINISHED FLOOR ELEVATION PROPOSED FINISHED FLOOR ELEVATION VIEW 1: EXISTING VIEW 1: PROPOSED VIEW 1 VIEW 3VIEW 2VIEW 2 VIEW 1 VIEW 3 PRESERVATION PLAN: EXISTING EAST ELEVATION - BASE SCALE 1/4" = 1' - 0" PRESERVATION PLAN: FOUNDATION DETAIL SCALE 1 1/2" = 1' - 0" EXISTING BASE PLATE AT SOUTH EAST CORNER IS RIGHT IN THE GROUND. IT SHOWS WATER DAMAGE. EXISTING FINISHED GRADE IS HIGHER ON THE EAST SIDE OF THE PROPERTY EXISTING BASE PLATE ALONG EAST SIDE IS ON GROUND. IT SHOWS DAMAGE. EXISTING BASE PLATE ALONG EAST SIDE IS ON GROUND. IT SHOWS DAMAGE. ** PULL EXISTING CABIN FINISHED FLOOR UP BY 7 1/2'. THIS WILL ALLOW FOR THE BASE OF THE CABIN TO BE SET ON CONCRETE FOUNDATION AND BE PROTECTED FROM THE ELEMENTS. BY CREATING POSITIVE DRAINAGE AWAY FROM THE HOUSE PRESERVATION PLAN: Sheet A 0.2, A 0.3, A 0.4 and A 0.5 120 227 E. BLEEKER STREET, ASPEN CO Condition #2: As require 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. CONDITION #2: Preservation Plan PRESERVATION PLAN: Sheet A 0.6 , A 0.7, A 0.8. 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 ARETHE 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 PRECED ENCE OVER SCALED DIMENSIONS AND SHALL BE VERIFIED AT THE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TOTHE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A 0.6 3/4/21 ELEVATION EXISTING VS PROPOSED DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EXISTING FF: 98.97'T.O. EXISTING FF 100'-2 1/4" PROPOSED: 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35' 97.85'97.85'97.85' 96.44' 97.76'97.73' 97.85' T.O. EXISTING FF 100'-2 1/4" EXISTING FF: 98.97' T.O. EXISTING FF 100'-2 1/4" 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35'98.35' T.O. UPPER LEVEL PLY 110'-0" T.O. EXISTING FF 100'-2 1/4" EXISTING FF: 98.97' T.O. EXISTING FF 100'-2 1/4" 99.50' 97.76' 97.73'97.85'97.85' 97.85'97.85' 96.79'96.85' 97.85' 98.35' EXISTING FF: 98.97' T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" SCALE: 1/4" = 1'-0"01 NORTH ELEVATION: EXISTING BASE SCALE: 1/4" = 1'-0"01 NORTH ELEVATION: PROPOSED BASE SCALE: 1/4" = 1'-0"02 EAST ELEVATION: EXISTING BASE SCALE: 1/4" = 1'-0"02 EAST ELEVATION: EXISTING BASE SCALE: 1/4" = 1'-0"03 PROPOSED: LOWER LEVEL SCALE: 1/4" = 1'-0"03 PROPOSED: LOWER LEVEL EXISTING CABIN BASE (WITH GRADE)PROPOSED CABIN BASE (WITH GRADE) 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 ARRANGEMENTSAND PLANS INDICATED BY THESEDRAWINGS 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 OTHERPERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCAL ED DIMENSIONS AND SHALL BE VERIFIED ATTHE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A 0.7 3/4/21 PRESERVATI ON PLAN: DETAILS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252T.O. MAIN LEVEL PLY 100'-0" T.O. EXISTING FF 100'-2 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" PROPOSED LINK EXHIBIT K: REPLACE WOOD SHINGLE REMOVE PORCH ENCLOSED WALLS EXHIBIT J: RESTORE FASCIA CROWN MOLDING EXHIBIT C: REMOVE CEMENTITIOUS SIDING THROUGHOUT EXHIBIT H: RESTORE FRONT DOOR EXHIBIT A: REPLACE WOOD SHINGLE EXHIBIT L: RESTORE BRICK CHIMNEY RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF MATERIAL AND OPENING. TO BE REVIEWED AND APPROVED BY HPC STAFF. EXHIBIT C: REMOVE CEMENTITIOUS SIDIGN THROUGHOUT EXHIBIT B: RESTORE TRIM THROUGHOUT EXHIBIT D: RESTORE EXISTING BAY WINDOW EXHIBIT E: REMOVE EXISTING WOOD AND REPLACE WITH CONCRETE BASE EXHIBIT F: WOOD BASE BOARD @ TRANSITION FROM WALL TO CONCRETE FOUNDATION EXHIBIT G: REPLACE EXISTING PORCH STEPS WITH WOOD STEPS. NEW PORCH POSTS EXHIBIT C: REMOVE CEMENTITIOUS SIDING THROUGHOUT EXHIBIT B: RESTORE TRIM THROUGHOUT REMOVE BACK ROOM ADDITION REPLACE WOOD SHINGLE EXHIBIT L: RESTORE BRICK CHIMNEY EXHIBIT I: REPLACE EXISTING GUTTERS THROUGHOUT EXHIBIT I : REPLACE EXISTING GUTTERS THROUGHOUT EXHIBIT M: RESTORE BAY WINDOW WOOD BRACKETS EXHIBIT B EXHIBIT C EXHIBIT D EXHIBIT E EXHIBIT A EXHIBIT G EXHIBIT H EXHIBIT I EXHIBIT J EXHIBIT F PRESERVATION PLAN: NORTH ELEVATION SCALE 1/4" = 1' - 0" PRESERVATION PLAN: SOUTH ELEVATION SCALE 1/4" = 1' - 0" 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 ARRANGEMENTSAND PLANS INDICATED BY THESEDRAWINGS 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 OTHERPERSON FOR ANY USE WHATSOEVER WITHOUT WRITTEN PERMISSION. WRITTEN DIMENSIONS SHALL TAKE PRECEDE NCE OVE R SCALED DIMENSIONS AND SHALL BE VERIFIED ATTHE SITE. ANY DIMENSIONAL DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A 0.8 3/4/21 PRESERVATI ON PLAN: DETAILS DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. EXISTING FF 100'-2 1/4" EXHIBIT K: REPLACE WOOD SHINGLE REMOVE PORCH ENCLOSED WALLS EXHIBIT C: REMOVE CEMENTITIOUS SIDING THROUGHOUT EXHIBIT C: REMOVE CEMENTITIOUS SIDING THROUGHOUT EXHIBIT B: RESTORE TRIM THROUGHOUT EXHIBIT E: REMOVE EXISTING WOOD AND REPLACE WITH CONCRETE BASE EXHIBIT F: ADD SIMPLE SKIRTING BOARD @ TRANSITION FROM WALL TO SKIRTING BOARDS EXHIBIT I: REPLACE EXISTING GUTTERS AND DOWNSPOUTS THROUGHOUT. PAINTED TO MATCH TRIM. EXHIBIT M: RESTORE BAY WINDOW WOOD BRACKETS EXHIBIT N: RESTORE AND REUSE EXISTING DOOR FOR THIS LOCATION EXHIBIT O: RESTORE EXISTING WINDOW EXHIBIT I: REPLACE EXISTING GUTTERS AND DOWNSPOUTS THROUGHOUT. PAINTED TO MATCH TRIM EXHIBIT L: RESTORE BRICK CHIMNEY EXHIBIT L: RESTORE BRICK CHIMNEY EXHIBIT K: REPLACE WOOD SHINGLE EXHIBIT M: RESTORE BAY WINDOW WOOD BRACKETS EXHIBIT K: REPLACE WOOD SHINGLE REMOVE PORCH ENCLOSED WALLS EXHIBIT J: RESTORE FASCIA CROWN MOLDING EXHIBIT H: RESTORE FRONT DOOR EXHIBIT G: REPLACE EXISTING PORCH STEPS WITH WOOD STEPS. NEW PORCH POSTS EXHIBIT E: REMOVE EXISTING WOOD AND REPLACE WITH CONCRETE BASE EXHIBIT F: WOOD BASE BOARD @ TRANSITION FROM WALL TO CONCRETE FOUNDATION EXHIBIT I: REPLACE EXISTING GUTTERS AND DOWNSPOUTS THROUGHOUT EXHIBIT P: RESTORE EXISTING WINDOW EXHIBIT Q: RESTORE EXISTING WINDOW EXHIBIT I: REPLACE EXISTING GUTTERS AND DOWNSPOUTS THROUGHOUT. PAINTED TO MATCH TRIM. EXHIBIT T: INVESTIGATION TO DETERMINE IF THIS PARAPET IS ORIGINAL. EXHIBIT T: INVESTIGATION TO DETERMINE IF THIS WAS A PARAPET OR SLOPED ROOF EXHIBIT L EXHIBIT M EXHIBIT M EXHIBIT N EXHIBIT K EXHIBIT P EXHIBIT Q EXHIBIT R EXHIBIT T EXHIBIT O PRESERVATION PLAN: EAST ELEVATION SCALE 1/4" = 1' - 0" PRESERVATION PLAN: WEST ELEVATION SCALE 1/4" = 1' - 0" 121 227 E. BLEEKER STREET, ASPEN CO Condition #3: As required in the Conceptual approval, Resolution #26, Series of 2020, lightwell curb height and other similar features to be 6” or less in height. CONDITION #3: Lightwell Curb Height 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 A N D PLA NS IN D I C ATED BY T H ES E DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHITE C T S, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER W I T H O U T W R I T T E N P E R M I S S I O N . WRITTEN DIMENSI ONS 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #3 3/4/21 LIGHT WELL CURB DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252FG E C B ADH 6"6"A B C ED F G H 6"6"6"SCALE: 1/4" = 1'-0" EAST ELEVATION SCALE: 1/4" = 1'-0" WEST ELEVATION 6"122 227 E. BLEEKER STREET, ASPEN CO Condition #3: As required in the Conceptual approval, Resolution #26, Series of 2020, lightwell curb height and other similar features to be 6” or less in height. CONDITION #3: Lightwell Curb Height 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 ARRANGEMENTSAND PLANS I N D IC ATE D BY THESEDRAWINGS AND SPECIFICATIONS ARETHE PROPERTY AND COPYRIGHT OF KIMRAYMOND ARCH ITECTS, INC. ANDSHALL NEITHER BE USED ON ANY OTHERWORK NOR BE USED BY ANY OTHERPERSON FOR ANY USE WHATSOEVERWITHOUT W R I T T E N P E R M I S S I O N.W RI T T EN D IMENSIONS SHALL TAKEPRECEDENCE O V E R S C A L E DDIMENSIONS AND SHALL BE VERIFIED ATTHE S I T E . A N Y D I M E N S I O N A LDISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #3 3/4/21 LIGHT WELL CURB DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252FG E C B ADH 6"6"A B C ED F G H 6"6"6"SCALE: 1/4" = 1'-0" EAST ELEVATION SCALE: 1/4" = 1'-0" WEST ELEVATION 6"123 227 E. BLEEKER STREET, ASPEN CO Condition #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 approved application. b. 2’-0” front yard setback reduction for the roof feature over the historic window. CONDITION #4:Set Backs 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 W RITTEN P E RM I S S I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #4 3/1/21 SET BACK DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899CONCRETE SIDEWALKEDGE OF PAVEMENTEECCBBAA2FFGG2.5013.503DD1.5HH5'-0"5'-0"3'-3" 5'-0"5'-0" 2'-0" 10'-0"5'-0"5'-0"3'-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" SLOPE4 PARKING SPACESLOPE12":12"SLOPE12":12"SLOPE 1":12" 124 227 E. BLEEKER STREET, ASPEN CO Condition #5: As approved during Conceptual approval, Resolution #26, Series of 2020, a 250 sf Floor bonus is granted for this proposal. CONDITION #5: Floor Bonus Thank You! 125 227 E. BLEEKER STREET, ASPEN CO Condition #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. CONDITION #6: Stormwater Mitigation Plan SHEET NO. SHEET TITLENO.NAMEYARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008ISSUE / REVISIONDATE:DATETHE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHICREPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED,DUPLICATED, OR COMMERCIALLY EXPLOITEDIN WHOLE OR IN PART WITHOUT THE SOLEAND EXPRESS WRITTEN PERMISSION FROMYARNELL CONSULTING & CIVIL DESIGN, LLC.DESIGN BY:DRAWN BY:REVIEWED BY:PROJECT NO.:SINGLE-FAMILY RESIDENCE227 EAST BLEEKER STREETLOT 2, E. BLEEKER HISTORIC LOT SPLITASPEN, COLORADOJ. YARNELLJ. YARNELLJ. YARNELL20.0243/2/2021811 GRADING PLAN C2 126 227 E. BLEEKER STREET, ASPEN CO Condition #7: Front walkway shall be 3’ or less in width to meet Design Guideline 1.6. CONDITION #7: 3’ Front Walkway 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 W ITH O UT W RITTEN P ER M I S S ION. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #7 3/1/21 WALKWAY DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252789778987899CONCRETE SIDEWALKEDGE OF PAVEMENTEECCBBAA2FFGG2.5013.503DD1.5HH5'-0"5'-0"3'-3" 5'-0"5'-0" 2'-0" 10'-0"5'-0"5'-0"3'-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" SLOPE4 PARKING SPACESLOPE12":12"SLOPE12":12"SLOPE 1":12" 127 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 AN D P L ANS I NDI C ATED BY T H ESE 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 W I T H O U T W R I T T E N P E R MIS S I O N . 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #8 3/4/21 NEW EAVE DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-225223.50 2.5043 11.5 5'-0"5'-0" NEW EAVE BOARD TO MATCH HISTORIC EAVE DIMENSION PROPERTY LINESETBACKPROPERTY LINESETBACK6"0 3/4" INTEGRATED GUTTERS @ ROOF EDGE. TO CONECT INTEGRATED DOWNSPOUTS. 2"X6" WOOD FASCIA TO MATCH HEIGHT OF HISTORIC RESOURCE DETAIL 1"X6" T&G FINE LINE WOOD SIDING (5" FACE,1/8" GAP) STANDING SEAM ROOF W/EDGE FLASHING METAL FLASHING TO MATCH METAL ROOF SCALE: 1/4" = 1'-0" NORTH ELEVATION 227 E. BLEEKER STREET, ASPEN CO Condition #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. CONDITION #8: Revised Eave Detail 128 CONDITION #9: Back Patio Material 227 E. BLEEKER STREET, ASPEN CO Condition #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. 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 P LANS 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 W ITHO UT WR ITTEN PER MI S S ION. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #9 3/1/21 PATIO DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22527897 78987899CONCRETE SIDEWALKEDGE OF PAVEMENTEECCBBAA2FFGG2.5013.503DD1.5HHFFF: 100'-2 1/4" = 7899.5'(100'-0" = 7899.31')FF: 99'-6 3/4" FF: 100'-2 1/4"FF: 99'-6 3/4" FF: 7899.5'EXISTING TRANSFORMER COOKTOPVENT HOOD TERMINATION(WALL INSTALLATION).DIMENSIONS: 10"X10"X7"GARAGEPORCHDINING ROOMGARAGE FLOOR AREA 350 SQ FTLIVING ROOMPATIO(WOOD DECK)MUD ROOMTOMASTERTOLOWERWETBARWINECABINETTALLCABINET(BOOT WARMERS)BENCH W/CUBBIES ABOVETALLCABINET(BOOT WARMERS)TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWETBARE. BLEEKER STREETSTEP: 4"DNOPENFIREPLACEKITCHENPANTRYWINE ROOMSTEP: 6 1/2"STEP: 7 1/2"101POWDER100102103105LINK1041064SETBACK LINE PROPERTY LINE SETBACK LINEPROPERTY LINEPARKING SPACEUPPARKING SPACE(8'-6" x 16'-0")129 CONDITION #10: Roof details 227 E. BLEEKER STREET, ASPEN CO Condition #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 submission. 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 W ITHO UT WR ITTEN PER MI S S ION. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. #10 3/1/21 ROOF PL AN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252CONCRETE SIDEWALKEDGE OF PAVEMENTEECCBBAA2FFGG2.5013.503DD1.5HHR04R04R04E. 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 DOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTSNOW STOP5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).BATHROOMFLUESFIREPLACE VENTFLUE W/HPCAPPROVED CAP.TO BE APPROVE BYSTAFF AND MONITORPROPERTY LINEPROPERTY LINE SETBACK LINE SETBACK LINEPARKING SPACESLOPE12":12"SLOPE12":12"SLOPE 1":12" 130 227 E. BLEEKER STREET, ASPEN CO Gutters and Downspouts: 5” Half Round Gutter System, by Berger (or similar). Painted to match trim. 5” half round galvanized gutter system-painted to match trim. CONDITION #10: Roof details 131 227 E. BLEEKER STREET, ASPEN CO Roof Snow Guard: Historic Cabin Rocky Mountain Snow Guard 7 for Clip-Style Snow Retention Systems. For cedar shake. 5” half round galvanized gutter system-painted to match trim. RG7 SNOW GUARDS SNOW GUARDS ROCKY MOUNTAIN SNOW GUARDS 2055 S RARITAN STREET, UNIT B DENVER, CO 80223 PHONE: (720) 379-7756 FAX: (720) 387-8361 www.rockymountainsnowguards.com REVISION DATE PROTECTED BY COPYRIGHT ©2019 CADDETAILS.COM LTD.CADdetails.com NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 2. DO NOT SCALE DRAWING. 3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER REFERENCE NUMBER 21/06/20195281-025 5281-025 SIDE VIEW TOP VIEW ISOMETRIC VIEW MANUFACTURER NOTES: 1. CONTACT MANUFACTURER FOR SELECTED LAYOUT. 2. FOR CUSTOM MATERIALS CONTACT MANUFACTURER. 3. OTHER SIZES ARE AVAILABLE ON A CUSTOM BASIS. 1.25"7"2.6"4.2" SELECT DESIRED MATERIAL: POWDER COATED EG STEEL - 14 GAUGE POWDER COATED ALUMINUM - 0.090 MILL FINISH ALUMINUM - 0.090 COPPER - 48 OZ CUSTOMER SUPPLIED Ø0.188 RIVITS1.5"1"0.5"CONDITION #10: Roof details 132 227 E. BLEEKER STREET, ASPEN CO Roof Snow Guard: Addition Rocky Mountain Guard metal snow guard for metal roof. RGW SNOW GUARD SNOW GUARDS ROCKY MOUNTAIN SNOW GUARDS 2055 S RARITAN STREET, UNIT B DENVER, CO 80223 PHONE: (720) 379-7756 FAX: (720) 387-8361 www.rockymountainsnowguards.com REVISION DATE PROTECTED BY COPYRIGHT ©2019 CADDETAILS.COM LTD.CADdetails.com NOTES: 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 2. DO NOT SCALE DRAWING. 3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.com/info AND ENTER REFERENCE NUMBER 21/06/20195281-026 5281-026 SIDE VIEW ISOMETRIC VIEW SELECT DESIRED MATERIAL: POWDER COATED ALUMINUM - 0.11" MILL FINISH ALUMINUM - 0.11" MANUFACTURER NOTES: 1. CONTACT MANUFACTURER FOR SELECTED LAYOUT. 