The URL can be used to link to this page

Home My WebLink Aboutagenda.hpc.202105121 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION May 12, 2021 4:30 PM, WEBEX www.webex.com Enter Meeting Number 182 902 6594 Password provided 81611 Click "Join Meeting" OR Join by phone Call: 1-408-418-9388 Meeting number (access code): 182 902 6594# I.SITE VISIT II.ROLL CALL III.MINUTES III.A.minutes 4.14.2021 minutes.hpc.20210414.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 XII.OLD BUSINESS 1 2 XII.A.303 S. Galena – Minor Development, CONTINUE PUBLIC HEARING TO JULY 14th XIII.NEW BUSINESS XIII.A.202 E. Main Street - Final Review and Setback Variations, PUBLIC HEARING Memo.202 E Main.20210512.pdf Resolution.202 E Main.20210512.pdf ExhibitA.1 HPGuidelinesCriteria.pdf ExhibitA.2 SetbackVariationCriteria.pdf ExhibitB HPC Resolution & Meeting Minutes.20191009.pdf ExhibitC Referral Comments.202 E Main.20210512.pdf ExhibitD Application.202 E Main.20210512.pdf XIII.B.Report on CPI Conference XIV.ADJOURN XV.NEXT RESOLUTION NUMBER Typical Proceeding Format for All Public Hearings 1)Conflicts of Interest (handled at beginning of agenda) 2) Provide proof of legal notice (affidavit of notice for PH) 3) Staff presentation 4) Board questions and clarifications of staff 5) Applicant presentation 6) Board questions and clarifications of applicant 7) Public comments 8)Board questions and clarifications relating to public comments 9) Close public comment portion of bearing 10) Staff rebuttal/clarification of evidence presented by applicant and public comment 11) Applicant rebuttal/clarification End of fact finding. Deliberation by the commission commences. No further interaction between commission and staff, applicant or public 12) Chairperson identified the issues to be discussed among commissioners. 13) Discussion between commissioners* 14) Motion* *Make sure the discussion and motion includes what criteria are met or not met. 2 3 Revised April 2, 2014 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 14, 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: n/a Staff present: Amy Simon, Planning Director Sarah Yoon, Historic Preservation Planner Kate Johnson, Assistant City Attorney Wes Graham, Deputy City Clerk APPROVAL OF MINUTES: Mr. Kendrick moved to approve February 17th and March 24th minutes. Mr. Moyer seconded. Roll Call: Mr. Kendrick; Yes, Mr. Moyer; Yes, Mr. Halferty; Yes, Ms. Thompson; Yes. PUBLIC COMMENT: None COMMISSIONER COMMENTS: Ms. Thompson asked Ms. Simon if they have hired anyone for the open historic preservation positions. Ms. Simon said that they are still in the interview process. Mr. Halferty asked about the discrepancy in the new paint on the Wheeler Opera House and if it was paint, a sample, or bonding. Ms. Simon said that there was research put into the historic paint color for all the woodwork around the windows. Ms. Simon said that he could be seeing some of the sampling processes. She said that Sara Adams might be able to answer some questions since she is working on this project. Mr. Halferty asked if there was a monitor on this project. Ms. Simon stated that this project is being handled administratively. She added that maybe a hardhat tour can be arranged. Ms. Simon asked if Ms. Adams wanted to add any additional information. Ms. Adams said that some test patches were done with paint colors trying to get as close to the original color that was found underneath some of the old layers of paint. She said as far as a site visit, she is willing to set that up. Mr. Moyer asked why they are painting when it is freezing at night. Ms. Adams stated that she does not know about the timing of the painting and will follow up with staff. Mr. Moyer stated he would like to know what the paint is and the primer. Mr. Halferty stated he would like to take a guided tour. DISCLOSURE OF CONFLICT: Ms. Sanzone has a conflict of interest with 211 W. Hopkins Avenue. PROJECT MONITORING: Ms. Yoon stated that 920 E. Hyman has been elevated to the board level review. Ms. Sanzone is the monitor with staff reviewing the project. She said that the project received approval at the beginning of 2020 and staff and monitor determined that the scope of change that is being presented tonight should be reviewed by the full board because the 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 14, 2021 alteration deviates from scale and proportion. Ms. Yoon stated that all of the changes are concentrated on the elevations of the non-historic edition. Dylan Johns with Zone 4 Architects. Mr. Johns said that they are working with Bob Boden on this project. He said the reason that they are presenting today is because of two factors. The first being is the discovery of some existing structural conditions in the non-historic edition which prompted a change to some floor plan layouts which forced the move of some windows, and secondly, design direction shift, to add mullions to the windows on the non-historic edition. He stated that his team believes that all of these changes are keeping in conformance with both previous approvals and the historic design guidelines. Ms. Thompson stated that they are relatively minor changes on three elevations and two windows. She added that because they are on the addition, she does not see many issues with them. Mr. Halferty stated that he agrees with Ms. Thompson. Mr. Kendrick stated that he does not think the changes are inappropriate and is in favor of changes. Ms. Sanzone said this was brought back up to HPC because the applicant was making changes that were on each of the elevations, and they felt like it was beyond the project monitor scope. She added that the mullions start to connect a historic reference that is not appropriate to Aspen. Ms. Thompson stated that she agrees with Ms. Sanzone. She said that she finds it odd that the windows on the south-facing elevation are not centered on the gables. Ms. Thompson asked how visible the windows are from the street. Ms. Sanzone said one would have to really crank their head, and they are somewhat visible. Ms. Thompson stated that since the windows are not so noticeable, she would not reject the application. Mr. Moyer asked Ms. Sanzone if her recommendation regarding the mullions not be added. Ms. Sanzone stated that she is on the fence and wanted to hear what the rest of the board thought. Mr. Moyer asked why the windows were not centered. Mr. Johns said the change in location of that door was due to a structural condition. He added he walked by the project, and from the street, there is only a small portion of the very top part of the doors visible over the existing gable. Ms. Thompson stated that she would like to see the window and door centered. She explained that at night with the lights on in the house the off centering will be much more noticeable. Ms. Thompson said that she does not mind the mullions on the addition and that the relation is more with form and material and not fenestration. The board echoed agreements. Ms. Yoon stated that HPC has given the applicant direction to restudy the south elevation to see if the windows and door can be centered and work with staff and monitor with that direction. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Simon stated that there was a certificate of no negative effect issued for 549 Race Alley, a Victorian in the Fox Crossing subdivision. She said they are doing some landscape improvements around the connector and the historic building. STAFF COMMENTS: None 5 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 14, 2021 Ms. Sanzone left the meeting. NEW BUSINESS: 211 W. Hopkins Avenue- Final Major Development. Ms. Simon stated that this project is a voluntary designation of an AspenModern property and is a Pan Abode home that sits on Hopkins. Ms. Simon stated that staff is recommending approval. APPLICANT PRESENTATION - Sara Adams with BendonAdams, representing the owner. Ms. Adams stated that when this project was presented to City Council, they agreed with all of HPC’s recommendations, and it received unanimous approval. Ms. Adams reviewed the benefits that were asked for and received. Ms. Adams reviewed the restoration plan that was proposed. She pointed out a newly added historic marker that was requested by Mayor Torre and agreed upon by the City Council. The marker will sit in front of the Pan Abode on a simple wood post. She said that there will be an added sidewalk in front of the Pan Abode for much easier access than what is currently there. Ms. Adams showed the proposed lighting and materials for the new addition and the Pan Abode. She explained that the Pan Abode is being restored so there is not a lot of material to be present. Ms. Adams said for the new addition there will be board form concrete for the foundation, and different sized horizontal wood boards for the siding to help break up the massing of the new addition. She added that there will be a dark bronze finish on the windows that will match the historic windows of the Pan Abode. There will be a standing seam metal roof for the new addition. Ms. Adams said that there will be square sconces for the light fixture on the secondary entrance, and there will be lighting on the pathway to the new building. She stated that the light that will be used on the exterior of the Pan Abode will relate more historically than what is there currently. The light fixture will be frosted to meet the lighting code. Ms. Adams stated that there will be sod placed at the front of the Pan Abode and varying plants to soften the walkway to the new addition. She pointed out that there is a wood deck proposed coming off the Pan Abode on the west side. There will be hard landscaping of concrete in front of the new addition. She explained that this will be a subtle way to distinguish between the asset and the new addition. Ms. Adams stated that when the Pan Abode is picked up, the historic brick chimney will be taken down and rebuilt with an opening to the outside that will create a nice fire feature for the deck area. She added that the deck area will be hidden behind a fence and the large spruce trees that will be kept. Ms. Adams addressed the concerns about the drywell lid. She said that they will be repurposing a large stone paver to create a seamless top for the drywell. Ms. Adams showed a rendering and reviewed the venting and mechanical design plan. She said the venting will be consolidated in the chimney enclosures of the new addition and that the mechanical will be consolidated on the alley and will be fenced in. Ms. Adams added that there is a proposed air conditioning unit on the east side of the Pan Abode. She explained that they are trying to sink the unit 30 inches into the ground. Ms. Adams reviewed the fence details that were presented at the conceptual review meeting. Ms. Adams reviewed the conditions of approval. Ms. Thompson asked if all the path lighting starts behind the front façade of the Pan Abode. Matthew Moritz stated that is correct. Ms. Thompson asked if there was any lighting proposed for the Pan Abode walkway. Ms. Adams said no lighting is being proposed. 