2. FOR CUSTOM MATERIALS CONTACT MANUFACTURER. 3. OTHER SIZES ARE AVAILABLE ON A CUSTOM BASIS. 4. SNOW GUARDS ARE TO BE INSTALLED TO MANUFACTURER'S SPECIFICATIONS 2.75"3" TOP VIEW 1.75"Ø0.25"0.5"2.125"CONDITION #10: Roof details 133 TREES CODE BOTANICAL / COMMON NAME CONT PT POPULUS TREMULOIDES / QUAKING ASPEN B&B SHRUBS CODE BOTANICAL / COMMON NAME CONT PL PHYSOCARPUS OPULIFOLIUS `PODARAS 3` TM / LEMON CANDY DWARF NINEBARK 5 GAL PM PINUS MUGO `MOPS` / MUGO PINE 15 GAL SM SYRINGA PATULA `GRESWT` / MISS KIM SWEET TREAT LILAC 5 GAL PLANT SCHEDULE PERENNIALS CODE BOTANICAL / COMMON NAME CONT AR ACTAEA RACEMOSA / BLACK SNAKEROOT 1 GAL AA ASTILBE (PINKCULTIVAR) / ASTILBE 1 GAL DF DRYOPTERIS FILIX-MAS / MALE FERN 1 GAL HV HOSTA (VARIOUS) / HOSTA (VARIOUS CULTIVARS)1 GAL PO POLYGONATUM ODORATUM `VARIEGATUM` / VARIEGATED SOLOMON`S SEAL 1 GAL RI ROSA X `MEIJOCOS` TM / PINK DRIFT GROUNDCOVER ROSE 1 GAL RS2 RUDBECKIA FULGIDA SULLIVANTII `LITTLE GOLDSTAR` / LITTLE GOLDSTAR CONEFLOWER 1 GAL SB SALVIA NEMOROSA `BLUE MARVEL` / BLUE MARVEL MEADOW SAGE 1 GAL GROUND COVERS CODE BOTANICAL / COMMON NAME CONT FN FESTUCA (MIXED) / ECOLOTURF SOD VR VERONICA X `REAVIS` / CRYSTAL RIVER CREEPING SPEEDWELL 1 GAL PROPOSED SITE AND PLANTING PLAN L.1.00 0'5'10' SCALE: 1"=5'NORTHISSUE & REVISION DATES Plot Date: 03/02/21 Project #: 432 Drawn By:Checked By: HPC REVIEW 03/02/2021'$.''-'4#52'0%10,0,0 LANDSCAPE ARCHITECTURE ▪ LAND PLANNING350 MARKET STREET | SUITE 307 | BASALT | CO | 81621WWW.CONNECTONEDESIGN.COM | 970.355.5457INTEGRAL COLORED NEUTRAL CONCRETE APRON - SAND FINISH INTEGRAL COLORED NEUTRAL CONCRETE PARKING SPACE- SAND FINISH PORCELAIN TILE WALKWAY SET IN STABILIZED DG (KAFKA OR SIMILAR) - NEUTRAL TAN OR GRAY COLOR FOR BOTH FILL AREA BETWEEN PROPERTY LINE AND EXISTING EDGE OF ALLEY PAVING WITH GRAVEL OR ASPHALT EXISTING TRANSFORMER CONCRETE SET PORCELAIN TILE CONCRETE SET PORCELAIN TILE 1' WIDE DECORATIVE PEBBLE "SPRINKLER STRIP" (TYP) 3' WIDE FRONT WALK, GRAY CONCRETE, SAND FINISH PORCELAIN TILE PATIO SET IN STABILIZED DG (KAFKA OR SIMILAR) - NEUTRAL TAN OR GRAY COLOR FOR BOTH EXISTING SIDEWALKBLEEKER STREETALLEYPROPERTY LINESETBACKNEIGHBOR'S EXISTING FENCE NEIGHBOR'S EXISTING FENCE GARAGE SETBACKREAR SETBACKSETBACKEXISTING TREES TO REMAIN LIMIT OF BELOW GRADE STRUCTURE 227 E. BLEEKER STREET, ASPEN CO Condition #11: Provide detailed planting schedule for landscape plan to be reviewed and approved by staff and monitor prior to installation. CONDITION #11: Landscape Plan 134 227 E. BLEEKER STREET, ASPEN CO Condition #11: Provide detailed planting schedule for landscape plan to be reviewed and approved by staff and monitor prior to installation. CONDITION #11: Existing Lilac Bushes Existing lilac bushes need to be taken out. We will try to find a new home for them. We can’t guarantee that they will survive. We will plant new ones on the site near the alley. 135 227 E. BLEEKER STREET, ASPEN CO Condition #12: 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. CONDITION #12: Restoration Details -Porch 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 A N D PL ANS I N DIC ATED BY THESE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY AND COPYRIGHT OF KIM RAYMOND ARCHIT ECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER WI T H O U T W R I T T E N P E R M I S S I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .5.04 3/4/21 PORCH DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22521'-7 3/4"1'-7 3/4"REBUILD PORCH TO EXISTING FOOT PRINT. HISTORIC RESOURCE SKIRTING TO BE CONCRETE WITH METAL FLASHING. REVIEW IF COLUMNS ARE INSIDE WALLS. IF FOUND, REPRODUCE PORCH COLUMNS. NEW SIDING TO MATCH EXISTING EXISTING ENTRY DOORS TO BE RESTORED RESTORE PORCH ORNAMENTATION BUILD NEW WOOD STAIRS TO PORCH REPLACE CURRENT SHINGLE WITH WOOD SHINGLE TO MATCH HOUSE REBUILD PORCH TO EXISTING FOOT PRINT. HISTORIC RESOURCE SKIRTING TO BE CONCRETE WITH METAL FLASHING. BUILD NEW WOOD STAIRS TO PORCH REVIEW IF COLUMNS ARE INSIDE WALLS. IF FOUND, REPRODUCE PORCH COLUMNS. NEW SIDING TO MATCH EXISTING EXISTING ENTRY DOORS TO BE RESTORED RESTORE PORCH ORNAMENTATION REPLACE CURRENT SHINGLE WITH WOOD SHINGLE TO MATCH HOUSE 99.50' 97.76' 97.73'97.85' PROPOSED: 99.50' 97.85'97.85' 97.85' 97.76'97.73' 97.85' 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: 1/2" = 1'-0"1 PORCH 1: DETAIL 1 136 227 E. BLEEKER STREET, ASPEN CO Condition #12: 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. CONDITION #12: Restoration Details –Foundation and Chimney 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 WI THOUT WRI TTE N PERM ISSI ON. 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 T H E S I T E . A N Y D I M E NS I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.5.05 3/2/21 BRICK CHIMNEY DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22521'-6 3/8"1'-6 3/8"3'-11 1/2"3'-11 1/2"CHIMNEY: NORTH CHIMNEY: SOUTH BRICK CHIMNEY STACK 13 ROWS OF BRICK (V.I.F. WHEN IT IS DECONSTRUCTED TO BE STORED) 1 ROWS OF BRICK (OVERHANG) 3 ROWS OF BRICK FLAT PAINTED METAL CAP WITH DRIP EDGE. (COLOR T.B.D) METAL FLASHING CHIMNEY DETAIL NORTH ELEVATION N W 2 CHIMNEY DETAIL NORTH ELEVATION 2 C 7'-1 1/2" 4'-3 3/4" 1'-5 5/8" 7'-3 1/4" CHIMNEY: NORTH CHIMNEY: SOUTH CHIMNEY: NORTH CHIMNEY: SOUTH 234 1 A B C D E NORTH ELEVATION WEST ELEVATION 6" MIN.FRAMING FOR DROP CEILING ACOUSTIC INSULATION CLOSED CELL FOAM INSULATION CONTINUED AROUND BEAM SILL PLATE TREATED SILL PLATE FLEX FLASHING CONTINUOUS WATERPROOFING CONTINUOUS FLASHING GEOFOAM STUCTURAL SLAB PER STRUCT. FRAMING FOR DROP CEILING ACOUSTIC INSULATION 3 1/5" CLOSED CELL FOAM INSULATION R 6.25 PER 1" = R 21.875 SILL PLATE TREATED SILL PLATE FLEX FLASHING CONTINUOUS WATERPROOFING SILL SEALANT FLEX FLASHING NOTE: ALL WOOD FRAMING WITHIN 6" OF GRADE TO BE PROTECTED FROM DECAY PER R317.1. STONE VENEER CONDITIONS ARE ABOVE 6", THE MOST CRITICAL IS 9" ABOVE FINISHED GRADE. ALL WOOD FRAMING WITHIN 6" OF GRADE TO BE PROTECTED FROM DECAY PER R317.1 6" MIN.SCALE: 3/4" = 1'-0"01 BRICK CHIMNEY DETAILSCALE: 1/8" = 1'-0"02 LOCATION DIAGRAM SCALE: 1 1/2"= 1'-0"03 VICTORIAN SKIRTING DETAIL 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 W I T HOU T WR ITTE N PE R MI S S I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .5.05 3/2/21 BRICK CHIMNEY DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-22521'-6 3/8"1'-6 3/8"3'-11 1/2"3'-11 1/2"CHIMNEY: NORTH CHIMNEY: SOUTH BRICK CHIMNEY STACK 13 ROWS OF BRICK (V.I.F. WHEN IT IS DECONSTRUCTED TO BE STORED) 1 ROWS OF BRICK (OVERHANG) 3 ROWS OF BRICK FLAT PAINTED METAL CAP WITH DRIP EDGE. (COLOR T.B.D) METAL FLASHING CHIMNEY DETAIL NORTH ELEVATION N W 2 CHIMNEY DETAIL NORTH ELEVATION 2 C 7'-1 1/2" 4'-3 3/4" 1'-5 5/8" 7'-3 1/4" CHIMNEY: NORTH CHIMNEY: SOUTH CHIMNEY: NORTH CHIMNEY: SOUTH 234 1 A B C D E NORTH ELEVATION WEST ELEVATION 6" MIN.FRAMING FOR DROP CEILING ACOUSTIC INSULATION CLOSED CELL FOAM INSULATION CONTINUED AROUND BEAM SILL PLATE TREATED SILL PLATE FLEX FLASHING CONTINUOUS WATERPROOFING CONTINUOUS FLASHING GEOFOAM STUCTURAL SLAB PER STRUCT. FRAMING FOR DROP CEILING ACOUSTIC INSULATION 3 1/5" CLOSED CELL FOAM INSULATION R 6.25 PER 1" = R 21.875 SILL PLATE TREATED SILL PLATE FLEX FLASHING CONTINUOUS WATERPROOFING SILL SEALANT FLEX FLASHING NOTE: ALL WOOD FRAMING WITHIN 6" OF GRADE TO BE PROTECTED FROM DECAY PER R317.1. STONE VENEER CONDITIONS ARE ABOVE 6", THE MOST CRITICAL IS 9" ABOVE FINISHED GRADE. ALL WOOD FRAMING WITHIN 6" OF GRADE TO BE PROTECTED FROM DECAY PER R317.1 6" MIN.SCALE: 3/4" = 1'-0"01 BRICK CHIMNEY DETAILSCALE: 1/8" = 1'-0"02 LOCATION DIAGRAM SCALE: 1 1/2"= 1'-0"03 VICTORIAN SKIRTING DETAIL 137 227 E. BLEEKER STREET, ASPEN CO Condition #12: 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. CONDITION #12: Restoration Details –Bay Window 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 PLAN S INDIC AT ED BY THES E 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 WI TH O UT W R I T T EN P E R MI SS I ON. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .5.06 3/2/21 BAY WINDOW DETAIL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EXISTING TRIM TO BE RESTORED EXISTING BRACKETS TO BE RESTORED WOOD SHINGLE TO MATCH THE REST OF THE HOUSE INVESTIGATE TO DETERMINE IF GLASS IS ORIGINAL. IF ORIGINAL MUST REMAIN AS EXISTING. EXISTING TRIM TO BE RESTORED EXISTING TRIM TO BE RESTORED NEW CONCRETE FOUNDATION EXISTING BRACKETS AND EAVE CROWN MOULDING TO BE RESTORED EXISTING TRIM TO BE RESTORED WOOD SHINGLE TO MATCH THE REST OF THE HOUSE EXISTING EAVE CROWN MOULDING AND WOOD FACSIA TO BE RESTORED. NEW BASE BOARD (IF EVIDENCE FOUND OF EXISTING) NEW CONCRETE FOUNDATION WOOD SIDING SECTION ELEVATION T.O. MAIN LEVEL PLY 100'-0" SCALE: 1/2" = 1'-0"HW-01 BAY WINDOW DETAIL REFERENCE PHOTO 1: EXISTING REFERENCE PHOTO 2: EXISTING 138 227 E. BLEEKER STREET, ASPEN CO Condition #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. CONDITION #13: Financial Assurance Check for $30,000 to be provided at Permit Submittal. 139 227 E. BLEEKER STREET, ASPEN CO RESOLUTION #26, SERIES OF 2020 Condition #2: Provide a reduction plate height for the new addition. 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 I NDI C AT ED BY THES E 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 W I T H O U T W RIT T E N P ER M I S S I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. 2020 #2 3/4/21 HEIGHT VERSIONS 1 DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252FG E C B ADH 7 1/2"10'-8"9'-2 1/2"(PLATE HEIGHT)PROPOSED GRADE 25' ABOVE EXISTING GRADE (MOST RESTRICTIVE) GARAGE IS TOO LOW ON EAST SIDE DUE TO TOPOGRAPHY ELEVATION.CABIN SOUTH EAST CORNER IS IN THE GROUND DUE TO TOPOGRAPHY ELEVATION.PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS 119'-2 1/2" FG E C B ADH 10'-6 3/4"8'-6 1/4"(REDUCED BY 8 1/4")PROPOSED GRADE 25' ABOVE EXISTING GRADE (MOST RESTRICTIVE) GARAGE ELEVATION WENT UP BY 6 1/2".CABIN SOUTH EAST CORNER IS IN THE GROUND DUE TO TOPOGRAPHY ELEVATION.PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY 100'-6 1/2" T.O. UPPER LEVEL PLY 110'-6 1/2" T.O. MAIN LEVEL PLY 100'-0" TOP PLATE @ GABLE ROOFS 119'-3/4" SCALE: 1/4" = 1'-0" HEIGHT VERSION 1 SCALE: 1/4" = 1'-0" HEIGHT VERSION 2 RESOLUTION #26-Condition#2: Version 2 (12/09/20) * NOTE: Blue overlay on Proposed Elevation, to show adjustments. 140 RESOLUTION #26-Condition#2: Version 2 (02/24/21) 227 E. BLEEKER STREET, ASPEN CO RESOLUTION #26, SERIES OF 2020 Condition #2: Provide a reduction plate height for the new addition. * NOTE: Red overlay on Proposed Elevation, to show adjustments. 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 ARRANGEMENTSAND PL AN S IN D ICATED BY T H E SEDRAWINGS AND SPECIFICATIONS ARETHE PROPERTY AND COPYRIGHT OF KIMRAYMOND ARCHITECTS, INC. AND SHALL NEITHER BE USED ON ANY OTHER WORK NOR BE USED BY ANY OTHER PERSON FOR ANY USE WHATSOEVER W I T H OU T W R I T T E N P E R M I S S I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. 2020 #2 3/4/21 HEIGHT VERSIONS 1 DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252FG E C B ADH 7 1/2"10'-8"9'-2 1/2"(PLATE HEIGHT)PROPOSED GRADE 25' ABOVE EXISTING GRADE(MOST RESTRICTIVE) GARAGE IS TOO LOW ON EAST SIDE DUE TO TOPOGRAPHY ELEVATION.CABIN SOUTH EAST CORNER IS IN THE GROUND DUE TO TOPOGRAPHY ELEVATION.PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS119'-2 1/2" FG E C B ADH 10'-6 3/4"8'-6 1/4"(REDUCED BY 8 1/4")PROPOSED GRADE 25' ABOVE EXISTING GRADE (MOST RESTRICTIVE) GARAGE ELEVATION WENT UP BY 6 1/2".CABIN SOUTH EAST CORNER IS IN THE GROUND DUE TO TOPOGRAPHY ELEVATION.PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY 100'-6 1/2" T.O. UPPER LEVEL PLY 110'-6 1/2" T.O. MAIN LEVEL PLY 100'-0" TOP PLATE @ GABLE ROOFS 119'-3/4" SCALE: 1/4" = 1'-0" HEIGHT VERSION 1 SCALE: 1/4" = 1'-0" HEIGHT VERSION 2 141 RESOLUTION #26-Condition#2: Version 3 (03/03/21) 227 E. BLEEKER STREET, ASPEN CO RESOLUTION #26, SERIES OF 2020 Condition #2: Provide a reduction plate height for the new addition. 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 ARRANGEMENTSAND P L AN S INDIC AT E D BY T H E SEDRAWINGS AND SPECIFICATIONS ARETHE PROPERTY AND COPYRIGHT OF KIMRAYMOND ARCHITECTS, INC. ANDSHALL NEITHER BE USED ON ANY OTHERWORK NOR BE USED BY ANY OTHERPERSON FOR ANY USE WHATSOEVERWITHOUT WR I TT E N P E R M I SS I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. 2020#2 3/4/21 HEIGHT VERSIONS 2 DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252FG E C B ADH 6.36"10'-1/4"(REDUCED BY 7 3/4")8'-6 1/4"(REDUCED BY 8 1/4")6.36"PROPOSED GRADE 25' ABOVE EXISTING GRADE (MOST RESTRICTIVE) GARAGE ELEVATION MATCHES HISTORIC CABIN.CABIN SOUTH EAST CORNER IS IN THE GROUND DUE TO TOPOGRAPHY ELEVATION. EXISTING CABIN FINISHED FLOOR LEVEL . PROPOSED CABIN FINISHED FLOOR LEVEL . ELEVATED 6.36". CABIN RIDGE MOVED UP 6.36".PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS 118'-6 1/4" T.O. MAIN LEVEL PLY 100'-0" SCALE: 1/4" = 1'-0" HEIGHT VERSION 3 * NOTE: Magenta overlay on Proposed Elevation, to show adjustments. 142 EXTERIOR LIGHTING: Main Level 227 E. BLEEKER STREET, ASPEN CO 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 INDICAT ED BY TH ESE 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 WITH O UT W RI T T EN P E RM ISSIO N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. L.1.01 3/2/21 EXTERIOR LIGHTS: MAIN LEVEL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252D106W109D108CONCRETE SIDEWALKEDGE OF PAVEMENTD107D108ECBA2FG13DHW105 W1 04 W103 D109W106W108W107W110D102D103D105D101W111W112D104W102W101FHW-01A.5.06FF: 100'-2 1/4" = 7899.5'(100'-0" = 7899.31')FF: 99'-6 3/4" FF: 100'-2 1/4"FF: 99'-6 3/4" FF: 7899.5'EXISTING TRANSFORMER COOKTOPVENT HOOD TERMINATION(WALL INSTALLATION).DIMENSIONS: 10"X10"X7"GARAGEPORCHDINING ROOMGARAGE FLOOR AREA 350 SQ FTLIVING ROOMPATIO(WOOD DECK)MUD ROOMTOMASTERTOLOWERWETBARWINECABINETTALLCABINET(BOOT WARMERS)BENCH W/CUBBIES ABOVETALLCABINET(BOOT WARMERS)TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWETBARE. BLEEKER STREETSTEP: 4"DNOPENFIREPLACEKITCHENPANTRYWINE ROOMSTEP: 6 1/2"STEP: 7 1/2"101POWDER100102103105LINK1041064SETBACK 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 • 800.58.8700 • 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. "6(201 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 $ompliant. Dark Sky friendly. FEATURES SPECIFICATIONS Construction: AluminumIBSEXBSF Light Source: High output LED Finish: Black (BK), Graphite (GH) Standards: ETL & cETL 8et -Pcation listed IP653BUFE ADA $ompliant  %BSL4LZGSJFOEMZ 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 143 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 W ITH O UT WR ITTE N P E RM ISSION. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. L.1.02 3/2/21 EXTERIOR LIGHTS: UPPER LEVEL DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252ECBA2FG13DH01A.5.05DN7 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. "6(201 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 $ompliant. Dark Sky friendly. FEATURES SPECIFICATIONS Construction: AluminumIBSEXBSF Light Source: High output LED Finish: Black (BK), Graphite (GH) Standards: ETL & cETL 8et -Pcation listed IP653BUFE ADA $ompliant  %BSL4LZGSJFOEMZ 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 EXTERIOR LIGHTING: Upper Level 227 E. BLEEKER STREET, ASPEN CO Provide a reduction plate height for the new addition. 144 227 E. BLEEKER STREET, ASPEN CO PROPOSED PLANS 227 E. BLEEKER 145 PROPOSED: Lower Level 227 E. BLEEKER STREET, ASPEN CO 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 I NDICATED 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 W I TH O U T W R I T TE N PE R M I S S I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .2.02 3/4/21 PROPOSED: LOWER LEVEL PL AN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EECCBBAA2FFGG2.5013.503DD1.5HHW001D003D006D009D008D010D007D001D004D005W002D011D002W003W/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 2GYMFAMILY ROOMBEDROOM 3BEDROOM 2BEDROOM 1BATH 1W.I.C.LINENTVLINEN0010020030040060050070080090100110120132A 3.12A 3.12A 3.12A 3.11A 5.11A 5.12A 5.12A 5.13A 5.23A 5.25A 5.25A 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"146 PROPOSED: Main Level 227 E. BLEEKER STREET, ASPEN CO 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 W I T H O UT W R I TT E N PE R M I S S I ON. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .2.03 3/4/21 PROPOSED: MAIN LEVEL PL AN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252D106W109D1087897 78987899CONCRETE SIDEWALKWD107D108EECCBBAA2FFGG2.5013.503DD1.5HHW1 0 5 W 1 0 4 W 1 03 D109W106W108W107W110D102D103D105D101W111W112D104W102W101FHW-01A.5.066'-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"5'-0"3'-3" 10'-0"8'-6"18'-0"3'-0"FF: 100'-2 1/4" = 7899.5'(100'-0" = 7899.31')FF: 99'-6 3/4" FF: 100'-2 1/4"FF: 99'-6 3/4" FF: 7899.5'2A 3.12A 3.12A 3.12A 3.1EXISTING TRANSFORMER COOKTOPVENT HOOD TERMINATION(WALL INSTALLATION).DIMENSIONS: 10"X10"X7"GARAGEPORCHDINING ROOMGARAGE FLOOR AREA 350 SQ FTLIVING ROOMPATIO(WOOD DECK)MUD ROOMTOMASTERTOLOWERWETBARWINECABINETTALLCABINET(BOOT WARMERS)BENCH W/CUBBIES ABOVETALLCABINET(BOOT WARMERS)TRASH)SKI STORAGE RACKBIKE STORAGEDNSTORAGESTORAGEHANGINGWETBARSTEP: 4"DNOPENFIREPLACEKITCHENPANTRYWINE ROOMSTEP: 6 1/2"STEP: 7 1/2"101POWDER100102103105LINK104106EEEEE1A 5.11A 5.12A 5.12A 5.13A 5.23A 5.25A 5.25A 5.29A 5.29A 5.246A 5.36A 5.37A 5.37A 5.38A 5.38A 5.3SETBACK LINE PROPERTY LINE SETBACK LINEPROPERTY LINEPARKING SPACEUPCCCCPARKING SPACE(8'-6" x 16'-0")NSCALE: 1/4" = 1'-0" 147 PROPOSED: Upper Level 227 E. BLEEKER STREET, ASPEN CO 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 A N D PLA NS INDI CATE D BY T HES E 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 W I TH O U T WR IT T E N P E R MI S S IO N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .2.0 4 3/4/21 PROPOSED: UPPER LEVEL PL AN DATE 10/26/20 KIM RAYMOND ARCHITECTS, INC.418 E. HYMAN AVENUE, SUITE 201 www.kimraymondarchitects.com 970-925-2252EECCBBAA2FFGG2.5013.503DD1.5HHW209W210W210W209W203W204W205W211W200D200D202D203W220W208W207W201W206D20101A.5.052A 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 5.29A 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"SLOPENSCALE: 1/4" = 1'-0"148 PROPOSED: Roof Plan 227 E. BLEEKER STREET, ASPEN CO 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 A N D P LANS INDIC AT ED 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 W I T H O U T WR I T T EN P E R M I S S I ON. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .2.05 3/4/21 PROPOSED: ROOF PL AN 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"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"3'-0"R04R04R048":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 5.29A 5.29A 5.246A 5.36A 5.37A 5.37A 5.38A 5.38A 5.3DOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTDOWNSPOUTSNOW STOP5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).5" HALF ROUNDGALVANIZEDGUTTER SYSTEM(PAINTED).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).HIDDEN GUTTERSYSTEM (PAINTEDTO MATCH METAL ROOF).BATHROOMFLUESFIREPLACE VENTFLUE W/HPCAPPROVED CAP.TO BE APPROVE BYSTAFF AND MONITORPROPERTY LINEPROPERTY LINE SETBACK LINE SETBACK LINEPARKING SPACESLOPE12":12"SLOPE12":12"SLOPE 1":12"NSCALE: 1/4" = 1'-0" 149 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 I NDIC ATED 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 W I T H O U T W R I T T E N PE R M IS SI O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .3.03 3/4/21 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 11.55'-0"5'-0" RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF MATERIAL AND OPENING. TO BE REVIEWED AND APPROVED BY HPC STAFF. W109 H100 H100 W206 W211R04 EXISTING GRADE PROPOSED GRADE RESEARCHHISTORIC EVIDENCE TORESTORE BRICK CHIMNEY.TO BE REVIEWED ANDAPPROVED BY HPC STAFF. PROPOSED: 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35' 97.85'97.85'97.85' 96.44' 98.33' 97.76'97.73' 97.85' T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6"PROPERTY LINESETBACKPROPERTY LINESETBACKT.O. EXISTING FF 100'-2 1/4" FG E C B ADH 01 A 0.5 10' 5' 10'10' LINK 2'6"3'6"W207W208 W108 W107 W201 W110 W105 W104 W103 H103 D105 EXISTING GRADE PROPOSED GRADE RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35'98.35' 98.88' 99.50' 99.43' 99.33' 99.25' 98.74'98.88' 99.37'ELECT. METERTELEPHONECATVT.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. LOWER LEVEL SLAB 86'-6" T.O. LOWER LEVEL SLAB 86'-6" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. EXISTING FF 100'-2 1/4" SCALE: 1/4" = 1'-0"1 PROPOSED NORTH ELEVATION SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION 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 I NDICATED 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 W I TH O U T W RIT TEN P E R M I SS I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .3.03 3/4/21 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 5'-0"5'-0" RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF MATERIAL AND OPENING. TO BE REVIEWED AND APPROVED BY HPC STAFF. W109 H100 H100 W206 W211 R04 EXISTING GRADE PROPOSED GRADE RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. PROPOSED: 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35' 97.85'97.85'97.85' 96.44' 98.33' 97.76'97.73' 97.85' T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6"PROPERTY LINESETBACKPROPERTY LINESETBACKT.O. EXISTING FF 100'-2 1/4" FG E C B ADH 01 A 0.5 10' 5' 10'10' LINK 2'6"3'6"W207W208 W108 W107 W201 W110 W105 W104 W103 H103 D105 EXISTING GRADE PROPOSED GRADE RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. 99.50' EXISTING FF: 98.97' 98.35'98.35'98.35'98.35'98.35' 98.88' 99.50' 99.43' 99.33' 99.25' 98.74'98.88' 99.37'ELECT. METERTELEPHONECATVT.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. LOWER LEVEL SLAB 86'-6" T.O. LOWER LEVEL SLAB 86'-6" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. EXISTING FF 100'-2 1/4" SCALE: 1/4" = 1'-0"1 PROPOSED NORTH ELEVATION SCALE: 1/4" = 1'-0"2 PROPOSED EAST ELEVATION PROPOSED: North Elevation PROPOSED: Elevations 227 E. BLEEKER STREET, ASPEN CO PROPOSED: East Elevation 150 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 AN D PLA NS INDICATED BY TH E SE 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 W I T HO U T W R IT T E N PE R MI SS I ON. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .3.04 3/4/21 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 10'-0"10'-0" 5" 10'-0" LINK 2'-0"6"H102 W112 W111 W210 W210 W209 W209 D101 R04 EXISTING GRADE PROPOSED GRADE RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. 99.50' 97.76' 97.73'97.85'97.85' 97.85'97.85' 96.79'96.85' 97.85' 98.35' 98.88' 99.43' EXISTING FF: 98.97' 98.75' T.O. MAIN LEVEL PLY 100'-0" 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" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACK2.502 3.5013 41.5 5'5'W200 W212 W204 W203W205 D108 D200 D109 W109 EXISTING GRADE PROPOSED GRADE KITCHEN STOVE HOOD BATHROOM FLUES 99.50'99.43'99.16'99.43'99.43'99.43' T.O. LOWER LEVEL SLAB 88'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" 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 118'- 6 1/4" TOP PLATE @ GABLE ROOFS 118'- 6 1/4"PROPERTY LINESETBACKPROPERTY LINESETBACKSCALE: 1/4" = 1'-0"2 PROPOSED WEST ELEVATION SCALE: 1/4" = 1'-0"1 PROPOSED SOUTH ELEVATIONPROPOSED: South Elevation PROPOSED: West Elevation PROPOSED: Elevations 227 E. BLEEKER STREET, ASPEN CO 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 P LANS 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 W I T HOUT WRIT TEN P E R M I SS I O N. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .3.0 4 3/4/21 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 10'-0"10'-0" 5" 10'-0" LINK 2'-0"6"H102 W112 W111 W210 W210 W209 W209 D101 R04 EXISTING GRADE PROPOSED GRADE RESEARCH HISTORIC FRAMING, LOOK FOR EVIDENCE OF SLOPED OR PARAPET @ ROOF EDGE. TO BE REVIEWED AND APPROVED BY HPC STAFF. RESEARCH HISTORIC EVIDENCE TO RESTORE BRICK CHIMNEY. TO BE REVIEWED AND APPROVED BY HPC STAFF. 99.50' 97.76' 97.73'97.85'97.85' 97.85'97.85' 96.79'96.85' 97.85' 98.35' 98.88' 99.43' EXISTING FF: 98.97' 98.75' T.O. MAIN LEVEL PLY 100'-0" 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" T.O. UPPER LEVEL PLY 110'-0" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACK2.502 3.5013 41.5 5'5'W200 W212 W204 W203W205 D108 D200 D109 W109 EXISTING GRADE PROPOSED GRADE KITCHEN STOVE HOOD BATHROOM FLUES 99.50'99.43'99.16'99.43'99.43'99.43' T.O. LOWER LEVEL SLAB 88'-0" T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" 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 118'- 6 1/4" TOP PLATE @ GABLE ROOFS 118'- 6 1/4"PROPERTY LINESETBACKPROPERTY LINESETBACKSCALE: 1/4" = 1'-0"2 PROPOSED WEST ELEVATION SCALE: 1/4" = 1'-0"1 PROPOSED SOUTH ELEVATION 151 PROPOSED: Section PROPOSED: Section PROPOSED: Sections 227 E. BLEEKER STREET, ASPEN CO 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 WRI TT EN P ERM IS SI ON. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A.4.05 3/4/21 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"EXISTING GRADE PROPOSED GRADE T.O. MAIN LEVEL PLY 100'-6 1/2"T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" T.O. UPPER LEVEL PLY 110'-0"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKTOP PLATE @ GABLE ROOFS 118'- 6 1/4" A B C E F GD H 10'-0" 3'-2 1/4" 10'-0"10'-0" LINK 8'-4"9'-6"FF: 100'-2 1/4" FF: 99'-6 3/4"FF: 99'-6 3/4" FF: 110'-2 1/4" FF: 86'-8 1/4" FF: 100'-2 1/4" EXISTING GRADE PROPOSED GRADE T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY 100'-0" SCALE: 1/4" = 1'-0"6 PROPOSED BUILDING SECTION 6 SCALE: 1/4" = 1'-0"7 PROPOSED BUILDING SECTION 7 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 WI TH O U T WR ITT EN PE RM IS SION. 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 T H E S I T E . A N Y D I M E N S I O N A L DISCREPANCY SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO COMMENCEMENT OF WORK. A .4.05 3/2/21 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"EXISTING GRADE PROPOSED GRADE T.O. MAIN LEVEL PLY 100'-6 1/2"T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" T.O. UPPER LEVEL PLY 110'-0"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKTOP PLATE @ GABLE ROOFS 118'- 6 1/4" A B C E F GD H 10'-0" 3'-2 1/4" 10'-0"10'-0" LINK 8'-4"9'-6"FF: 100'-2 1/4" FF: 99'-6 3/4"FF: 99'-6 3/4" FF: 110'-2 1/4" FF: 86'-8 1/4" FF: 100'-2 1/4" EXISTING GRADE PROPOSED GRADE T.O. MAIN LEVEL PLY 100'-0" T.O. UPPER LEVEL PLY 110'-0" T.O. BASEMENT SLAB 86'-6" T.O. BASEMENT SLAB 86'-6" TOP PLATE @ GABLE ROOFS 118'-6 1/4"PROPERTY LINESETBACKSETBACKPROPERTY LINESETBACKT.O. MAIN LEVEL PLY 100'-0" SCALE: 1/4" = 1'-0"6 PROPOSED BUILDING SECTION 6 SCALE: 1/4" = 1'-0"7 PROPOSED BUILDING SECTION 7 152 227 E. BLEEKER STREET, ASPEN CO PROPOSED: Schematic 3D Views -Top View 153 227 E. BLEEKER STREET, ASPEN CO PROPOSED: Schematic 3D Views -Street View 154 227 E. BLEEKER STREET, ASPEN CO PROPOSED: Schematic 3D Views -Front View 155 227 E. BLEEKER STREET, ASPEN CO PROPOSED: Schematic 3D Views -EntryView 156 227 E. BLEEKER STREET, ASPEN CO PROPOSED: Schematic 3D Views -Alley View 157 Page 1 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com MEMORANDUM TO: Aspen Historic Preservation Commission FROM: Amy Simon, Planning Director MEETING DATE: March 10, 2021 RE: 423 N. Second Street–Final Major Development Review, PUBLIC HEARING APPLICANT /OWNER: Smuggler FB3, LLC, P.O. Box 2097, Naples, FL 34102 REPRESENTATIVE: Bill Guth and Ro Rockett Design LOCATION: Street Address: 423 N. Second Street Legal Description: Lots F, G, H and I, Block 41, City and Townsite of Aspen Parcel Identification Number: PID# 2735-124-14-003 CURRENT ZONING & USE: Single-family home, R-6: Medium Density Residential PROPOSED ZONING & LAND USE: No change SUMMARY AND RECOMMENDATION: The subject property is a large Victorian era home that was moved to the existing site in the 1950s and then significantly altered in terms of its orientation on the lot and numerous small additions made to the building. Despite these changes, much of the original home remains intact and is well documented in historic photos and maps. The applicant team on this project recently completed a very comparable and successful restoration on Hallam Street and the outcome of this project will be a significant contribution to the historic character of the Triangle Park area. HPC granted Conceptual, Relocation and Setback variation approval in December 2020. The decision was upheld by City Council. Final Major Development is the last land use review before the project may proceed to building permit. Site Locator Map – 423 N. Second Street 423 158 Page 2 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 423 N. Second Street is a 12,000 square foot lot located in the R-6zone district. The site contains a large Victorian era home that was relocated to this property in the 1950’s. The house was placed on the site so that the original front door faces the alley, and numerous small additions were subsequently made to each façade. The application includes significant documentation of the original appearance of the house and the work planned to restore the historic design. Past remodels of the building, which pre-date current requirements have resulted in the existing structure being significantly over the currently allowed floor area. The applicant plans to retain an overage of approximately 1,700 square feet through code allowances commonly employed on remodels throughout town. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals: • Major Development (Section 26.415.070.D) for removal of non-historic additions, restoration work, and an expansion towards the alley. The Historic Preservation Commission (HPC) is the final review authority. STAFF COMMENTS: Following is a summary of staff findings. The focus of Final Major Development review is primarily details of the landscape design, preservation plan, selection of materials and fenestration, and lighting. In addition to these standard topics, HPC’s conversation at Conceptual review indicated a desire for further evaluation of the design of the railing on the deck of the connector element, discussion of the relationship between the materials and fenestration on the addition vs. on the historic resource, and the window design for a non-historic addition being retained on the north façade. All of these have been addressed by the applicant in their final design packet. For this review step, the applicant has engaged a landscape architect who has provided a landscape design for outdoor living areas, new vegetation, and fencing. In general, staff recommends a reduction of the scope, particularly adjacent to the historic house. The site plan indicates trees, shrubs and planting beds easing into the public right-of-way in a manner that may not be permitted by the Parks Department because it may interfere with established street trees and because it implies a privatization of the land. Adding vegetation at the base of the large historic cottonwoods on 2nd Street also conflicts with preservation of the historic landscape. On the site itself, staff suggests that shrubs and trees immediately adjacent to the resource be reduced and be native plantings or more typical of the palette historically used adjacent to Victorian homes in Aspen, such as lilacs, consistent with guidelines 1.12 and 1.13. The amur maple and white spruce trees have the potential to interfere with the visibility of the home, as do the basket willows in front of the porch. Other landscaping proposed to the south and east of the 159 Page 3 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com resource is less impactful to the setting of the Victorian and provides some screening of the new addition, maintaining emphasis on the public view of the resource. The plan includes hardscape in the form of a new walkway to the front porch and patios flanking both sides of the connector. The front walk is not dimensioned but appears to be approximately 6’ wide, where guideline 1.6 recommends a width of approximately 3’, so a reduction is needed. The proposed walkway material, a neutral gray stone, is consistent with other HPC approved projects. Regarding the patios, staff recommends a reduction in the area of the east patio, particularly where labeled “sitting terrace,” at the red arrow below, as this encroaches on the south side of the Victorian, where it is preferred that lawn meet the base of the house. 160 Page 4 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com The patio areas include features that conflict with allowances in yards between a street-facing lot line and a structure. In these areas, so anywhere forward of the north and east facades of the home and addition, elements including firepits, water features and built-in bbqs are not allowed on any residential property, not just landmarks. An exception can only be made if approved by the Community Development Director. Such approval would be unwarranted here as the features can be located in the far west yard. Movable firepits and bbqs are also an allowed alternative. One feature in the west yard that will also need further review is a generator, shown at the southwest corner of the plan. This will be restricted to a height of no more than 30” above and below grade. Engineering will require an easement for the existing transformer in this area, along with adequate clearances around it. Finally, the landscape plan includes the construction of new perimeter fencing. Although the design guidelines lean towards wood fencing, staff acknowledges that this is a larger home that might warrant a more substantial fence. The 1910 photo of this home in its previous location (provided in the packet) does not appear to show a fence in place. Some of Aspen’s Victorian era mansions had wrought iron fences, while many others had wood fences in a more ornate design that a typical picket fence. The proposed looped top iron fence is not an exact replica of a 19th century fence and is a type seen in a number of locations in town. At a height of just 3’, staff finds it acceptable for a project of this scale. Regarding the proposed treatment of the historic home, staff acknowledges the applicant team’s diligent research and assessment, and the effort to design a sensitive addition. Fundamental historic preservation goals are being met by the removal of the non-historic porch and additions, and investment in re-orienting the house with the front door facing a street. As a condition of approval, the architect must develop a detailed preservation plan, which will be flushed out in greater detail during the construction process, as interior demolition progresses. It appears that some window changes have been made to the house, particularly around the time of its relocation to this site in the 1950s. There are some historic photos available to guide restoration, and higher resolution images may be helpful. It is not clear that all of the windows in the house were originall 6 over 1, as are in place now. Examination of framing evidence is needed to assist in clarifying original window openings. It appears in one of the somewhat faint images that there was a historic window on the front porch, to the right of the front door, typical of homes of this period. That window is not in place now and a closet is proposed on the interior at the window location. The preservation plan must detail the restoration approach to a greater degree than can be provided in the current architectural elevations. All historic windows on the Victorian will be required to be preserved. New windows will only be allowed where they existing historically based on available documentation, and these windows must be wood as well. Shop drawings for the windows, the replica front door, and the reconstructed porch will all require review. The 161 Page 5 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com preservation plan will ensure that guidelines addressing rehabilitation Chapters 2 through 6, are met. Also a condition of approval, the architect must submit detailed and accurate plans showing all exterior vents and flues. On the historic resource, these are to be located discretely, minimized and colocated on the roof where possible. Venting through the addition, through the foundation, in lightwells, or other sympatheic locations are all encouraged by the guidelines. Although the original chimney is no longer in place, reconstruction may provide an opportunity to screen some venting. It will also be necessary to specify the location and design of any snow clips and gutters needed on the historic resource. All of these details will be review and approved by staff and monitor at permit, however a preliminary plan is requested in advance of the HPC hearing. At Conceptual, the board discussed the need to create stronger architectural compatibility between the addition and resource, given their difference in form. This has been achieved, in staff’s opinion, through the use of more vertical window proportions and the introduction of wood siding on the face of the connector. Below are the conceptual design (top) and final design (bottom.) 162 Page 6 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com The architect also restudied the railing on the connector to proposed frosted glass to hide activity on the deck and restudied the windows on a non-historic street facing addition to be more related to the historic structure while not replicating, as seen below, with the conceptual design at top and final design at bottom. Finally, with regard to exterior lighting, staff recommends a restudy of the proposed porch fixtures per guideline 12.3, which calls for limited lighting at the front porch. Typically HPC has permitted either soffit lights in the porch ceiling, or a sconce, not both. In addition, the modern fixture proposed for the front porch is out of character. Staff recommends a revised proposal, to be reviewed and approved by staff and monitor. The applicant must verify that backlit features, such as keypads, cameras and other modern elements will be limited on the historic house. The FDC is to be sensitively located and the strobe is to be a white casing. 163 Page 7 of 7 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com RECOMMENDATION: Staff recommends the Historic Preservation Commission approve the project with the following conditions: 1. The landscape plan to be finalized with staff and monitor with regard to removing plantings from right-of-way, reducing trees and shrubs adjacent to resource, reducing width of the front walk, removing the “sitting terrace” on the east patio, removing/relocating the built-in firepits, fountains and bbq in the yards between the street-facing lot lines and structure, and ensuring that the generator and transformer meeting setback allowances and the requirements of the Utilities Department. 2. A preservation plan must be submitted and at least preliminarily approved by staff and monitor prior to permit submittal. Additional evidence will be reviewed during construction to ensure that guidelines addressing rehabilitation Chapters 2 through 6, are met. All historic windows on the Victorian will be required to be preserved. New windows will only be allowed where they existing historically based on available documentation, and these windows must be wood as well. Shop drawings for the windows, the replica front door, and the reconstructed porch will all require review. 3. The applicant is to submit detailed and accurate plans showing all exterior vents and flues. On the historic resource, these are to be located discretely, minimized and colocated on the roof where possible. Venting through the addition, through the foundation, in lightwells, or other sympathetic locations are all encouraged by the guidelines. Although the original chimney is no longer in place, reconstruction may provide an opportunity to screen some venting. It will also be necessary to specify the location and design of any snow clips and gutters needed on the historic resource. 4. Restudy porch lighting for review by staff and monitor. The applicant must verify that backlit features, such as keypads, cameras and other modern elements will be limited on the historic house. The FDC is to be sensitively located and the strobe is to be a white casing. 5. Per Parks and Engineering, based on referral comments, prior to, or as part of permit review, the applicant is to confirm location of utilities and resolve any tree conflicts. At building permit the project needs to show there is conveyance for runoff from roadway and a compliant stabilization plan needs to be put in place to account for the micropiles close to the locations of preserved trees. ATTACHMENTS: Resolution #__, Series of 2021 Exhibit A – Historic Preservation Design Guidelines Criteria /Staff Findings Exhibit B – Conceptual approval, Resolution #27, Series of 2020 Exhibit C – Conceptual approval, December 16, 2020 minutes Exhibit D – Application text Exhibit E – Architecture Exhibit F – Landscape and Civil 164 HPC Resolution #__, Series of 2021 Page 1 of 3 RESOLUTION #__, SERIES OF 2021 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING FINAL MAJOR DEVELOPMENT APPROVAL FOR THE PROPERTY LOCATED AT 423 N. SECOND STREET, LOTS F, G, H AND I, BLOCK 41, CITY AND TOWNSITE OF ASPEN PARCEL ID: 2735-124-14-003 WHEREAS, the applicant, Smuggler FB3, LLC, P.O. Box 2097, Naples, FL 34102, represented by Bill Guth and Ro Rocket Design, has requested HPC approval for Final Major Development for the property located at 432 N. Second Street, Lots F and G, H and I, Block 41, City and Townsite of Aspen; 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 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Amy Simon, Planning Director, recommended approval with conditions; and WHEREAS, upon review of the staff analysis report, the application, evidence presented at the hearing, and public comments, HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision. At their hearing on March 10, 2021, HPC found the application to be consistent with the review standards and granted approval with conditions by a vote of __ to __. NOW, THEREFORE, BE IT RESOLVED: Section 1: Approvals HPC hereby grants Final Major Development approval for 423 N. Second Street with the following conditions: 1. Per the Conceptual approval, arear yard setback variation is granted to allow the structure to sit within 5’ of the rear lot line, above and below grade. 2. Per the Conceptual approval, as part of the approval to relocate the historic house on the site, the applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application, along with a detailed description of the house relocation approach. 165 HPC Resolution #__, Series of 2021 Page 2 of 3 3. The landscape plan to be finalized with staff and monitor with regard to removing plantings from right-of-way, reducing trees and shrubs adjacent to resource, reducing width of the front walk, removing the “sitting terrace” on the east patio, removing/relocating the built-in firepits, fountains and bbq in the yards between the street-facing lot lines and structure, and ensuring that the generator and transformer meeting setback allowances and the requirements of the Utilities Department. 4. A preservation plan must be submitted and at least preliminarily approved by staff and monitor prior to permit submittal. Additional evidence will be reviewed during construction to ensure that guidelines addressing rehabilitation Chapters 2 through 6, are met. All historic windows on the Victorian will be required to be preserved. New windows will only be allowed where they existing historically based on available documentation, and these windows must be wood as well. Shop drawings for the windows, the replica front door, and the reconstructed porch will all require review. 5. The applicant is to submit detailed and accurate plans showing all exterior vents and flues. On the historic resource, these are to be located discretely, minimized and colocated on the roof where possible. Venting through the addition, through the foundation, in lightwells, or other sympathetic locations are all encouraged by the guidelines. Although the original chimney is no longer in place, reconstruction may provide an opportunity to screen some venting. It will also be necessary to specify the location and design of any snow clips and gutters needed on the historic resource. 6. Restudy porch lighting for review by staff and monitor. The applicant must verify that backlit features, such as keypads, cameras and other modern elements will be limited on the historic house. The FDC is to be sensitively located and the strobe is to be a white casing. 