6 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 14, 2021 STAFF COMMENTS: Ms. Simon reviewed the conditions of approval. She said that staff is very supportive of this project. Ms. Thompson asked if the paver would sit on top of the drywell or if it would fit at the top acting more like a cap or if the sand bed would be intended to cover the drywall cap. Mr. Moritz stated that there will be one stone paver to sit on top. Ms. Thompson asked if all the stones would be set in the sand and if there would there be edging. Mr. Moritz stated that yes, the stones would be set in sand, and most likely there would be edging. Mr. Halferty asked what the existing and proposed elevation is for the chimney. Ms. Adams said that the chimney will stay relatively the same height as it is now. Mr. Kendrick asked if there was glazing to the outside fire feature or open air. John Rowland stated that there will be glazing. COMMISSIONER COMMENTS: Ms. Thompson said the biggest things to discuss are the landscaping plan, light, and equipment. She said that Bluegreen has done a great job with the landscape plan with the different landscaping between the existing structure and the proposed structure. Ms. Thompson stated she agrees with all of the conditions for the landscape in the resolution for approval. She said that they should revise condition #5 to state that the walkway should replicate what currently exists. She added that the detail for the drywell is great and the light fixtures are pretty typical and is in favor of them. Mr. Halferty said that the profile is a bit high, but maybe with staff and monitor this can be addressed. He said that the lighting plan and landscaping complies. He said he would like to see the fireplace hidden a bit more. Mr. Halferty said he is fine with staff and monitor as far as the mechanical units are concerned. He added that trying to reduce the mechanical units inside a sub grad area sounds good and visually sounds good, but there should be a consult with a mechanical engineer about airflow. Mr. Kendrick stated that he agrees with Ms. Thompson’s comments especially condition #5 and Mr. Halferty’s comments about the fireplace being hidden a bit more. He said the fire will be noticeable even with the tree placement. Mr. Kendrick stated that the restoration plan looks amazing. Mr. Moyer said he echoes the fireplace comments. He said that if there is a generator, that is something that needs to be dealt with. Mr. Moyer said that he has a concern about the 5-foot wide sidewalk when they normally encourage 3 feet. Mr. Moyer stated that he thinks this will be a great project. Ms. Thompson stated that the generator has to have a maximum of 80 decibels of sound level at the property line. She added that it’s outside of HPC purview, but it has to be met. Ms. Thompson said that if the walkway was historically 5 feet and there is evidence to prove that, then it should remain. Ms. Thompson asked Ms. Adams if she had evidence or knowledge of the original path size. Ms. Adams stated that all of her photos show the path covered in snow. Ms. Simon stated that they want to make sure the pathway is proportionate to the size entry to the building. Certainly, she is happy to work with everybody to keep that in place. 7 REGULAR MEETING HISTORIC PRESERVATION COMMISSION APRIL 14, 2021 Ms. Thompson stated that she agrees with the fireplace comments. And added that staff and monitor can help in this situation. She added that they may want to add a condition about the fireplace detail. Ms. Thompson moved to approve Resolution #08, Series of 2021 with added conditions, Mr. Moyer Seconded. Roll call vote: Mr. Kendrick, Yes; Mr. Moyer, Yes; Mr. Halferty; Yes, Ms. Thompson; Yes. 4-0, motion carried. The staff monitor will be Mr. Halferty. Ms. Sanzone rejoined the meeting. OTHER BUSINESS: HPC Awards. Ms. Simon stated that the HPC awards are normally held during the second council meeting of May. She added that May is National Historic Preservation Month. She said that it's up to HPC to decide categories and style and anything else they would like to include for the awards. Ms. Simon reminded the board that they discussed the awards last year in April, but the world turned upside down and no decision was made. She stated the awards may be presented at the May 25th council meeting virtually. Ms. Simon showed a video clip of the candidates from last year that includes 301 E. Hopkins, 534 E. Cooper, 124 W. Hallam, 602 E. Hyman, 541 Race, 506 E. Main, 223 E. Hallam, and 210 W. Main. Ms. Simon reviewed the criteria and categories for the awards. The HPC board reviewed the candidates and criteria. _________________________ Wes Graham, Deputy Clerk 8 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: May 12, 2021 RE: 202 East Main Street – Final Major Development and Setback Variations, PUBLIC HEARING APPLICANT /OWNER: 202 E. Main St., LLC, Joshua Whalen & Kathryn Whalen REPRESENTATIVE: BOSS Architecture LOCATION: Street Address: 202 E. Main Street Legal Description: Lot 1, Main Street Victorians Historic Lot Split Subdivision Exemption According to the Plat thereof Recorded November 9, 2012 in Plat Book 100 at Page 92, City and Townsite of Aspen, Colorado Parcel Identification Number: PID# 2737-073-99-001 CURRENT ZONING & USE MU (Mixed-Use) & Main Street Historic District; Commercial Use PROPOSED USE: Single-Family Residential SUMMARY: On October 9, 2019, HPC granted approval to demolish non-historic additions, to relocate the historic home on a new basement and to construct a new addition to the historic miner’s cottage on this property. Setback variations and a floor area bonus of 500 s.f. were granted as well as a change in use of the property from commercial to single-family residence. The applicant (a new owner since Conceptual review) requests Final approval. STAFF RECOMMENDATION: Staff recommends approval with conditions identified on page 5 of this memo. Site Locator Map – 202 E. Main 202 9 Page 2 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com BACKGROUND: 202 East Main Street is a designated landmark 3,000 square foot lot in the Mixed-Use zone district. This property contains a one-story miner’s cottage with a non-historic addition to the rear. The house appears to be in its original location according to the historic Sanborn maps. Historic photographs show that much of the original architectural details are intact. There is a small spruce tree in front of the historic resource and two large cottonwood trees towards the front of the property in the public right-of-way. The site slopes down towards the alley by approximately 3’-6”. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals: • Major Development (Section 26.415.070.D) for the demolition of the non-historic addition and the construction of a new addition to the rear of the property. • Setback Variations (Section 26.415.110.C) for the historic home to remain in its current location and the proposed new addition. This Conceptual approval granted for this project was not called up by City Council during the Notice of Call-up held on December 10, 2019. Conceptual approval is valid for one year. The applicant was granted a six month extension of their Conceptual Development approval by HPC, and a complete Final Development application was received prior to the deadline. HPC is the final review authority for Final Design Development Review. NOTE: This project is reviewed under the Land Use Code prior to the historic preservation benefits code amendments approved by City Council on May 13, 2019 because it was submitted and declared complete before the new code language went into effect on June 12, 2019. Figure 1 – Sanborn Map, 1904 Figure 2 – 202 E. Main, 1890 Source: Aspen Historical Society 10 Page 3 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com PROJECT SUMMARY: The applicant received Conceptual approval to restore architectural elements of the historic home, demolish the non-historic addition, and relocate the historic home on a new basement foundation. The mass and scale of the new addition was approved and HPC granted setback variations and a floor area bonus of 500 s.f. for the approved design. Since Conceptual approval, the property was sold to a new owner. The Final review includes minor revisions that stay within the parameters of Conceptual approval and corrections to the setback variations. This Final application addresses building materials and fenestration selection, design modifications to address constructability, landscape plan, lighting plan and mechanical equipment. STAFF COMMENTS: Staff supports the submitted application for Final Design Review but recommends HPC further discuss the following topics. 1. Landscape Plan & Stormwater Mitigation Plan: The proposed landscape plan incorporates a maintenance edge around the foundation of the historic home. The existing spruce tree in the front yard is to be removed and a 3’ wide concrete front walkway is proposed. After further investigation, it has been identified that the cottonwood tree in the right of way needs to be removed. The applicant shall continue discussions with the Parks Department related to the removal of this tree and appropriate mitigation requirements. Open space on the property is concentrated towards the front yard of the property. The proposed diagonal configuration of perennials plantings in the most significant zone is out of character with the historic resource. Additionally, the proposed dogwoods around the southwest corner of the historic home and along the front porch are too close to the resource and too dense. Staff recommends the front yard maintain existing sod conditions and the restudy of the perennial beds and plantings in the front yard to meet Design Guidelines 1.12 and 1.13. The metal fence proposed along the front yard is a reconstruction of a historic fence using photographic evidence which meets Design Guideline 1.16. A new concrete site wall is proposed to replace the stone retaining wall that is failing along the southwest side corner of the property. The applicant indicates that this stone wall is not historic. While concrete would be an appropriate material, staff recommends the height of this feature be reduced to the minimum required to meet Design Guideline 1.22. The stormwater mitigation plan seems to rely on the rain garden configurations on the site. With staff’s recommendation to restudy the front yard perennial beds, changes to the stormwater mitigation plan may be required. The final design needs to limit visual impacts to the foreground of the resource to meet Design Guideline 1.8. 