7. Per Parks and Engineering, based on referral comments, prior to, or as part of permit review, the applicant is to confirm location of utilities and resolve any tree conflicts. At building permit the project needs to show there is conveyance for runoff from roadway and a compliant stabilization plan needs to be put in place to account for the micropiles close to the locations of preserved trees. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be 166 HPC Resolution #__, Series of 2021 Page 3 of 3 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: 423 N. Second Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. 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 10th day of March, 2021. Approved as to Form: Approved as to Content: __________________ __________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: _____________________________ Wes Graham, Deputy City Clerk 167 Page 1 of 15 Exhibit A Historic Preservation Design Guidelines Criteria Staff Findings 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. 168 Page 2 of 15 169 Page 3 of 15 170 Page 4 of 15 Relevant Historic Preservation Design Guidelines for Final Review: The applicable design guidelines for this Final level of review are listed below. 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. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi-public walkway, to a semi private entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light 171 Page 5 of 15 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. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 1.12 Provide an appropriate context for historic structures. See diagram. 172 Page 6 of 15 • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. 173 Page 7 of 15 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-case basis. 174 Page 8 of 15 • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. 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. 175 Page 9 of 15 • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. 176 Page 10 of 15 • The historic profile on AspenModern properties is typically minimal. 3.7 Adding new openings on a historic structure is generally not allowed. • Greater flexibility in installing new windows may be considered on rear or secondary walls. • New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. • Preserve the historic ratio of window openings to solid wall on a façade. • Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. 4.2 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. 4.4 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. 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. 177 Page 11 of 15 • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 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. 7.3 Minimize the visual impacts of skylights and other rooftop devices. • Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. 178 Page 12 of 15 • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 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. 9.5 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. 179 Page 13 of 15 • 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. 10.3 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 180 Page 14 of 15 o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. 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. 181 Page 15 of 15 • 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: Staff finds that the design guidelines are met or are met with the conditions outlined in the proposed resolution. 182 HPC Resolution #27, Series of 2020 Page 1 of 2 RESOLUTION #27, SERIES OF 2020 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW INCLUDING RELOCATION AND A SETBACK VARIATION FOR THE PROPERTY LOCATED AT 423 N. SECOND STREET, LOTS F, G, H AND I, BLOCK 41, CITY AND TOWNSITE OF ASPEN PARCEL ID: 2735-124-14-003 WHEREAS, the applicant, Smuggler FB3, LLC, P.O. Box 2097, Naples, FL 34102, represented by Bill Guth and Ro Rocket Design, has requested HPC approval for Conceptual Major Development, Relocation and a Setback Variation for the property located at 432 N. Second Street, Lots F and G, H and I, Block 41, City and Townsite of Aspen; 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, HPC must 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; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, for approval of Setback Variations, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.C, Setback Variations; and WHEREAS, upon review of the application, a staff analysis report, evidence presented at the hearing and public comments, HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision. At their hearing on December 16, 2020, HPC found the application to be consistent with the review standards and granted approval with conditions by a vote of 4 to 1. NOW, THEREFORE, BE IT RESOLVED: Section 1: Approvals HPC hereby approves the proposed project with the following conditions: 1. A rear yard setback variation is granted to allow the structure to sit within 5’ of the rear lot line, above and below grade. 2. As part of the approval to relocate the historic house on the site, the applicant will be required to provide a financial security of $30,000 until the house is set on the new 183 HPC Resolution #27, Series of 2020 Page 2 of 2 foundation. The financial security is to be provided with the building permit application, along with a detailed description of the house relocation approach. 3. 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. 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 16th day of December, 2020. Approved as to Form: Approved as to Content: __________________ __________________________________ Katharine Johnson, Assistant City Attorney Gretchen Greenwood, Chair ATTEST: _____________________________ Wes Graham, Deputy City Clerk 184 REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 16 2020 Chairperson Greenwood opened the special meeting at 4:30 p.m. Commissioners in attendance: Gretchen Greenwood, Kara Thompson, Scott Kendrick, Roger Moyer, Sherri Sanzone. Commissioners not in attendance: Jeff Halferty 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. Kendrick moved to approve the minutes from December 9, 2020; Ms. Thompson seconded. All in favor, motion carries. PUBLIC COMMENT: None COMMISSIONER COMMENTS: Ms. Thompson stated that she is sad to see Ms. Greenwood stepdown. Ms. Greenwood said that she is sad to be leaving as well but the board is doing great. Ms. Greenwood stated that congratulations are in order for Ms. Simon and her new position. Ms. Simon thanked Ms. Greenwood and said that she is excited and will be advertising for a Historic Preservation Planner position in the coming weeks. DISCLOSURE OF CONFLICT: Ms. Thompson stated that she has worked on the project being discussed previously and disclosed this information to Ms. Johnson. Ms. Johnson felt that this was not a conflict of interest since Ms. Thompson no longer is associated with the project. PROJECT MONITORING: Ms. Simon said that communication is ongoing with project monitors. Ms. Yoon said that she will be reaching out to her monitors about new details. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Simon stated that yes one was issued to Kenichi. She said the sushi restaurant will be expanding its footprint to address indoor dining and COVID-19 restrictions. STAFF COMMENTS: None NEW BUSINESS: 925 King Street- Minor Subdivision Lot Split, Relocation, Demolition, Historic Designation Boundary Line Amendment, Establishment of TDRs. Mr. Moyer moved to continue 925 King Street to January 27, 2021; Mr. Kendrick seconded. All in favor. Motion carried 3-0-2 NEW BUSINESS: 423 N. Second Street- Conceptual Major Development, Relocation. Bill Guth and Ro from Rockett Design and Anne Mcnulty Owner. Ms. Simon said that this is a really exciting project for HPC, that this is a really large Victorian house, and that Aspen does not have too many of these structures left. She explained that the house was relocated to its current location in the 50’s and for unknow reasons repositioned so the front door faces the alley. Ms. Simon added that throughout the year's additions were added like the wrap around porch, breakfast nook. She stated that the design team taking on this project has worked on restoration projects successfully in Aspen, citing 124 West Hallam. Ms. Simon stated that she appreciates how much time and research has gone into this project and the compromise the owner has taken. 185 REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 16 2020 Ms. McNulty stated that they are very appreciative of the opportunity to present the project. She gave a brief description of her family's ties to Aspen. She said that the plan that will be present will show a lot of improvements and be practical for her family's use. Mr. Ro reviewed the location of the historic resource in the West End of Aspen and how the resource sits on the lot. He showed an existing layout of the lot and indicated where key features are like the front door opening into the alley, the added wrap around porch, and the garage opening up on to Smuggler St. Mr. Ro reviewed the history of the resource and the original location which was on Center St. and W. Francis S and then relocated and realigned to where it sits today. Mr. Ro showed a historic timeline that indicated when any addition was added to the historic resource and said that the obstacle that is at hand is removing the additions while a historic resource is underneath. He showed a detailed list of the non-historic additions on the outside and showed the careful probing work that was done on the internal structure to indicate historic vs non-historic. Mr. Ro stated that the proposed plan would be to remove all the non- historic additions, shift and rotate the historic resource lining the front entrance to Second St, adding of the new addition that extends to the southwest corner with a one-story linking element and garage opening to the alley. He said that due to the nature of the lot there will be a healthy buffer between the new addition and the streets. He explained that from Second St. there is 63’- 1” buffer to the new addition and 30’-1” setback from the Victorian. He said that there is 84’-0” from the Smuggler St. curb and just under 54’ from the front setback. Mr. Ro stated that the main living area and hub will remain in the historic resource and the supporting facilities and garage will make up the addition. Mr. Ro showed the proposed design for the exterior elevation showing that the new addition will be 8’-5” lower than the resource. He showed renderings from all angels to showcase how the resource and the new addition would sit together. Mr. Ro stated that the flat roof form was chosen to keep a quiet form that compliments and is an appropriate contrast to the gable pitch of the resource. He said that the material for the siding of the new addition would be a long and skinny brick that is light and muted to complement the resource siding. He added that there will be wood fenestrations to warm the building. Mr. Ro said that the base of the historic home will have a painted metal base that is neutral. Mr. Guth stated that one of the directives from the owners was to make this whole project welcoming and friendly. He said that this is one of the last grand Victorian homes in Aspen so there was extra thought and care when discussing and planning the new addition. STAFF COMMENTS: Ms. Simon stated that there are a few items that need to be restudied. She said that the east side deck off the connecting element should be eliminated or at the least brought down to a grade-level patio, to create a more sensitive outdoor living area. Ms. Simon stated that the applicant submitted a stormwater mitigation plan that is simple however, there is a dry well that is being proposed on the southeast corner of the property and typically any foreground stormwater structures like this are to be avoided. She suggested that a sod lid could help this situation and said that this can be resolved at the next review. Ms. Simon stated that there is a concern with the fenestration on the non-historic bump-out that faces Smuggler St. She explained that the plan shows for large windows that are not characteristic of the resource. Ms. Simon pointed out that the non-historic front door will need to be redesigned to risible what was once there, a half-light door. Ms. Simon stated that this project does not need to meet the 10’ length requirement for a linking element because the addition is not taller than the resource. She added that there will need to be discussions about the screening element for the activities that are planned on the roof of the connector. Ms. Simon said that the proposed metal foundation band was expectable. She stated that there is a recommendation for a restudy for the location of the 186 REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 16 2020 new addition. Ms. Simon explained moving the addition 10’ to the west so it is not encroaching on the resource as much. She added that it is typical to see an addition come from the back not the side of a resource and would like to give the resource as much room as possible. Ms. Simon stated that without the gable roof form to link the two structures the material must, especially the siding facing Second St. Ms. Simon stated that staff is recommending continuation of this project. Mr. Moyer asked if they discourage activities on a roof without a screening element. Ms. Simon said that there have been times they have discouraged it, Especially when the new addition is taller than the historical resource. She said in this case we are asking for a screening element to obstruct partial visibility. Mr. Moyer asked if the non-historic bump-out facing Smuggler St. should have different siding to indicate the historic vs non-historic. Ms. Simon stated that is not necessary nor would she want to call that much attention to it. Ms. Greenwood stated that keeping the bump-out is wrong and does not understand the staff position to keep it. Ms. Simon stated that the position is, acknowledging how much is being removed from the building successfully already, and understanding that the internal livability of that space is very valuable. Ms. Greenwood stated that this is a mistake and the applicant could make up the floor area in a different area. Mr. Kendrick asked how old is the bump-out. Ms. Simon stated that it was added after the relocation in the ’50s. Ms. Thompson asked if a variance is needed for the light well on a street-facing façade. Ms. Simon stated that it is recessed behind the front-most façade. Mr. Guth stated that he would like to address some of Ms. Simon's statements. PUBLIC COMMENT: None COMMISSIONER COMMENTS: Ms. Greenwood stated that HPC should discuss the guidelines 10.3 and 10.6. Ms. Sanzone stated that it would be helpful to hear from the applicant in response to Ms. Simon's presentation. Mr. Guth stated that the form of the new addition was studied very heavily and had a hard time finding something that did not compete with resources. He explained that the flat roof is quieter and subtle. Mr. Guth said that they have no problem altering the east side deck to a stone patio and flushing out the details. The sod lid on the dry well is not a problem and that is the intent. He stated that the fenestration on the non-historic addition is a place holder to mimic the resource and is intended to be refined for the final review. The front door was an oversite and is planned to be a half-light door. Mr. Guth stated that replacing the glass railing on the connector roof with a screen element is welcomed. He said that there will be a great detail in restoring the original front deck. He said that the placement of the addition is in the best location. He explained that the side where the connector is located has been altered so much already and the setbacks are pretty large. Mr. Moyer stated that the community will view this house as it sits now with a large welcoming wrap-around porch. He warns of the uproar that happened with the Paepcke house project. Mr. Kendrick stated that he agrees with Ms. Simon that this will be a successful project. He said that the placement of the new addition is in the best placement possible. Mr. Kendrick stated that 187 REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 16 2020 if the form will not be a gable relation then the material and fenestration are pretty far off. He said he supports moving this forward while monitoring final details. Ms. Sanzone stated that she agrees with Mr. Kendrick’s comments. She said that the placement of the new addition works great with the resource and if moved would take away from the simplicity of the design and not let the Victorian standout. Ms. Sanzone stated that she supports the raised porch on the connector element. She explained that the site is very flat and to achieve positive drainage a flat patio would make that very difficult. She commends the design team for keeping all the historic Cottonwood and Aspen trees. Ms. Thompson said that she agrees with the staff and previously made comments. She said that form and fenestration is the biggest topic for this project. Ms. Thompson stated that the material and fenestration should be restudied. She said that the relocation is very successful and the site plan as well. Ms. Thompson said that she is not opposed to keeping the non-historic bump-out on the Victorian in light of how much work is going into the restoration. Ms. Thompson stated that she agrees with Ms. Sanzone about the east side deck however, it should not meet the resource. Ms. Greenwood stated that she agrees with Ms. Thompson. She said that the form and fenestration have not been met but the location of the new addition and the linking element is perfect. Ms. Greenwood said the relationship between the new architecture and the old architecture is pretty strong when viewed on Second St. except for 10.3 in the design guideline. She explained that in 10.3 a corner lot new addition cannot deviate in form from the historic resource. Ms. Greenwood further explained since the project does not meet the guideline it must be continued and restudied. Ms. Greenwood asked the board how they feel about continuation in regards to design guidelines. Mr. Kendrick stated that there is no need to continue, the applicant has addressed enough of the issues that it can move forward. Ms. Greenwood stated that they have not addressed 10.3 and 10.6. She said that the new addition as a stand-alone is a great building however, with the resource there is no story to tell. Mr. Kendrick asked if this issue could not be addressed with fenestration and materials. Ms. Greenwood said that she droughts that they will do tiny little windows on a modern flat roof building. She said that you almost have to do a roof form that relates to the resource citing 10.3. Mr. Guth stated that these are guidelines and not strict rules. He reiterated that there has been extensive study done on the form and believed that all competed with the resource. Ms. Greenwood stated that Ms. Thompson and herself are architects, and they are sharing their opinion on what will make this a better project. Mr. Moyer stated that he would rather see the new addition be its own element and not fully relate to the resource. Ms. Greenwood disagreed with Mr. Moyer and stated that there does need to be a visual link between the two. Mr. Moyer said that is true and the project at hand, the new addition does not take away fr the resource. Ms. Thompson stated that how she interoperates the guidelines is not to the letter rather a principle application. She said that there needs to be sensitivity to how the two relate. Mr. Kendrick stated that he agrees with Ms. Thompson. He said it does not have to have a gable and if you do that you will lose another part of 10.3 in terms of being subordinate and differential and modest because you will be adding more mass to the additions. Ms. Thompson said she agrees with Ms. Greenwood and the staff to continue. 188 REGULAR MEETING HISTORIC RESERVATION COMMISSION DECEMBER 16 2020 Ms. Sanzone stated that she is torn between moving forward and continuation. She said she would support moving this forward. She explained that the applicant has heard HPC’s concerns and trusts that they will be addressed. Mr. Moyer stated that he is in support of moving this forward and has addressed almost all of the staff's concerns. Mr. Kendrick stated he agrees that this could move forward and with the feedback given they will be able to address the concerns. Ms. Greenwood stated that this is sending a strong message to architects that guidelines don’t matter. Mr. Kendrick stated that he does not agree with Ms. Greenwood that they are that far off the guidelines. Ms. Thompson stated that this does not set a precedent for the board. Ms. Simon stated that the guideline will have to be addressed at final that the decision that is being made now is for the form and that cannot be changed. Ms. Greenwood said that her stance has changed since they have to meet the guideline regardless. Mr. Kendrick stated that he is reconsidering for a continuance so the applicant can address the concern for the form if needed. Ms. Greenwood stated that the staff’s recommendations are good. Ms. Simon stated that she forgot to mention that there is a setback variance being asked for. She explained that the garage, deck on the garage, and basement are intruding on the 10’ setback by 5’. Ms. Simon said that the staff supports the request. Ms. Greenwood said that she always supports the alignment of the garage and basement. She said that is just good building practices. The board agreed with variance. Ms. Sanzone moved to approve Resolution #027-2020 with added condition #3; Mr. Moyer seconded. Ms. Thompson asked if this was a resolution of approval or continuance. Ms. Greenwood stated it was for approval as presented. Roll Call: Mr. Kendrick, Yes; Mr. Moyer, Yes; Ms. Thompson, No; Ms. Sanzone, Yes, Ms. Greenwood; Yes. All in favor, Motion carried 4-1. Mr. Guth thanked Ms. Greenwood for her service on HPC and stated that it was a pleasure to work with her. Ms. Thompson asked if there could have a discussion in the new year about the approval process. Mr. Moyer stated that he would like to have this discussion as well. He said he will miss Ms. Greenwood. Ms. Johnson thanked Ms. Greenwood for her service. Mr. True thanked Ms. Greenwood for her service. Adjourn: All in favor, Motion carried 189 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, 2020 City Use: Fees Due: $ Received $ Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Property Phone No.: Owner (“I”): Email: Address of Billing Property: Address: (Subject of (send bills here) application) I understand that the City has adopted, via Ordinance No., Series of 2011, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $ flat fee for $ flat fee for $ flat fee for $ flat fee for For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Property Owner: Phillip Supino, AICP Community Development Director Name: Title: Smuggler FB3, LLC c/o: Bill Guth 970-300-2120 bill@wnggroup.com 423 N. Second Street Aspen, CO 81611 P.O. BOX 2097 Naples, FL 34102 $1,950 6 190 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, 2020 ATTACHMENT 2 - Historic Preservation Land Use Application PROJECT: APPLICANT: Name: Address: Phone #: Fax#: E-mail: REPRESENTATIVE: Name: Address: Phone #: Fax#: E-mail: TYPE OF APPLICATION: (please check all that apply): EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals, etc.) PROPOSAL: (description of proposed buildings, uses, modifications, etc.) Name: Location: (Indicate street address, lot & block number or metes and bounds description of property) Parcel ID # (REQUIRED) … Historic Designation … Certificate of No Negative Effect Certificate of Appropriateness … Minor Historic Development … Major Historic Development … Conceptual Historic Development … Final Historic Development … Relocation (temporary, on or off-site) … Demolition (total demolition) … Substantial Amendment … Historic Landmark Lot Split 423 N. Second Street 423 N. Second Street Aspen, CO 81611 Block 41; Lot G, G, H, I 2735-124-14-003 Smuggler FB3, LLC c/o: Bill Guth P.O. BOX 2097 NAPES, FL 34102 970-300-2120 bill@wnggroup.com Ro Rockett Design 1031 Manchester BLVD, Unit 6 Inglewood, CA 90301 213-784-0014 x 1 jro@rorockettdesign.com Selective removals (non-historic), on-site relocation, and restoration of existing historic structure. New addition and new basement below historic and new structure. We will be utilizing the new FAR by maintaining demolition under 40%. The site is currently developed with an existing historic structure and subsequent additions. House was relocated to the current site in the 1950s. Previous location was at Francis & Center St (now Garmisch). 191 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, 2020 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 … Dimensional Variances … Tax Credits … Increased Density … Conservation Easement Program … Waiver of Park Dedication Fees … Conditional Uses … Historic Landmark Lot Split 192 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, 2020 ATTACHMENT 3 - Dimensional Requirements Form (Item #10 on the submittal requirements key. Not necessary for all projects.) Project: Applicant: Project Location: Zone District: Lot Size: Lot Area: (For the purposes of calculating Floor Area, Lot Area may be reduced for areas within the high-water mark, easements, and steep slopes. Please refer to the definition of Lot Area in the Municipal Code.) Commercial net leasable: Existing: Proposed: Number of residential units: Existing: Proposed: _______________________________ Proposed % of demolition: ____________________________________% DIMENSIONS: (write N/A where no requirement exists in the zone district) Floor Area: Height Existing: Allowable: Proposed: Principal Bldg.: Existing: Allowable: Proposed: Accessory Bldg.: Existing: Allowable: Proposed: On-Site parking: Existing: Required: Proposed: % Site coverage: Existing: Required: Proposed: % Open Space: Existing: Required: Proposed: Front Setback: Existing: Required: Proposed: Rear Setback: Existing: Required: Proposed: Combined Front/Rear: Indicate N, S, E, W Existing: Required: Proposed: _______________ Side Setback: Existing: Required: Proposed: Side Setback: Existing: Required: Proposed: Combined Sides: Existing: Required: Proposed: Distance between buildings Existing: Required: Proposed: Existing non-conformities or encroachments and note if encroachment licenses have been issued: Variations requested (identify the exact variances needed): 423 N. Second Street Smuggler FB3, LLC 423 N. Second Street Aspen, CO 81611 R-6 100'-0" x 120'-0" 12,000 SQ FT 0 1 1 1 30.23 5,425 5,4253,660 33'-11"25'-0"25'-0" N/A N/A N/A 222 25%<30%27.1% N/A N/A N/A (N) N/A 10'-0"10'-0" (S) 22'-8"10'-0"10'-0" 22'-8"20'-0"20'-0" (E) 10'-0"(E) 15'-0"(E) 15'-0" (W) 30'-0"(W) 15'-0"(W) 25'-0" 40'-0"40'-0"40'-0" N/A N/A N/A Setback & Lot Line Encroachments - Garage is currently in front yard setback Existing house currently over allowable 3,660 SF FAR. Surplus FAR = 1,765 SF (Total FAR of 5,425 SF) Rear yard setback variance for encroachment of the basement level as well as the roof deck on top of the garage. Basement level encroachment variance granted at Conceptual Review. 0 193 PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com DATE: June 30, 2020 PROJECT LOCATION: 423 N. Second Street REQUEST: Major Development, Relocation, and Setback Variations DESCRIPTION: 423 N. Second Street is a 12,000 square foot lot at the corner of N. Second Street and W. Smuggler Street. This large Victorian era home is a designated landmark with an established non-conforming floor area in the R-6 residential zone district. Records indicate that this resource was relocated to the current site in the 1950s, and the original front entrance was oriented to face the alley during this move. Over the years, the historic resource has been altered by adding a variety of architectural features including new windows, the wrap-around porch, and a non-historic garage addition accessed from W. Smuggler Street. The applicant proposes to demolish non-historic additions, construct a new above grade addition and possibly reorient the historic front entry of the Victorian to face the street. Restoration work is planned with this scope of work. Due to the large trees on the property, staff recommends the applicant begin conversations with the City Parks Department early in the design process. HPC review for Major Development, Relocation, and Setback Variations are anticipated. Major Development is a two-step process, requiring the approval of Conceptual Design and a Final Design. Conceptual Design review will consider mass, scale and site plan. At this meeting, HPC will consider 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 Designated Historic Properties 26.415.110 Historic Preservation – Benefits 26.575.020 Calculations and Measurements 26.710.040 Medium-Density Residential (R-6) 194 For your convenience – links to the Land Use Application and Land Use Code are below: Land Use Application Land Use Code Historic Preservation Design Guidelines Review by: Staff for completeness and recommendations HPC for decisions City Council for notice of the HPC Conceptual decision Public Hearing: Yes, at Conceptual and Final Neighborhood Outreach: No Referrals: Staff will seek referral comments from the Building Department, Zoning, Engineering and Parks regarding any relevant code requirements or considerations. There will be no Development Review Committee meeting or referral fees. Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) This fee will be due at Conceptual and Final submittal. Referral Agencies Fee: $0. Total Deposit: $1,950. APPLICATION CHECKLIST: Below is a list of submittal requirements for HPC Conceptual and Final reviews. At each review step, please email the entire application as one pdf to sarah.yoon@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. 