2. Historic Landmark – Alterations: The applicant proposes the restoration of architectural details that include historic fenestration, the historic brick chimney, and other architectural details. The preservation approach must be reviewed by staff prior to building permit to confirm that the front doors and transoms to be preserved are original (if not, restoration is needed) 11 Page 4 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com and to ensure that the chimney is reconstructed to accurate dimensions.) As part of this review, the applicant requests the installation of a new skylight on the historic resource behind the main gable. Although this feature would not be visible from Main Street, staff finds this alteration does not support restoration efforts and such features are typically not allowed on the historic resource (Design Guideline 7.3). A black surface mounted light fixture is proposed in the soffit of the front porch. Although the fixture is simple in design, a recessed fixture would be more appropriate for this location (Design Guideline 12.3). 3. New Addition – Materials & Fenestration & Mechanical Equipment: The approved two- story addition is located to the rear of the property with a one-story connecting element that tucks under the eaves of the historic building. The length of the connecting element has been modified to be slightly longer than what was previously proposed, and the garage and alley- facing loggia has been revised to accommodate the dimensions of two on-site parking spaces (please note that the required width of a parking space is 8’6” and the plans need to be clarified to confirm that is provided for each space in the garage). The proposed lightwell in the southwest corner of the property has been revised for constructability and is now less visible from the street (Design Guideline 9.6). Staff supports the modifications made for Final review because they address constructability concerns while maintaining the overall mass and scale of the conceptual approval. Materials & Fenestration: The approved addition relates to the historic resource using building materials and fenestration, while departing from form. Wood siding is called out as the main cladding material for the new addition. Although the butt-jointed installation of the siding on the new construction is a contemporary approach, the dimensions of the siding relates to the exposure of the historic clapboard siding. The proposed fenestration in the Final application reduces the overall amount of glazing from what was previously proposed for the addition and the fenestration dimensions strongly relate to the dimensions of the historic double-hung windows. Staff finds the final building materials and fenestration achieve a strong design compatibility with the historic resource and meet Design Guideline 10.6. Mechanical Equipment: The applicant proposes three condensing units directly mounted to the new addition on the east elevation. According to Design Guideline 12.4, mechanical equipment may only be mounted on the building on an alley façade. Staff recommends the proposed equipment be located on the ground where it can be screened (Design Guideline 12.4). The proposed location also appears to be problematic because they intrude into the side yard setback and were not part of what was evaluated for a variation at Conceptual and they may not be able to meet the limitations on noise levels that are acceptable as measured from a property line. A revised plan for this equipment is needed. 4. Setback Variations: Setback variations were granted to the project during conceptual review for the purposes of memorializing the location of the historic resource on the site and the location of the new addition as it relates to the resource. The applicant has identified an error 12 Page 5 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com in the recorded language regarding the setback variations granted during Conceptual review and requests the following setback variations which will fix the error: • 5’ setback reduction of the west side yard, above and below grade, for the historic house, the lightwell, the new addition, and the trash enclosure. • 2’ setback reduction of the east side yard, above and below grade, for the historic house, the proposed lightwell, and the new addition. • 5’ setback reduction of the rear yard setback for the trash enclosure. REFERRAL COMMENTS: The application was referred out to other City Departments who have requirements that will significantly affect the permit review. The following is a summary of comments received. See Exhibit C for details. Engineering Department: 1. At the time of building permit, an agreement with the neighbor to the west of the property is needed before redoing their existing sidewalk. 2. At the time of building permit, finalize details regarding the service line minimum dimensions required for the property. 3. At the time of building permit, address details related to the water service line associated with both 202 E. Main and 208 E. Main. 4. At the time of building permit, address and finalize stormwater comments. Parks Department: 1. A tree permit will be required for the request to remove two trees. A cottonwood tree needs to be planted back in the right-of-way. 2. Additional discussion is needed about repair of the existing water line that services both 202 E. Main and 208 E. Main. RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) approve this application with the following conditions: 1.) Restudy the landscape plan for the front yard to maintain traditional sod and perennial conditions and reduce plantings surrounding the front of the historic resource to meet Design Guidelines 1.12 and 1.13. The final landscape plan to be reviewed and approved by staff and monitor prior to building permit submission. 2.) Continue to work with all relevant City Departments regarding the stormwater mitigation plan. Stormwater features shall not create visual impact to the historic resource. Any changes to be reviewed and approved by staff and monitor prior to building permit submission. 13 Page 6 of 6 130 South Galena Street Aspen, CO 81611-1975 | P: 970.920.5197 | cityofaspen.com 3.) The preservation approach on the historic resource must be reviewed by staff prior to building permit to confirm that the front doors and transoms to be preserved are original (if not, restoration is needed) and to ensure that the chimney is reconstructed to accurate dimensions.) 4.) Remove the proposed skylight in the historic resource. 5.) Replace the surface mounted light fixture with a recessed fixture in the soffit of the front porch. 6.) Propose a new plan for the proposed condensing units to meet setback and noise requirements, and screen the units to meet Design Guideline 12.4. 7.) Provide cutsheets for gutters, downspouts, and snow clips, to be reviewed and approved by staff and monitor prior to building permit submission. 8.) The visual impact of the location of the fire department connection (FDC) hook-up and strobe must be reviewed and approved by staff and monitor prior to building permit submission. 9.) The following setback variations are granted for this project: • 5’ setback reduction of the west side yard, above and below grade, for the historic house, the lightwell, the new addition, and the trash enclosure. • 2’ setback reduction of the east side yard, above and below grade, for the historic house, the proposed lightwell, and the new addition. • 5’ setback reduction of the rear yard setback for the trash enclosure. 10.) Conceptual approval included a 500 square foot bonus, but the Final application represents that only 412 square feet is needed. All calculations will be confirmed during building permit review. Bonus floor area not used for this project will be forfeited and must be earned through a future request. ATTACHMENTS: Resolution #____, Series of 2021 Exhibit A.1 – Historic Preservation Design Guidelines Criteria / Staff Findings Exhibit A.2 – Setback Variations / Staff Findings Exhibit B – HPC Resolution #18, Series of 2019 and Meeting Minutes, October 9, 2019 Exhibit C – Referral Comments Exhibit D – Application 14 HPC Resolution #__, Series of 2021 Page 1 of 4 RESOLUTION #__, SERIES OF 2021 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT REVIEW AND SETBACK VARIATIONS FOR THE PROPERTY LOCATED AT 202 EAST MAIN STREET, LOT 1, MAIN STREET VICTORIANS HISTORIC LOT SPLIT SUBDIVISION EXEMPTION, ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 9, 2012 IN PLAT BOOK 100 AT PAGE 92, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2737-073-99-001 WHEREAS, the applicant, 202 E Main St., LLC, represented by Boss Architecture, has requested HPC approval for Final Major Development and Setback Variations for the property located at 202 East Main Street, Lot 1, Main Street Victorians Historic Lot Split Subdivision Exemption, According to the Plat thereof Recorded November 9, 2012 in Plat Book 100 at Page 92, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for 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. As a historic landmark, the site is exempt from Residential Design Standards review. 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 Setback Variations, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.C, Setback Variations; 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 May 12, 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 and Setback Variations for 202 East Main Street, Lot 1, Main Street Victorians Historic Lot Split Subdivision Exemption, According to the Plat thereof Recorded November 9, 2012 in Plat Book 100 at Page 92, City and Townsite of Aspen, Colorado as follows: 15 HPC Resolution #__, Series of 2021 Page 2 of 4 Section 1: Final Major Development Review HPC hereby approves Final Major Development and Setback Variations as proposed with the following conditions: 1.) As required in the Conceptual approval, Resolution #18, Series of 2019, work closely with staff and monitor regarding the preservation plan and identifying areas for additional documentation and investigative demolition. 2.) As required in the Conceptual approval, Resolution #18, Series of 2019, provide necessary agreements from neighboring properties for site excavation stabilization prior to building permit submission. 3.) As required in the Conceptual approval, Resolution #18, Series of 2019, design curb heights around the lightwell to be 6” or less, and work with the Building Department and staff to discuss a flat grate option around the lightwell. 4.) As approved during Conceptual approval, Resolution #18, Series of 2019, a 500 s.f. floor area bonus is granted. 5.) As required in the Conceptual approval, Resolution #18, Series of 2019, 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. 6.) Restudy the landscape plan for the front yard to maintain traditional sod and perennial conditions and reduce plantings surrounding the front of the historic resource to meet Design Guidelines 1.12 and 1.13. The final landscape plan to be reviewed and approved by staff and monitor prior to building permit submission. 7.) Continue to work with all relevant City Departments regarding the stormwater mitigation plan. Stormwater features shall not create visual impact to the historic resource. Any changes to be reviewed and approved by staff and monitor prior to building permit submission. 8.) The preservation approach on the historic resource must be reviewed by staff prior to building permit to confirm that the front doors and transoms to be preserved are original (if not, restoration is needed) and to ensure that the chimney is reconstructed to accurate dimensions.) 9.) Remove the proposed skylight in the historic resource. 10.) Replace the surface mounted light fixture with a recessed fixture in the soffit of the front porch. 11.) Propose a new plan for the proposed condensing units to meet setback and noise requirements, and screen the units to meet Design Guideline 12.4. 12.) Provide cutsheets for gutters, downspouts, and snow clips, to be reviewed and approved by staff and monitor prior to building permit submission. 13.) The visual impact of the location of the fire department connection (FDC) hook-up and strobe must be reviewed and approved by staff and monitor prior to building permit submission. 14.) The following setback variations are granted for this project: • 5’ setback reduction of the west side yard, above and below grade, for the historic house, the lightwell, the new addition, and the trash enclosure. • 2’ setback reduction of the east side yard, above and below grade, for the historic house, the proposed lightwell, and the new addition. • 5’ setback reduction of the rear yard setback for the trash enclosure. 16 HPC Resolution #__, Series of 2021 Page 3 of 4 15.) Conceptual approval included a 500 square foot bonus, but the Final application represents that only 412 square feet is needed. All calculations will be confirmed during building permit review. Bonus floor area not used for this project will be forfeited and must be earned through a future request. 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, 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: 202 E. Main Street. 17 HPC Resolution #__, Series of 2021 Page 4 of 4 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 12th day of May, 2021. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Wes Graham, Deputy City Clerk 18 Page 1 of 16 Exhibit A.1 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. 19 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. 1.12 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. 1.16 When possible, replicate a missing historic fence based on photographic evidence. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. 1.26 Preserve the historic circulation system. 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. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. MET MET MET MET CONDITION MET MET CONDITION MET CONDITION Historic Preservation Design Guidelines Review Criteria for 202 E. Main Street The applicant is requesting Final Major Development review for relocating the historic resouce onto a new basement and constructing a new addition. The proposed design must meet applicable Historic Preservation Design Guidelines. MET MET MET CONDITION MET MET MET MET MET MET MET MET MET MET MET 20 Page 3 of 16 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. 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. 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. 5.4 If reconstruction is necessary, match the original in form, character and detail. 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. 7.3 Minimize the visual impacts of skylights and other rooftop devices.NOT MET 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. 7.8 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. 9.4 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 CONDITION MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET 21 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. 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. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. 10.8 Design an addition to be compatible in size and scale with the main building. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. 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. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. CONDITION MET MET MET MET MET CONDITION MET MET MET MET MET 22 Page 5 of 16 • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. 23 Page 6 of 16 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. 1.16 When possible, replicate a missing historic fence based on photographic evidence. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. • All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. 2.1 Preserve original building materials. 24 Page 7 of 16 • 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. 25 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. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. • If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub-frames or panning around the perimeter. A storm window should not include muntins unless necessary for structure. Any muntin should be placed to match horizontal or vertical divisions of the historic window. 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. 26 Page 9 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. • 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. 5.1 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. 5.4 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. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 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. 27 Page 10 of 16 • 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. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. 28 Page 11 of 16 • 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. 9.4 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. 29 Page 12 of 16 • Lightwells that face a street must abut the building foundation and generally may not “float” in the landscape except where they are screened, or on an AspenModern site. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story 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 30 Page 13 of 16 o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. An addition can not be placed in a location where these relationships would be altered or obscured. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. 31 Page 14 of 16 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. 12.4 Minimize the visual impacts of utilitarian areas, such as mechanical equipment and trash storage. • Place mechanical equipment on the ground where it can be screened. • Mechanical equipment may only be mounted on a building on an alley façade. • Rooftop mechanical equipment or vents must be grouped together to minimize their visual impact. Where rooftop units are visible, it may be appropriate to provide screening with materials that are compatible with those of the building itself. Use the smallest, low profile units available for the purpose. • Window air conditioning units are not allowed. • Minimize the visual impacts of utility connections and service boxes. Group them in a discrete location. Use pedestals when possible, rather than mounting on a historic building. • Paint mechanical equipment in a neutral color to minimize their appearance by blending with their backgrounds 32 Page 15 of 16 • In general, mechanical equipment should be vented through the roof, rather than a wall, in a manner that has the least visual impact possible. • Avoid surface mounted conduit on historic structures. Staff Finding: The applicable sections of the design guidelines are as follows: site planning, building materials, windows, doors, roofs, porches, relocation, building additions, mechanical equipment, 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. Specifically, staff and monitor will need to review and approve the preservation approach for the front doors and transoms and the reconstruction of the chimney to ensure accurate restoration is achieved. Design Guidelines 1.12, and 1.13 are about the landscape plan. Open space for this site is concentrated towards the front yard which faces Main Street. The alignment between surrounding properties is maintained for the district. Traditionally, the front yard is mostly sod with smaller area reserved for plantings. The proposed plan shows a diagonally shaped planting bed for perennials which is identified as one of the two rain gardens for the site. According to Design Guidelines 1.12, the front yard of the property is considered the most significant zone and the landscaping in this area is expected to be simple and restraint. Contemporary plantings and features are not appropriate in this zone. Sod and low shrubs are the most appropriate for this area. Low plantings that do not obscure views of the historic resource is important to maintain. Staff recommends the reduction of shrubs around the historic home and the increase of sod for the front yard. The diagonal configuration of the perennial beds is not appropriate in this location; therefore, staff recommends restudy. Design Guidelines 1.8 and 1.22 address plans for stormwater mitigation, positive drainage and related features such as retaining walls. There is a significant grade change on this site that needs to be accounted for when designing for drainage. The applicant has provided a stormwater management plan that includes two rain gardens and a drainage plan. The construction of a new concrete retaining wall will, presumably, help control water runoff along the southwest corner of the property. This wall needs to be the minimal size required to reduce visual impact. With staff’s recommendation to restudy the rain garden located in the front yard of the property, it is possible the stormwater mitigation plan needs to be revised. If changes are expected, associated features need to be visually