195  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. 196 INVOICE Land Title Guarantee Company 5975 Greenwood Plaza Blvd Suite 125 Greenwood Village, CO 80111 970-925-1678 WILLIAM GUTH WILLIAM GUTH 625 E. MAIN ST. #102B Aspen, CO 81611 Invoice Number:ASP-4455 Date: November 19, 2020 Order Number:62012066 Property Address:423 N 2ND ST ASPEN 81611 Parties:A Buyer To Be Determined Invoice Charges Service: TBD Commitment Ref: 62012066 Addr: 423 N 2ND ST Party: SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY Total Amount Invoiced: Less Payment(s): Balance Due: $217.00 $217.00 $0.00 $217.00 Due and Payable upon receipt Please make check payable to Land Title Guarantee Company and send to the address at the top of Page 1. Please reference Invoice Number ASP-4455 on your Payment Page 1 invoice.odt 14420 07/2015 07/30/13 11:06:43 AM Reference Your Reference Number:TBD Commitment - 62012066 Our Order Number:ASP-4455 Our Customer Number:84539.1 Invoice Requested by:WILLIAM GUTH Invoice (Process) Date:November 19, 2020 Transaction Invoiced By:Web Services Email Address:system@ltgc.com 197 Land Title Guarantee Company Customer Distribution PREVENT FRAUD - Please remember to call a member of our closing team when initiating a wire transfer or providing wiring instructions. Order Number:Q62012066 Date: 11/19/2020 Property Address:423 N 2ND ST, ASPEN, CO 81611 PLEASE CONTACT YOUR CLOSER OR CLOSER'S ASSISTANT FOR WIRE TRANSFER INSTRUCTIONS For Closing Assistance Closing Processor For Title Assistance Melissa Rivera 533 E HOPKINS #102 ASPEN, CO 81611 (970) 925-1678 (Work) (800) 318-8202 (Work Fax) mrivera@ltgc.com Contact License: CO571649 Company License: CO44565 Marc Obadia 533 E HOPKINS #102 ASPEN, CO 81611 (970) 925-1678 (Work) (800) 318-8202 (Work Fax) mobadia@ltgc.com Company License: CO44565 Land Title Roaring Fork Valley Title Team 533 E HOPKINS #102 ASPEN, CO 81611 (970) 927-0405 (Work) (970) 925-0610 (Work Fax) valleyresponse@ltgc.com Buyer/Borrower TBD Delivered via: Electronic Mail Agent for Seller ASPEN INTERNATIONAL PROPERTIES Attention: WILLIAM GUTH 625 E MAIN ST 102B PMB 233 ASPEN, CO 81611 (970) 300-2120 (Work) bill@wnggroup.com Seller/Owner SMUGGLER FB3 LLC, Delivered via: Delivered by Realtor 198 Land Title Guarantee Company Estimate of Title Fees Order Number:Q62012066 Date: 11/19/2020 Property Address:423 N 2ND ST, ASPEN, CO 81611 Parties:A BUYER TO BE DETERMINED SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY Visit Land Title's Website at www.ltgc.com for directions to any of our offices. Estimate of Title insurance Fees "TBD" Commitment $217.00 Total $217.00 If Land Title Guarantee Company will be closing this transaction, the fees listed above will be collected at closing. Thank you for your order! Note: The documents linked in this commitment should be reviewed carefully. These documents, such as covenants conditions and restrictions, may affect the title, ownership and use of the property. You may wish to engage legal assistance in order to fully understand and be aware of the implications of the effect of these documents on your property. Chain of Title Documents: Pitkin county recorded 12/06/2019 under reception no. 660994 Plat Map(s): Pitkin county recorded 03/08/2006 under reception no. 521583 at book 77 page 96 199 Copyright 2006-2020 American Land Title Association. All rights reserved. The use of this Form 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. Property Address: 423 N 2ND ST, ASPEN, CO 81611 1.Effective Date: 11/10/2020 at 5:00 P.M. 2.Policy to be Issued and Proposed Insured: "TBD" Commitment Proposed Insured: A BUYER TO BE DETERMINED $0.00 3.The estate or interest in the land described or referred to in this Commitment and covered herein is: A FEE SIMPLE 4.Title to the estate or interest covered herein is at the effective date hereof vested in: SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY 5.The Land referred to in this Commitment is described as follows: LOTS F, G, H AND I,​ BLOCK 41,​ CITY AND TOWNSITE OF ASPEN,​ ACCORDING TO THE LOT LINE ADJUSTMENT PLAT RECORDED MARCH 8, 2006 IN PLAT BOOK 77 AT PAGE 96.​ COUNTY OF PITKIN,​ STATE OF COLORADO ALTA COMMITMENT Old Republic National Title Insurance Company Schedule A Order Number:Q62012066 200 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part I (Requirements) Order Number: Q62012066 All of the following Requirements must be met: This 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. Pay the agreed amount for the estate or interest to be insured. Pay the premiums, fees, and charges for the Policy to the Company. 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. The following will be required should the Company be requested to issue a future commitment to insure: 1.EVIDENCE SATISFACTORY TO THE COMPANY THAT THE TERMS, CONDITIONS AND PROVISIONS OF THE CITY OF ASPEN TRANSFER TAX HAVE BEEN SATISFIED. 2.WRITTEN CONFIRMATION THAT THE INFORMATION CONTAINED IN STATEMENT OF AUTHORITY FOR SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY RECORDED DECEMBER 06, 2019 AT RECEPTION NO. 660992 IS CURRENT. NOTE: SAID INSTRUMENT DISCLOSES JOHN B. JOHNSON AS THE VICE-MANAGER AUTHORIZED TO EXECUTE INSTRUMENTS CONVEYING, ENCUMBERING OR OTHERWISE AFFECTING TITLE TO REAL PROPERTY ON BEHALF OF SAID ENTITY. IF THIS INFORMATION IS NOT ACCURATE, A CURRENT STATEMENT OF AUTHORITY MUST BE RECORDED. 3.GOOD AND SUFFICIENT DEED FROM SMUGGLER FB3, LLC, A COLORADO LIMITED LIABILITY COMPANY TO A BUYER TO BE DETERMINED CONVEYING SUBJECT PROPERTY. NOTE: ADDITIONAL REQUIREMENTS OR EXCEPTIONS MAY BE NECESSARY WHEN THE BUYERS NAMES ARE ADDED TO THIS COMMITMENT. COVERAGES AND/OR CHARGES REFLECTED HEREIN, IF ANY, ARE SUBJECT TO CHANGE UPON RECEIPT OF THE CONTRACT TO BUY AND SELL REAL ESTATE AND ANY AMENDMENTS THERETO. THIS COMMITMENT IS FOR INFORMATION ONLY, AND NO POLICY WILL BE ISSUED PURSUANT HERETO. 201 This commitment does not republish any covenants, condition, restriction, or limitation contained in any document referred to in this commitment to the extent that the specific covenant, conditions, restriction, or limitation violates state or federal law based on race, color, religion, sex, sexual orientation, gender identity, handicap, familial status, or national origin. 1.Any facts, rights, interests, or claims thereof, not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 2.Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 3.Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and 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 of the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 6.(a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 7.(a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 8.RESERVATIONS AND EXCEPTIONS AS SET FORTH IN THE DEED FROM THE CITY OF ASPEN RECORDED MARCH 17, 1893 IN BOOK 79 AT PAGE 56, PROVIDING AS FOLLOWS: THAT NO TITLE SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER OR TO ANY VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS. 9.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF MEMORANDUM FROM CITY OF ASPEN COMMUNITY DEVELOPMENT RECORDED MARCH 6, 2006 AS RECEPTION NO. 521582. 10.EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT OF LOT LINE ADJUSTMENT RECORDED MARCH 08, 2006 IN BOOK 77 AT PAGE 96. 11.TERMS, CONDITIONS, PROVISIONS AND OBLIGATIONS OF REVOCABLE ENCROACHMENT AGREEMENT RECORDED MARCH 8, 2006 AS RECEPTION NO. 521588. 12.ANY FACTS, RIGHTS, INTERESTS OR CLAIMS WHICH MAY EXIST OR ARISE BY REASON OF THE FOLLOWING FACTS SHOWN ON IMPROVEMENT SURVEY PLAT CERTIFIED OCTOBER 10, 2019 PREPARED BY HIRED GUN SURVEYING, JOB #1908122 :ENCROACHMENT OF BRICK PATIO, WALKWAY OUTSIDE OF LOT LINE. SAID DOCUMENT STORED AS OUR ESI 37545523 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62012066 202 13.CLAIMS OF RIGHT, TITLE AND/OR INTEREST IN THE PROPERTY BETWEEN THE BOUNDARY LINE AND THE FENCE AS DEPICTED ON THE SURVEY PREPARED BY HIRED GUN SURVEYING, JOB NO. 1908122 WHETHER SAID CLAIMS ARISE BY ABANDONMENT, ADVERSE POSSESSION OR OTHER MEANS. SAID DOCUMENT STORE AS OUR ESI 37545523 ALTA COMMITMENT Old Republic National Title Insurance Company Schedule B, Part II (Exceptions) Order Number: Q62012066 203 LAND TITLE GUARANTEE COMPANY DISCLOSURE STATEMENTS Note: Pursuant to CRS 10-11-122, notice is hereby given that: Note: Effective September 1, 1997, CRS 30-10-406 requires that all documents received for recording or filing in the clerk and recorder's office shall contain a top margin of at least one inch and a left, right and bottom margin of at least one half of an inch. The clerk and recorder may refuse to record or file any document that does not conform, except that, the requirement for the top margin shall not apply to documents using forms on which space is provided for recording or filing information at the top margin of the document. Note: Colorado Division of Insurance Regulations 8-1-2 requires that "Every title entity shall be responsible for all matters which appear of record prior to the time of recording whenever the title entity conducts the closing and is responsible for recording or filing of legal documents resulting from the transaction which was closed". Provided that Land Title Guarantee Company conducts the closing of the insured transaction and is responsible for recording the legal documents from the transaction, exception number 5 will not appear on the Owner's Title Policy and the Lenders Policy when issued. Note: 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: No coverage will be given under any circumstances for labor or material for which the insured has contracted for or agreed to pay. The Subject real property may be located in a special taxing district.(A) A certificate of taxes due listing each taxing jurisdiction will be obtained from the county treasurer of the county in which the real property is located or that county treasurer's authorized agent unless the proposed insured provides written instructions to the contrary. (for an Owner's Policy of Title Insurance pertaining to a sale of residential real property). (B) The 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. (C) The land described in Schedule A of this commitment must be a single family residence which includes a condominium or townhouse unit. (A) 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. (B) The Company must receive an appropriate affidavit indemnifying the Company against un-filed mechanic's and material-men's liens. (C) The Company must receive payment of the appropriate premium.(D) If there has been construction, improvements or major repairs undertaken on the property to be purchased within six months prior to the Date of 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. (E) 204 Note: Pursuant to CRS 10-11-123, notice is hereby given: This notice applies to owner's policy commitments disclosing that a mineral estate has been severed from the surface estate, in Schedule B-2. 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 a closing protection letter for the lender, purchaser, lessee or seller in connection with this transaction. That there is recorded evidence that a mineral estate has been severed, leased, or otherwise conveyed from the surface estate and that there is substantial likelihood that a third party holds some or all interest in oil, gas, other minerals, or geothermal energy in the property; and (A) That such mineral estate may include the right to enter and use the property without the surface owner's permission. (B) 205 JOINT NOTICE OF PRIVACY POLICY OF LAND TITLE GUARANTEE COMPANY, LAND TITLE GUARANTEE COMPANY OF SUMMIT COUNTY LAND TITLE INSURANCE CORPORATION AND OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY This Statement is provided to you as a customer of Land Title Guarantee Company as agent for Land Title Insurance Corporation and Old Republic National Title Insurance Company. We want you to know that we recognize and respect your privacy expectations and the requirements of federal and state privacy laws. Information security is one of our highest priorities. We recognize that maintaining your trust and confidence is the bedrock of our business. We maintain and regularly review internal and external safeguards against unauthorized access to your non-public personal information ("Personal Information"). In the course of our business, we may collect Personal Information about you from: applications or other forms we receive from you, including communications sent through TMX, our web-based transaction management system; your transactions with, or from the services being performed by us, our affiliates, or others; a consumer reporting agency, if such information is provided to us in connection with your transaction; and The public records maintained by governmental entities that we obtain either directly from those entities, or from our affiliates and non-affiliates. Our policies regarding the protection of the confidentiality and security of your Personal Information are as follows: We restrict access to all Personal Information about you to those employees who need to know that information in order to provide products and services to you. We may share your Personal Information with affiliated contractors or service providers who provide services in the course of our business, but only to the extent necessary for these providers to perform their services and to provide these services to you as may be required by your transaction. We maintain physical, electronic and procedural safeguards that comply with federal standards to protect your Personal Information from unauthorized access or intrusion. Employees who violate our strict policies and procedures regarding privacy are subject to disciplinary action. We regularly assess security standards and procedures to protect against unauthorized access to Personal Information. WE DO NOT DISCLOSE ANY PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT STATED ABOVE OR PERMITTED BY LAW. Consistent with applicable privacy laws, there are some situations in which Personal Information may be disclosed. We may disclose your Personal Information when you direct or give us permission; when we are required by law to do so, for example, if we are served a subpoena; or when we suspect fraudulent or criminal activities. We also may disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you. Our policy regarding dispute resolution is as follows: Any controversy or claim arising out of or relating to our privacy policy, or the breach thereof, shall be settled by arbitration in accordance with the rules of the American Arbitration Association, and judgment upon the award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof. 206 Commitment For Title Insurance Issued by Old Republic National Title Insurance Corporation 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, Old Republic National Title Insurance Company, a Minnesota 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 6 months after the Commitment Date, this Commitment terminates and the Company’s liability and obligation end. COMMITMENT CONDITIONS 1. DEFINITIONS 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, 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: 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 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. “Knowledge” or “Known”: Actual or imputed knowledge, but not constructive notice imparted by the Public Records.