minimal, especially if they are in the foreground of the resource. The final stormwater mitigation plan is to be reviewed and approved by staff and monitor to ensure visual compatibility. Design Guidelines 7.3 and 7.4 addresses details related to the roof. The applicant proposes to be restore the historic roof with wood shingles. Details such as the location of vents, flues, snow clips, flashing, gutters and downspouts must be time-period appropriate and visually sensitive. Staff requests cutsheets of these features for review and approval. The Final design also included a skylight in the historic resource. Although the proposed skylight is not visible from Main Street, 33 Page 16 of 16 staff finds that it does not support restoration efforts because it alters the historic roof. Staff does not support the request for the new skylight and recommends its removal. Design Guidelines 12.3 and 12.4 address utilitarian features such as lights and mechanical equipment. The proposed light fixture at the entry of the historic home is a surface mounted light on the soffit of the porch. Although the fixture itself looks simple, recessed lighting is recommended in this area to further reduce visual impact. Three condensing units are desired on the property and are proposed to be wall mounted on the east building elevation of the new addition. The Design Guidelines only support wall mounted equipment if it is on an alley facing façade. The most appropriate location for this type of mechanical equipment is on the ground where it can be properly screened. Staff recommends the applicant find a code compliant location on the ground for the condensing units so that they can be screen from view more effectively. A revised mechanical plan is requested for staff and monitor review and approval. In summary, staff recommends approval with the conditions listed in the resolution. 34 Page 1 of 1 Exhibit A.2 Setback Variations Criteria Staff Findings 26.415.110.C Variations: Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be required by the underlying zoning's dimensional standards. 1. The HPC may grant variations of the Land Use Code for designated properties to allow: a) Development in the side, rear and front setbacks; b) Development that does not meet the minimum distance requirements between buildings; c) Up to five percent (5%) additional site coverage; d) Less public amenity than required for the on-site relocation of commercial historic properties. 2. In granting a variation, the HPC must make a finding that such a variation: a) Is similar to the pattern, features and character of the historic property or district; and/or b) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. Staff Finding: Setback variations were granted to the west, east, and rear yards during Conceptual review because the request met the required criteria and the variations would ultimately mitigate adverse impacts to the historic resource. During Final review, an error in the HPC Conceptual Resolution # 18, Series of 2019 was identified. The applicant’s request for setback variations is to correct this error and update the request in accordance to the final approved design. Staff finds the criteria are met for the request for setback variations. 2. In granting a variation, the HPC must make a finding that such a variation:MET NOT MET DOES NOT APPLY a.) Is similar to the pattern, features and character of the historic property or district; and/or b.) Enhances or mitigates an adverse impact to the historic significance or architectural character of the historic property, an adjoining designated historic property or historic district. MET Review Criteria for 202 East Main Street As a historically designated property, HPC may grant dimensional variations of the Land Use Code to allow for development in the side, rear and front setbbacks. The applicant is requesting Setback Variations for the proposed design. MET Summary of Review Criteria for Setback Variation Request 26.415.110.C - Variation. Dimensional variations are allowed for projects involving designated properties to create development that is more consistent with the character of the historic property or district than what would be requried by the underlying zoning's dimensional standards. 35 RESOLUTION #18,SERIES OF 2019 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION,SETBACK VARIATION,AND FLOOR AREA BONUS FOR THE PROPERTY LOCATED AT 202 EAST MAIN STREET, LOT 1, MAIN STREET VICTORIANS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION, ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 9, 2012 IN PLAT BOOK 10o AT PAGE 92, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2737-073-99-001 WHEREAS, the applicant, Rocking Lazy J Properties, LLC, represented by Jake Vickery, has requested HPC approval for Major Development, Relocation, Setback Variations, and Floor Area Bonus for the property located at 202 East Main Street, Lot 1, Main Street Victorians Historic Landmark Lot Split Subdivision Exemption According to the Plat thereof recorded November 9, 2012 in Plat Book loo at Page 92, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, for approval of Setback 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 26.415.11o.F, Floor Area Bonus; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review standards and recommends approval with conditions; and I IIIIII Hill IIIIIIIIII IIIII IIIII IIIIIIIII III IIIIIIII IN Hill 1111111111111 HPC Resolution #,8 Series of 201 RECEPTION#: 659920, R: $23.00, D: $0.00 9 DOC CODE: RESOLUTION Page 1 of 3 Pg 1 of 3, 10/25/2019 at 10:11:41 AM Janice K.Vos Caudill, Pitkin County,CO EXHIBIT B - HPC RESOLUTION & MEETING MINUTES 36 WHEREAS, HPC reviewed the project on August 28, 2019 and October 9, 2019. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of 6 to 0. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Conceptual Major Development, Relocation, Setback Variations, and Floor Area Bonus for 202 E. Main Street, Lot 1, Main Street Victorians Historic Landmark Lot Split Subdivision Exemption, according to the Plat thereof recorded November 9, 2012 in Plat Book loo at Page 92, City and Townsite of Aspen, CO as follows: Section 1: Conceptual Major_ Development Review, Relocation, Setback Variations, and Floor Area Bonus. HPC hereby approves Conceptual Major Development, Relocation, and Setback Variations, and a Floor Area Bonus as proposed with the with the following conditions: 1.) HPC herby grants a 500 sq. ft. Floor Area Bonus for the approved design presented at the HPC meeting with a revised garage, but not including the new dormer. 2.) Design curb heights around the lightwells to be 6" or less, and work with the Building Department and staff to discuss a flat grate option around the lightwells. 3.) The following setback variations are approved: 2' setback reduction on the west and east sideyard above and below grade, for the addition 5' setback reduction on the east sideyard above and below grade, for historic house and basement 2' setback reduction on the west sideyard above and below grade, for the historic house and basement Up to a 5' west sideyard setback reduction for the lightwells 5' setback reduction on the west and rear sideyard, for the proposed trash enclosure 4.) Continue to discuss the design of the storm water mitigation system with all relevant City Departments for compliance. Final design to be reviewed by HPC at Final Design Review. 5.) Work closely with staff and monitor regarding the preservation plan and identifying areas for additional documentation and investigative demolition, to be reviewed and approved by staff and monitor. 6.) Provide necessary agreements from neighboring properties for site excavation stabilization prior to submission of Building permit. 7.) Provide details of the relocation plan, outlined by a structural engineer and housemover, at Final. The applicant will be required to provide a financial security of 30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application. HPC Resolution #18, Series of 2019 Page 2 of 3 37 8.) 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 91h day of October,2019. Approved as t orm: Approved as to Content: ncle ryan, Assistant City Attorn y retchen Gr ood, Chair T T: Nicole Henning, Deputy City Cler HPC Resolution #18, Series of 2019 Page 3 of 3 38 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 9, 2019 Ms. Yoon apologized for missing the last meeting and said she was in London for a week. It was nice and the weather was ok. The architecture is fabulous. PUBLIC NOTICE: Ms. Simon said Ms. Bryan has the notice on the first and last items and Mr. Larimer will be bringing the notice down for his item. Ms. Sanzone exited the meeting. OLD BUSINESS: 229 W. Smuggler Amy Simon Ms. Simon said this project received an HPC award last year. It’s a really nice Victorian era home with a detached new house built next to it as a duplex. During HPC approval, there was a small deck allowed on the east side of the historic resource. The little deck provides an area off the kitchen for a barbecue grill and has steps that descend towards the east. It’s fairly undersized and the owner would like something larger and would like to replace with larger platform and stairs which descend towards the north. This requires a setback variation. Staff supports the project. APPLICANT PRESENTATION: John Schenck and Evan Barrett of CCY architects. Mr. Schenck said that Ms. Simon did a great job of summarizing the proposal. One thing to add, is that the original design was meant not to look like a secondary entrance. What we’ve done, is taken the footprint of the existing deck and shifted it to the south and reoriented the stairs to the north. So, now, the owner/occupant can walk out and go towards the patio instead of walking out to the east and going down steps. He showed a couple of views of what it looked like in the spring and the existing condition. The front is not a competing entrance and raising the deck is a benefit to the owners for sure. He said he thinks the building department will be happy to see this change. PUBLIC COMMENT: None. MOTION: Mr. Blaich moved to approve resolution #17, Mr. Moyer seconded. All in favor, motion carried. Ms. Sanzone reentered the meeting. OLD BUSINESS: 202 E. Main Sarah Yoon Ms. Yoon said this property is currently the consignment shop on Main street and is located in the mixed-use zone district. The applicant is proposing for a single-family use. The application was accepted before the code changes were adopted. Ms. Yoon showed a historic photograph of the miner’s cottage on screen. At the last meeting, the applicant took HPC’s comments into consideration for the