(a) “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. (b) “Mortgage”: A mortgage, deed of trust, or other security instrument, including one evidenced by electronic means authorized by law.(c) “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. (d) “Proposed Insured”: Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment.(e) “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. (f) “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. (g) “Title”: The estate or interest described in Schedule A.(h) the Notice;(a) the Commitment to Issue Policy;(b) the Commitment Conditions;(c) Schedule A;(d) Schedule B, Part I—Requirements; and(e) Schedule B, Part II—Exceptions; and(f) a counter-signature by the Company or its issuing agent that may be in electronic form.(g) 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: (a) 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. (b) 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. (c) 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. (d) The Company shall not be liable for the content of the Transaction Identification Data, if any.(e) 207 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT 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. IN WITNESS WHEREOF, Land Title Insurance Corporation has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A to be valid when countersigned by a validating officer or other authorized signatory. Issued by: Land Title Guarantee Company 3033 East First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 Senior Vice President This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by Land Title Insurance Corporation. This Commitment is not valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I—Requirements; and Schedule B, Part II—Exceptions; 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. 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. (f) In any event, the Company’s liability is limited by the terms and provisions of the Policy.(g) Only a Proposed Insured identified in Schedule A, and no other person, may make a claim under this Commitment.(a) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment.(b) 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. (c) 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. (d) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company.(e) 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.(f) 208 Smuggler FB3, LLC P.O. BOX 2097 Naples, FL 34102 C/O: Bill Guth bill@wnggroup.com (E) 970-300-2120 (T) November 19, 2020 Community Development Department City of Aspen 130 S. Galena Street Aspen, CO 81611 To Whom It May Concern: This letter shall serve to provide notice that we authorize Ro Rockett Design to discuss and submit an HPC Application for our property at 423 N. Second Street. Ro Rockett Design contact information: Authorized Individuals: Jason Ro, Zac Rockett, Pil Sun Ham, Andrew Alexander Green 1031 Manchester BLVD, Unit 6 Inglewood, CA 90301 jro@rorockettdesign.com T 213-784-0014 x1 C 646-924-9782 www.rorockettdesign.com Thank you, __________________________ Anne Welsh McNulty, Manager Smuggler FB3, LLC Naples, FL 34102 __________________________ February 11, 2021 209 210 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: 273512414003 on 08/25/2020 Instructions: Disclaimer: http://www.pitkinmapsandmore.com 211 D W RINGSBY ENTERPRISES LLC DENVER, CO 80204 1336 GLENARM PL #200 DODGE LARRY & SARA LIV TRST RANCHO SANTA FE, CA 92067 PO BOX 2029 BLOCK FAMILY TRUST SANTA MONICA, CA 90405 2203 3RD ST #7 NAMADA PARTNERS GP BETHESDA , MD 20814 5116 MOORLAND LANE GREENBERG ASPEN LP ASPEN, CO 81611 240 LAKE AVE 230 LAKE LLC ASPEN, CO 81611 533 E HOPKINS AVE 3RD FLR 201 WEST SMUGGLER LLC HOUSTON , TX 77056 2121 SAGE RD #333 SIERRA ADVISORS LP HOUSTON, TX 77024 333 LITTLE JOHN LN CMML PROPERTIES LLC NEW YORK, NY 10022 120 E 56TH ST #320 229 WEST SMUGGLER LLC DALLAS, TX 75205 3509 CRESCENT AVE BARNHART PAUL F JR HOUSTON, TX 77056 2121 SAGE RD #333 SCHERMER GREGORY P & GRANT E ASPEN, CO 81611-1347 210 LAKE AVE ARGON LLC ASPEN, CO 81611 533 E HOPKINS AVE 3RD FL SCHIFF DAVID T NEW YORK, NY 10036 1177 AVE OF AMERICAS 42ND FL WEST SMUGGLER CONDO ASSOC ASPEN, CO 81611 COMMON AREA 322 W SMUGGLER FULLERTON JESSICA RES TRST ASPEN, CO 81611 306 W FRANCIS ST ALLEN ASPEN RES TRUST HOUSTON, TX 77027 4545 POST OAK PL #101 210 WEST FRANCIS LLC NAPLES, FL 34102 255 13TH AVE S #202 LAND TRUST MCLEAN, VA 22102 1650 TYSONS BLVD #900 426 NORTH SECOND LLC DALLAS, TX 75205 3509 CRESCENT AVE SECOND AND SMUGGLER CONDO ASSOC ASEPN, CO 81611 COMMON AREA 426 N SECOND ST 212 WEST FRANCIS LLC NAPLES, FL 34102 255 13TH AVE SOUTH #202 ASPEN RIVER RENDEZVOUS LLC GARDEN CITY, NY 11530 PO BOX 7138 PEARLSTONE ESTHER S ASPEN, CO 81612 PO BOX 8750 5 CONTINENTS ASPEN REALTY CORP ASPEN, CO 81611 407 N 3RD ST 326 WEST SMUGGLER LLC CHARLOTTE, NC 28202 500 E MOORHEAD ST #200 BARNARD JUDITH & FAIN MICHAEL ASPEN, CO 81611 413 W SMUGGLER SCHERMER LLOYD G & BETTY A ASPEN, CO 81611-1347 210 LAKE AVE KIENAST FAMILY LP LLLP ASPEN, CO 81611 406 W SMUGGLER ASPEN DRAGONFLY PARTNERS LLC NEW YORK, NY 10019 250 W 55TH ST 37TH FL 212 HANSON LUCY C PORT TOWNSEND, WA 98368 1775 FIR ST FULLERTON TRUST ASPEN, CO 81611 306 W FRANCIS ST PHILLIPPE THOMAS E JR & SUSAN MARIE ASPEN, CO 81611-1356 225 W SMUGGLER ST VICENZI GEORGE A TRUST ASPEN, CO 81612 PO BOX 2238 BLOCK FAMILY TRUST SANTA MONICA, CA 90405 2203 3RD ST #7 MOORE DIANE ASPEN, CO 81611 303 W FRANCIS CONNER MELINDA M TRUST LOS ANGELES, CA 90025 11100 SANTA MONICA BLVD #1700 322 SMUGGLER LLC TULSA, OK 74136 6120 S YALE AVE #813 ALTIERI FAMILY TRUST CORONA DEL MAR, CA 92625 206 DRIFTWOOD RD SAX JOEL ASPEN, CO 81611 303 W FRANCIS ST FULLERTON JOHN RES TRST ASPEN, CO 81611 306 W FRANCIS ST 234 WEST FRANCIS LLC NEW YORK, NY 10174 405 LEXINGTON AVE KINNEY FAMILY LP ASPEN, CO 81611 307 W FRANCIS ST CONOVER CATHRINE M WASHINGTON, DC 20007 1010 WISCONSIN AVE NW #550 BRUNDIGE CHELSEA C SNOWMASS, CO 81654 1755 SNOWMASS CREEK RD CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST GOTHAM AJAX LLC NEW YORK, NY 100202346 600 5TH AVE FL 14 301 LAKE AVENUE LLC BOCA RATON, FL 33431 2385 NW EXECUTIVE CTR DR #440 BLOCK FAMILY TRUST SANTA MONICA, CA 90405 2203 3RD ST #7 213 RO | ROCKETT DESIGN 1306 Bridgeway, Floor 2 / Sausalito, CA 94965 / 415.289.0830 / www.rorockettdesign.com Overview Our proposal is to restore the existing Victorian house at 423 N. Second Street in order to enhance and highlight the original historic structure and character. We propose to remove multiple, non-historic additions and structures and to include a new, subordinate addition at the rear of the property. Additionally, the material palette has been carefully selected to act as a quiet supporting character, using light tonal hues to showcase the restored Victorian. This proposed design maintains the existing non-conforming Floor Area, and we will demolish less than 40% of the existing structure as required by Code. Where an original non historic element is retained (an existing Level 01 addition in the 1950s as indicated on Sheet Z-004), it has clearly been indicated in the drawings and will be treated carefully to integrate with the character of the historic elements. The house as currently positioned/oriented will be relocated to reestablish the traditional relationship of the house facing the street and to comply with current setbacks. Notably, the front door of the house will be restored to the primary street elevation along Second Street by relocation and rotation. 214 EXP: 10/31/2021 215 XXXXX XXXXXXXXXXXXX XXX #5 REBAR &CAP FOUNDL.S. #24303#5 REBAR &CAP FOUND0.5' BELOW GROUNDL.S. #ILLEGIBLET.B.M. 7883.65'T5T6T21T22T20T23T19T18T17T14T12T24T1T3T7T8T9T10T15T2T4T13T16S 75°09'11" E 120.00'N 14°50'49" E 100.00' S 14°5 0 ' 4 9 " W 1 0 0 . 0 0 'N 75°09'11" W 120.00'LOT F, BLOCK 41LOT G, BLOCK 41LOT H, BLOCK 41LOT I, BLOCK 415.0'22.4'F.F.7884.69'12.6'16.6'4.1'16.0'14.1'1.8'7.8'7.2'15.5'0.4'1.8'8.7' 8.0' 30.8' 24.7'0.8'7.9'F.F.7887.33'5.4'2.5'STOPSIGN3.7'4.6'10.2'10.0'24.9'DYHDYHENORT H S E C O N D S T R E E T 75.62' R - O - W ASPH A L T ELEC.METER#5 REBAR FOUNDL.S.# 33645BEARS N25°30'21"E 0.50'#5 REBAR FOUNDL.S.# 33645BEARS S42°19'51"W 1.03'STREETSIGNPFFLAGPOLEF.F.7887.34'FIREHYDRANTLIGHTPOLESTOPF.F.7887.29'F.F.7887.19'WRIDGE7918.58'24" DRYWELLRIM=7883.79'ALLEY BLOCK 4119.44' R-O-WGRAVELSMUGGLER STREET75.65' R-O-WASPHALTRIDGE7918.46'LANDSCAPELIGHTING TYP.IVBT11IRRIGATIONVALVE BOXELEC.BOXGAS VALVEUNDER BENCHTRASHENCLOSUREF.F.7887.23'F.F.7887.24'GAS STUBAT BBQDRIVEWAYEVE7895.91'EVE7895.9'EVE7896.04'EVE7895.90'HOTTUBRIDGE7915.62'F.F.7887.38'F.F.7887.44'WOOD DECKWOO D D E C K WOO D D E C K BRICKSIDEWALKWOODDECKWOODDECKBRICKSIDEWALKSIDEWALKEVE7896.01'T T.V.DISHR-6 BUILDING SETBACK10' 10'R-6 BUILDING SETBACK5'R-6 B U I L D I N G S E T B A C K R-6 BUILDING SETBACK 5'MBMAILBOX7884.4'7884.7'7884.07885.3'7886.5'7885.4'7885.2'7884.9'7884.1'7884.1'7884.1'7884.5'7884.9'7884.2'LOT E, BLOCK 41 C.O.A. GPSMONUMENT #8C.O.A. GPSMONUMENT #9N84°08'42"W1233.00'S63°00'41"E761.90'PLANTEREVE7895.8'ELEC.TRANS.LOTS F-I, BLOCK 4112,000 S.F.±MULTI LEVELWOOD FRAME HOUSE423 N. 2ND STREET7884.7'WWWWWWWWWWWWW W W W W W WEX-UEEX-UEEX-UEEX-UECHIMNEY7918.5'PLANTERCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVCTVEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEEX-UEGGGGGGGGGGGGGGGGEX-UE EX-UE EX-UE EX-U E EX-U E EX-UE EX-U E EX-U E EX-UE EX-UE EX-UEF.F.7887.34'T T TTTTTTTTTTTTTTTTTTTTTTTTT TTTTT7884788578857886 78867885CTV CTVCTVCTV CTV CATV PED(TYP.)TELE.PED (TYP.)ELEC.TRANS.CATVPEDESTALWATERLINE TYP.UNDERGROUNDELECTRICTYP.EX-UEUNDERGROUNDTELEPHONETYP.UNDERGROUNDGAS TYP.UNDERGROUNDCABLE TYP.CATVPEDESTALAREA SUBJECTTO ENCROACHMENTLICENSE PER BK 727 PG 870REVOCABLE ENCROACHMENTLICENSE PER REC. NO. 521588ADJOINERPATIOSTEPS0'35.8'27'32.6'NOTICE: ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTIONBASED UPON ANY DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER YOU FIRSTDISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT INTHIS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM THE DATE OF THECERTIFICATION SHOWN HEREON.ByNO.DateProject NO.RevisionDrawn By:Checked By:Date:Computer File:P.O. Box 1746Rifle, CO 81650Phone (970) 625-1954Fax (970) 579-7150www.peaksurveyinginc.comSNWEPeak Surveying, Inc.Since 2007190921 OF 1SMUGGLER FB3, LLC.CITY OF ASPEN, COLORADOIMPROVEMENT & TOPO SURVEYLOTS F-I, BLOCK 41, CITY OF ASPEN423 N. 2ND STREETJGJRNJANUARY 09, 2020092.DWG101/10/20UPDATE TREE CHARTJRNIMPROVEMENT SURVEY PLAT & TOPOGRAPHIC SURVEYLOTS F-I, BLOCK 41, ORIGINAL TOWNSITE OF ASPENACCORDING TO THE LOT LINE ADJUSTMENT PLATRECORDED MARCH 08, 2006 IN PLAT BOOK 77 AT PAGE 96CITY OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADOPROPERTY DESCRIPTIONLOTS F-I, BLOCK 41, ORIGINAL TOWNSITE OF ASPEN ACCORDING TO THE LOT LINE ADJUSTMENT PLATRECORDED MARCH 08, 2006 IN PLAT BOOK 77 AT PAGE 96, CITY OF ASPEN, COUNTY OF PITKIN, STATE OFCOLORADO.NOTES:1) THIS PROPERTY IS SUBJECT TO RESERVATIONS, RESTRICTIONS, COVENANTS, BUILDING SETBACKS ANDEASEMENTS OF RECORD, OR IN PLACE AND EXCEPTIONS TO TITLE SHOWN IN THE TITLE COMMITMENTPREPARED BY LAND TITLE GUARANTEE COMPANY, ORDER NO. Q62010659-3, DATED EFFECTIVE AUGUST 16,2019.2) THE DATE OF THIS SURVEY WAS DECEMBER 18 & 23, 2019.3) BASIS OF BEARINGS FOR THIS SURVEY IS A BEARING OF S14°50'49"W BETWEEN THE NORTHEASTERLYCORNER OF LOT I, BLOCK 41, A #5 REBAR & CAP L.S. #ILLEGIBLE FOUND IN PLACE AND THESOUTHEASTERLY CORNER OF LOT I, BLOCK 41, A #5 REBAR & CAP L.S. #24303 FOUND IN PLACE.4) UNITS OF MEASURE FOR ALL DIMENSIONS SHOWN HEREON IS U.S. SURVEY FEET.5) THIS SURVEY IS BASED ON THE LOT LINE ADJUSTMENT PLAT RECORDED MARCH 08, 2006 IN PLAT BOOK77 AT PAGE 96 IN THE PITKIN COUNTY CLERK AND RECORDER'S OFFICE AND CORNERS FOUND IN PLACE.6) ELEVATIONS ARE BASED ON A GPS OBSERVATION UTILIZING THE WESTERN COLORADO RTVRN GPSNETWORK (1988 ORTHO DATUM) YIELDING AN ON-SITE ELEVATION OF 7883.65' ON A TBM AS SHOWN.CONTOUR INTERVAL EQUALS 1 FOOT.7) THERE WAS APPROXIMATELY 12" OF SNOW AND ICE ON THE GROUND AT THE TIME OF SURVEY.8) ERROR ON CLOSURE FOR THIS SURVEY IS LESS THAN 1:15,000.NESW0306090120150180210240270300330P e ak S urveying, Inc.0101020405SUBJECTPROPERTYVICINITY MAPSCALE: 1" = 2000'IMPROVEMENT SURVEY STATEMENTI, JASON R. NEIL, HEREBY CERTIFY TO SMUGGLER FB3, LLC, THAT I AM A PROFESSIONAL LAND SURVEYORLICENSED UNDER THE LAWS OF THE STATE OF COLORADO; THAT THIS IMPROVEMENT SURVEY PLAT ISTRUE, CORRECT AND COMPLETE BASED ON MY KNOWLEDGE, INFORMATION AND BELIEF AS LAID OUT ANDSHOWN HEREON; THAT THIS IMPROVEMENT SURVEY PLAT IS NOT A GUARANTY OR WARRANTY, EITHEREXPRESSED OR IMPLIED, THAT THIS IMPROVEMENT SURVEY PLAT WAS MADE BY ME FROM AN ACCURATESURVEY OF THE REAL PROPERTY PERFORMED BY ME OR UNDER MY DIRECT SUPERVISION ON DECEMBER 18& 23, 2019 AND JANUARY 02, 2020; THAT, IN THE PREPARATION OF THIS IMPROVEMENT SURVEY PLAT, IRELIED UPON LAND TITLE GUARANTEE COMPANY, ORDER NO. Q62010659-3, DATED EFFECTIVE AUGUST 16,2019; THAT THE LOCATION AND DIMENSIONS OF ALL BUILDINGS, IMPROVEMENTS, EASEMENTS, RIGHTS OFWAY IN EVIDENCE OR KNOWN TO ME AND ENCROACHMENTS BY OR ON THE REAL PROPERTY ANDMATTERS REFERENCED IN SAID TITLE COMMITMENT CAPABLE OF BEING SHOWN ARE ACCURATELYSHOWN, AND THAT THIS PLAT IS IN ACCORDANCE OF AN IMPROVEMENT SURVEY PLAT AS SET FORTH INC.R.S. §38-51-102(9). DATED: JANUARY 10, 2020 BY:___________________________________ JASON R. NEIL, P.L.S. NO. 37935 FOR AND ON BEHALF OF PEAK SURVEYING, INC.COL O R ADO LICENSEDPROFESSIONAL LAND S U RVEYOR JAS O N R. NEIL37935216 EXP: 10/31/2021 217 EXP: 10/31/2021 218 EXP: 10/31/2021 219 EXP: 10/31/2021 220 EXP: 10/31/2021 221 EXP: 10/31/2021 222 EXP: 10/31/2021 223 EXP: 10/31/2021 224 EXP: 10/31/2021 225 EXP: 10/31/2021 226 EXP: 10/31/2021 227 EXP: 10/31/2021 228 EXP: 10/31/2021 229 EXP: 10/31/2021 230 EXP: 10/31/2021 231 EXP: 10/31/2021 232 EXP: 10/31/2021 233 EXP: 10/31/2021 234 EXP: 10/31/2021 235 EXP: 10/31/2021 236 237 EXP: 10/31/2021 238 EXP: 10/31/2021 239 EXP: 10/31/2021 240 EXP: 10/31/2021 241 EXP: 10/31/2021 242 EXP: 10/31/2021 243 EXP: 10/31/2021 WITH PAINTED HALF LITE WOOD DOOR 244 EXP: 10/31/2021 245 (N) WHITE PAINTED WOOD FENCE, SLD EXP: 10/31/2021 246 EXP: 10/31/2021 247 DOOR DOOR WOOD & GLASS WINDOW EXP: 10/31/2021 248 EXP: 10/31/2021 249