redesign of the new addition. Compatibility was pointed out with the historic resource. They have moved the lightwell that was in question. Staff supports the removal of the spruce tree. We recommend the applicant coordinate discussions with the relevant city departments regarding stormwater mitigation and site excavation. Staff is not in support of the new dormer addition. There is a five-foot connecting element, which is one story and tucks under the historic eave. Staff supports the request for setback variations because it meets the criteria. There is also a request for a parking reduction. The applicant has revised this to accommodate two parking spaces. It was provided 39 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 9, 2019 yesterday in an email. The revised design changes the design of the rear elosia. It now fully accommodates for the rear entrance and for the full space of two parking spaces for this residence. Staff is in support of the redesign. In terms of a floor area bonus request, this application is being reviewed under the old benefits requirements. Staff feels they meet all criteria for the floor area bonus and are in support of it. The applicant is also taking a floor area reduction with the change in use. Condition #1 can be removed, and staff is recommending approval with the following conditions: 2. removal of new dormer 3. flat grate and lightwells with a curb cut of less than six inches 4. variations – trash enclosure added 5. staff continue discussion with city departments regarding storm water mitigation 6. work with staff and monitor on details 7. excavation discussion with engineering 8. relocation, securities and monies 9. submit for final review within one year within conceptual approval Ms. Greenwood asked them to clarify the granting of the 500 square foot bonus when a new roof has been added. Ms. Yoon said the bonus is granted without the proposed dormer. The roof wasn’t presented in the previous application. APPLICANT PRESENTATION: Jake Vickery, architect and owner Mr. Vickery said he has a detailed preservation plan at this point. All the historic surfaces stay in place and even the window on the back is staying in place and there is nothing being disturbed. All of our windows, including the corner windows, are all proportioned on the proportion of the existing windows. The elevation has been revised and it became six feet instead of eight feet deep. We recessed the second-floor area. The idea in his mind, is that next door is the historic shed and he felt like this one- story element gestured to that shed. He’s personally conflicted about the dormer. He’d like to keep the original form of the resource intact, and he respects that, but he believes this dormer, is minimally intrusive with the benefit of additional space and light. Ms. Sanzone asked, regarding storm water concept, if they need to depress that to hold the water in the front yard and Mr. Vickery said the conversation with engineering didn’t get into it that far. Ms. Greenwood asked what the width of the connecting element is and Mr. Vickery said 16’8”. Ms. Thompson asked how far the connector element is set back and Mr. Vickery said 7’4”. PUBLIC COMMENT: Della Pegolotti, Co-owner. Mr. Vickery has put a lot of hard work and time into this to make it right. She has had her store there for over 20 years. Ms. Greenwood said we have recommendations, but the 500 ft. bonus isn’t part of the approval. It’s a really excellent restoration except for the dormer, in her opinion. That is wrong for the preservation and not deserving of the bonus. She is in favor of everything except for this. She is in favor of approving the 500 ft. bonus with no dormer. That needs to be written differently in the resolution. Mr. Halferty agrees and although lovely from the space and not very visible, it’s taking away some of the historic record, so he is not in favor of the dormer. 40 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION OCTOBER 9, 2019 Ms. Greenwood said she likes that the windows pay respect to the historic windows on the resource. Mr. Blaich said that no one is taking a stance on approving the project without the 500 ft. bonus. Other than that, he shares opinions that have already been stated. Ms. Greenwood said it’s a little jewel, that house, the way it is. Ms. Thompson is in favor of approving the 500 sq. ft bonus without the dormer and she said this is a much better project than what was presented before. She said it’s much more developed and she thanked Mr. Vickery for his hard work. Ms. Greenwood said this is exactly the kind of project we want to see. You might be the last to get a 500 sq. foot bonus. Without the dormer, it’s perfect preservation. She thinks it’s well done. She asked the board if they are in agreement about the dormer and everyone said yes. MOTION: Mr. Moyer moved to approve the project to include a 500 sq. ft. bonus, a 2 ft. setback reduction, a 5 ft. setback reduction, a 2 ft. setback reduction and up to a 5 ft. side yard setback reduction, which involves the lightwells and trash enclosure and with the following conditions: 2, 3 5, 6, 7, 8, 9. It might be clearer to write in a separate bullet point for the trash enclosure because that requires a rear setback variation. Ms. Bryan said it would be easier to say they are approving resolution #18 as proposed with the following deletions or additions. Ms. Sanzone made an amendment to #5. She would like the storm water design to come back to us for approval instead of being approved by staff and monitor. MOTION: Mr. Moyer moved to approve resolution #18, allowing a 500 sq. foot bonus and with the five following variations regarding setbacks as listed in item #4 to include the trash enclosure. Along with the following conditions: 2, 3, 5, 6, 7, 8, 9 and #5 coming back to HPC for final review, Mr. Blaich seconded. Roll call vote: Ms. Greenwood, yes; Mr. Blaich, yes; Ms. Moyer, yes; Mr. Halferty, yes; Ms. Thompson, yes; Ms. Sanzone, yes. 6-0 roll call vote. Motion carried. Ms. Sanzone exited the meeting. NEW BUSINESS: 314 w. Main St. Garrett Larimer Mr. Larimer said this is a special review for a parking waiver. It is located in the mixed-use zone district. The requests include a minor development review for an amendment to a site wall, a special review for a parking waiver, and a historic preservation benefit review for a waiver of the cash in lieu fee for the parking requirement. This is a historic carriage house associated with the Smith Elijah house located on west Main. A historic lot split was approved in 2002, which created two 4500 sq. ft. lots. During the lot split approval, 314 W. Main was a mixed-use building with a residential unit on the upper level. More recently, it has been used as a single-family residence. A change in use application was submitted to be a single-family home. Compliance with parking for a single-family residence in the mixed-use zone district is required. Two onsite parking spaces are required. The applicant submitted a potential parking 41 From: Hailey Guglielmo Sent: Friday, April 30, 2021 2:16 PM To: Sarah Yoon Subject: RE: HPC Referral Project: 202 E. Main Sarah, Engineering has no additional comments for Final Development Review. From an Engineering standpoint all stormwater, public improvements, and utility standards can be met and Final Development Review approval is recommended. Below are heads up items for the applicant for building permit. Items required at building permit: 1. Agreement with neighbor to the west to redo existing sidewalk on their property. 2. Fire flow calcs to verify a 2” service line is needed and a smaller line size will not provide adequate water. 3. 208 E Main St will be abandoning their tie to the existing shared water service and installing a new tap and service line to serve solely 208 E Main St. 202 Will not need to reconnect or reroute 208’s service line. 4. The portion of the driveway in the alley that drains without WQCV treatment will be accepted. If a trench drain was installed it would require a drywell and the URMP strives for above grade treatment, so the proposed raingarden design is the preferred option. Thanks. Hailey Guglielmo, PE Project Manager Engineering Department 201 N Mill St. Ste 203 Aspen, CO 81611 c: 970.309.0771 p: 970.429.2751 www.cityofaspen.com Pitkin County’s Recovery Plan for COVID-19 to make Aspen safer and healthier means we all must follow the five commitments of containment: 1. I will maintain six feet of distance from anyone not in my household 2. I will wash my hands often 3. I will cover my face in public 4. I will stay home when I’m sick 5. I will seek testing immediately and self-report if I experience symptoms EXHIBIT C - REFERRAL COMMENTS 42 From: David Radeck Sent: Tuesday, April 27, 2021 9:26 AM To: Sarah Yoon Subject: FW: 202 & 208 East Main Street Hi Sarah. The only comments that Parks would have is in regard to the existing water service line that services both 202 & 208 E Main. There has been discussion with the Water Dept that speaks of a leak and it could be either at the curb stop (which I believe is under the flagstone between the sidewalk and the curb) or at the split where it goes to each residence. With that said, a tree permit will be required for the two trees being requested for removal with the requirement that a cottonwood tree would need to be planted back in the ROW. I wanted to keep you in the loop with the ongoing conversation with Water and ENG. Dave David Radeck Permit Coordinator Parks Department 585 Cemetery Lane Aspen, CO 81611 p: 970.429.2025 c: 970.274.2175 f: 970.920.5128 www.cityofaspen.com To apply for a Tree Removal/Dripline Excavation Permit, register here: https://www.surveymonkey.com/r/SFNewUser Tree Removal/Dripline Excavation Permit Online Permit Application: https://cityofaspen.force.com/applicantportal/s/login/?startURL=%2Fapplicantportal%2Fs%2F&ec=302 If you need assistance for the online portal, please contact customer support: sfsupport@cityofaspen.com or call 970-920-5065 From: Justin Forman <justin.forman@cityofaspen.com> Sent: Tuesday, April 27, 2021 8:13 AM 43 EXHIBIT D - APPLICATION 44 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 45 46 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): 47 PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com DATE: February 9, 2021 PROJECT LOCATION: 202 E. Main Street REQUEST: Final Major Development and Setback Variations DESCRIPTION: 202 E. Main Street is a designated historic landmark on a 3,000 sf lot in the Mixed- Use (MU) Zone District within the Main Street Historic District. The owner received Conceptual Major Development approval by HPC for a single-family residence via Resolution #18, Series of 2019, and an extension of this approval was granted in 2020. According to Resolution #19, Series of 2020 the applicant must submit a complete application for Final Review prior to April 9, 2021. The Conceptual Development approval was given to demolish the non-historic addition and relocate the history home on a new basement. The mass and scale of the new addition was approved and situated to the rear of the historic home. Two compliant on-site parking spaces were included in the approved design. As part of the approval, a 500 sf floor area bonus and setback variations for the historic home and the new addition were granted. Major Development is a two-step process, requiring the approval of Conceptual Design and Final Design. The applicant proposes minor changes to the Conceptual design for the purposes of constructability and may need to request setback variations for updated features such as the lightwell. The Final Design review will also consider landscape, lighting and building 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 26.415.110.C Setback Variations 26.575.020 Calculations and Measurements 26.710.180 Mixed-Use Zone District (MU) 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 Public Hearing: Yes, at HPC Final Review Neighborhood Outreach: No 48 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 Final review. Please email the entire application 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.  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. 49  Stormwater Mitigation plan for the site.  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 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. 50 LAND TITLE GUARANTEE COMPANY Date: December 15, 2020 Subject: Attached Title Policy 202 E. MAIN ST., LLC, A COLORADO LIMITED LIABILITY COMPANY for 202 EAST MAIN STREET, ASPEN, CO 81611 Enclosed please find the Owner's Title Insurance Policy for your purchase of the property listed above. This title policy is the final step in your real estate transaction, and we want to take a moment to remind you of its importance. Please review all information in this document carefully and be sure to safeguard this policy along with your other legal documents. Your owner's policy insures you as long as you own the property and requires no additional premium payments. Please feel free to contact any member of our staff if you have questions or concerns regarding your policy, or you may contact Commercial Title Dept. at (303) 850-4158 or As a Colorado-owned and operated title company for over 50 years, with offices throughout the state, we take pride in serving our customers one transaction at a time. We sincerely appreciate your business and welcome the opportunity to assist you with any future real estate needs. Not only will Land Title be able to provide you with the title services quickly and professionally, but you may also be entitled to a discount on title premiums if you sell or refinance the property described in the enclosed policy. Thank you for giving us the opportunity to work with you on this transaction. We look forward to serving you again in the future. Sincerely, Land Title Guarantee Company 51 OWNER'S POLICY OF TITLE INSURANCE ANY NOTICE OF CLAIM AND ANY OTHER NOTICE OR STATEMENT IN WRITING REQUIRED TO BE GIVEN TO THE COMPANY UNDER THIS POLICY MUST BE GIVEN TO THE COMPANY AT THE ADDRESS SHOWN IN SECTION 18 OF THE CONDITIONS. COVERED RISKS SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS,OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation, (the "Company"), insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the Insured by reason of: 1. Title being vested other than as stated in Schedule A. 2. Any defect in or lien or encumbrance on the title; This covered Risk includes but is not limited to insurance against loss from a. A defect in the Title caused by b. The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. c. 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. The term "encroachment" includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land. 3. Unmarketable Title. 4. No right of access to and from the Land. 5. The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to enforce, but only to the extent of the violation or enforcement referred to in that notice. 6. An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action, describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 7. The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records. 8. Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 9. Title being vested other than as stated in Schedule A or being defective 10. Any defect in or lien or encumbrance on the Title or other matter included in Covered Risks 1 through 9 that has been created or attached or has been filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. The Company will also pay the costs, attorneys' fees, and expenses incurred in defense of any matter insured against by this Policy, but only to the extent provided in the Conditions. Issued by: Land Title Guarantee Company 3033 East First Avenue Suite 600 Denver, Colorado 80206 303-321-1880 Senior Vice President 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 AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY Adopted 6-17-06 forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation;(i) failure of any person or Entity to have authorized a transfer or conveyance;(ii) a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered;(iii) failure to perform those acts necessary to create a document by electronic means authorized by law;(iv) a document executed under a falsified, expired, or otherwise invalid power of attorney;(v) a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by law; or (vi) a defective judicial or administrative proceeding.(vii) the occupancy, use or enjoyment of the Land;(a) the character, dimensions, or location of any improvement erected on the Land;(b) the subdivision of land; or(c) environmental protection(d) as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws; or (a) because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency, or similar creditors' rights laws by reason of the failure of its recording in the Public Records (b) to be timely, or(i) to impart notice of its existence to a purchaser for value or to a judgment or lien creditor.(ii) 52 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: CONDITIONS 1. DEFINITION OF TERMS The following terms when used in this policy mean: 2. CONTINUATION OF INSURANCE The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured, but only so long as the Insured retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest in the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting or relating to(1) the occupancy, use, or enjoyment of the Land;(i) the character, dimensions, or location of any improvement erected on the Land;(ii) the subdivision of land; or(iii) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. (iv) Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.(2) Defects, liens, encumbrances, adverse claims, or other matters(3) created, suffered, assumed, or agreed to by the Insured Claimant;(a) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (b) resulting in no loss or damage to the Insured Claimant;(c) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or(d) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title.(e) Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (4) a fraudulent conveyance or fraudulent transfer; or(a) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.(b) Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. (5) "Amount of Insurance": The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section 8(b) or decreased by Sections 10 and 11 of these Conditions. (a) "Date of Policy": The date designated as "Date of Policy" in Schedule A.(b) "Entity": A corporation, partnership, trust, limited liability company, or other similar legal entity.(c) "Insured": The Insured named in Schedule A.(d) The term "Insured" also includes(i) successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal representatives, or next of kin; (A) successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization;(B) successors to an Insured by its conversion to another kind of Entity;(C) a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title(D) if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured.(1) if the grantee wholly owns the named Insured,(2) if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly- owned by the same person or Entity, or (3) if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the Insured named in Schedule A for estate planning purposes (4) With regard to (A), (B), (C), and (D) reserving, however, all rights and defensed as to any successor that the Company would have had against any predecessor Insured. (ii) "Insured Claimant": An Insured claiming loss or damage.(e) "Knowledge" or "Known": Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the Public Records or any other records that impart constructive notice of matters affecting the Title. (f) "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, avenue, 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 insured by this policy. (g) "Mortgage": Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law.(h) "Public Records": Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), "Public Records" shall also include environmental protection liens filed in the records of the clerk of the United States District Court for the district where the Land is located. (i) "Title": The estate or interest described in Schedule A. "Unmarketable Title": Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title. (j) 53 liable by virtue of this policy, or (iii) if the Title, as insured, is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company's liability to the Insured Claimant under the policy shall be reduced to the extent of the prejudice. 4. PROOF OF LOSS In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. 5. DEFENSE AND PROSECUTION OF ACTIONS (a) Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy. (b) The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this subsection, it must do so diligently. (c) Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final determination by a court of competent jurisdiction, and it expressly reserves the right, in its sole discretion, to appeal any adverse judgment or order. 6. DUTY OF INSURED CLAIMANT TO COOPERATE (a) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company, the Insured, at the Company's expense, shall give the Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company's obligation to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. (b) The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda, correspondence, reports, e-mails, disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured Claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Insured Claimant to submit for examination under oath produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 7. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations of the Company to the Insured under this policy, other than to make the payment required in the subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (b) To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. 8. DETERMINATION AND EXTENT OF LIABILITY This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who has suffered loss or damage by reason of matters insured against by this policy. (a) The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of To pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the Company will pay any costs, attorneys' fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or (i) To pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees, and expensed incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company's obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation. (ii) the Amount of Insurance; or(i) the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy.(ii) 54 (b) If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured, (c) In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys' fees, and expenses incurred in accordance with Sections 5 and 7 of these Conditions. 9. LIMITATION OF LIABILITY (a) If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land, or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused to the Insured. (b) In the event of any litigation, including litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as insured. (c) The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit without the prior written consent of the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY All payments under this policy, except payments made for costs, attorneys' fees, and expenses, shall reduce the Amount of Insurance by the amount of the payment. 11. LIABILITY NONCUMULATIVE The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured under this policy. 12. PAYMENT OF LOSS When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall be made within 30 days. 13. RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT (a) Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys' fees, and expenses paid by the Company. If requested by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies. If a payment on account of a claim does not fully cover the loss of the Insured Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. (b) The Company's right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds, notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 14. ARBITRATION Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association ("Rules"). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons, Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court of competent jurisdiction. 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT (a) This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the Company. In interpreting any provision of this policy, this policy shall be construed as a whole. (b) Any claim or loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy. (c) Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of this policy. (d) Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. the Amount of Insurance shall be increased by 10%, and(i) the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as of the date it is settled and paid. (ii) 55 16. SEVERABILITY In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 17. CHOICE OF LAW; FORUM (a) Choice of Law; The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. (b) Choice of Forum; Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within the United States of America or its territories having appropriate jurisdiction. 18. NOTICES, WHERE SENT Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be given to the Company at: 400 Second Avenue South, Minneapolis, Minnesota 55401 (612)371-1111. ANTI-FRAUD STATEMENT: 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. This anti-fraud statement is affixed to and made a part of this policy. 56 Order Number: ABS62011855 Policy No.: OX62011855.3047981 Amount of Insurance: $3,100,000.00 Property Address: 202 EAST MAIN STREET, ASPEN, CO 81611 1. Policy Date: November 12, 2020 at 5:00 P.M. 2. Name of Insured: 202 E. MAIN ST., LLC, A COLORADO LIMITED LIABILITY COMPANY 3. The estate or interest in the Land described in this Schedule and which is covered by this policy is: A Fee Simple 4. Title to the estate or interest covered by this policy at the date is vested in: 202 E. MAIN ST., LLC, A COLORADO LIMITED LIABILITY COMPANY 5. The Land referred to in this Policy is described as follows: LOT 1, MAIN STREET VICTORIANS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION, ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 9, 2012 IN PLAT BOOK 100 AT PAGE 92, COUNTY OF PITKIN, STATE OF COLORADO. 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. Old Republic National Title Insurance Company Schedule A 57 This policy does not insure against loss or damage by reason of the following: 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. (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. 6. EXISTING LEASES AND TENANCIES, IF ANY. 7. RESERVATIONS AND EXCEPTIONS AS SET FORTH IN THE DEED RECORDED DECEMBER 15, 1887 IN BOOK 59 AT PAGE 174 AS RECEPTION NO. 21651, PROVIDING AS FOLLOWS:"THAT NO TITLE SHALL BE HEREBY ACQUIRED TO ANY MINE OF GOLD, SILVER, CINNABAR OR COPPER, OT TO ANY VALID MINING CLAIM OR POSSESSION HELD UNDER EXISTING LAWS. 8. TERMS, AGREEMENTS, PROVISIONS, CONDITIONS AND OBLIGATIONS OF ORDINANCE NO. 62, SERIES 1976, DESIGNATING SUBJECT PROPERTY AS HISTORIC STRUCTURES AND SITE PURSUANT TO ARTICLE IX OF CHAPTER 24 OF THE ASPEN MUNICIPAL CODE RECORDED DECEMBER 9, 1976 IN BOOK 321 AT PAGE 57 AS RECEPTION NO. 189908. 9. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN RESOLUTION #5, SERIES OF 2012 RECORDED MARCH 29, 2012 UNDER RECEPTION NO. 587831. 10. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN ORDINANCE #14 (SERIES OF 2012) RECORDED MAY 16, 2012 UNDER RECEPTION NO. 589107. 11. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN SUBDIVISION EXEMPTION AGREEMENT FOR MAIN STREET VICTORIANS HISTORIC LANDMARK LOT SPLIT RECORDED NOVEMBER 09, 2012 UNDER RECEPTION NO. 593851. 12. EASEMENTS, CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND NOTES ON THE PLAT OF MAIN STREET VICTORIANS HISTORIC LANDMARK LOT SPLIT EXEMPTION RECORDED NOVEMBER 09, 2012 UNDER RECEPTION NO. 593852. 13. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN RESOLUTION #18, SERIES OF 2019 RECORDED OCTOBER 25, 2019 UNDER RECEPTION NO. 659920. Old Republic National Title Insurance Company (Schedule B) Order Number: ABS62011855 Policy No.: OX62011855.3047981 58 14. MATTERS DISCLOSED ON IMPROVEMENT SURVEY PLAT PREPARED BY HIRED GUN SURVEYING, CERTIFIED JUNE 04, 2020, JOB NO. 1106127 SAID DOCUMENT STORED AS OUR IMAGE 27944937 A: FENCELINE ARE NOT COINCIDENT WITH THE PROPERTY LINES B: ENCROCHMENT OF THE OVERHANG AREA, EAST AND WEST SIDES OF THE UNIT/BUILDING, ROCK WALL ON WEST SIDE OF PROPERTY, FRONT PORCH AND REAR SHED AREA ONTO THE 5' SIDE AND REAR SETBACK LINES TO THE NORTH, EAST AND WEST. C: RIGHTS FOR UTILITIES WITHOUT THE BENEFIT OF A RECORDED EASEMENT D: ENCROACHMENT OF ROCK WALL ONTO THE 10' SETBACK AREA IN THE SOUTH. 15. TERMS, CONDITIONS, PROVISIONS, BURDENS AND OBLIGATIONS AS SET FORTH IN RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION RECORDED SEPTEMBER 30, 2020 UNDER RECEPTION NO. 668915. 16. DEED OF TRUST DATED NOVEMBER 10, 2020, FROM 202 E. MAIN ST., LLC, A COLORADO LIMITED LIABILITY COMPANY TO THE PUBLIC TRUSTEE OF PITKIN COUNTY, COLORADO FOR THE USE OF FIRST WESTERN TRUST BANK TO SECURE THE SUM OF $2,170,000.00 RECORDED NOVEMBER 12, 2020, UNDER RECEPTION NO. 670455. SAID DEED OF TRUST WAS FURTHER SECURED IN ASSIGNMENT OF RENTS RECORDED NOVEMBER 12, 2020, UNDER RECEPTION NO. 670456. ITEM NOS. 1 THROUGH 3 OF THE STANDARD EXCEPTIONS ARE HEREBY DELETED. ITEM 4 OF THE PRE-PRINTED EXCEPTIONS IS DELETED AS TO ANY LIENS OR FUTURE LIENS RESULTING FROM WORK OR MATERIAL FURNISHED AT THE SPECIFIC, DIRECT REQUEST, AND WITH THE ACTUAL KNOWLEDGE OF ROCKING LAZY J PROPERTIES, LLC, A COLORADO LIMITED LIABILITY COMPANY AND DELLA PEGOLOTTI. OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY SHALL HAVE NO LIABILITY FOR ANY LIENS ARISING FROM WORK OR MATERIAL FURNISHED AT THE SPECIFIC, DIRECT REQUEST, AND WITH THE ACTUAL KNOWLEDGE OF 202 E. MAIN ST., LLC, A COLORADO LIMITED LIABILITY COMPANY. Old Republic National Title Insurance Company (Schedule B) Order Number: ABS62011855 Policy No.: OX62011855.3047981 59 60 61 62 63 64 65 66 67 68 69 WW Developments Josh and Katy Whalen of 2610 E Cedar Ave Denver, CO, 80209 Project Site: 202 E Main St. Aspen, CO 81611 Authorized Representative: Boss Architecture 2546 15 th St. Denver, CO 80211 303-377-6322 Josh and Katy Whalen give Boss Architecture the authority to work on the behalf of Josh and Katy Whalen, dba WW Developments, for the project listed at 202 E Main St, Aspen, CO, 81611. Kathryn M. Whalen, Manager of 40 By 40 Holdings, LLC, member of 202 E. Main St., LLC, and Joshua L. Whalen, Manager of 40 By 40 Holdings, LLC member of 202 E. Main St., LLC Please feel free to reach out should you have any questions or comments. Thank you in advance. Josh Whalen C. 414.758.7854 halen c.312-753-Blft: 70 71 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: 273707399001 on 02/19/2021 Instructions: Disclaimer: http://www.pitkinmapsandmore.com 72 MONARCH BUILDING LLC WOODY CREEK, CO 81656 PO BOX 126 CARVER RUTH A REV TRUST ASPEN, CO 81611 116 S ASPEN ST 360 HEXAGON LLC OVERLAND PARK , KS 66210 9401 INDIAN CREEK PKWY STE 800 JBC PREFERRED PROPERTIES LLC DELRAY BEACH, FL 33483 1005 BROOKS LN KRIBS KAREN REV LIV TRUST ASPEN, CO 81612 PO BOX 9994 EAST BLEEKER DUPLEX CONDO ASSOC ASPEN, CO 81611 232 E BLEEKER ST 227 EAST BLEEKER LLC ASPEN, CO 81611-2568 312 AABC #D 227 EAST MAIN LLC ASPEN, CO 81611 312 AABC #D WHITMAN RANDALL A MIAMI BEACH, FL 331404230 2817 LAKE AVE MTK TRUST AUSTIN, TX 78703 1 NILES RD CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST LE VOTAUX II CONDO ASSOC ASPEN, CO 81611 COMMON AREA 117 N MONARCH ST PEARCE BERNARD D ASPEN, CO 81611 216 E MAIN ST JBC PREFERRED PROPERTIES LLC DELRAY BEACH, FL 33483 1005 BROOKS LN MC2 PARTNERS LLC CHICAGO, IL 60610 30 W OAK ST #7B WHITMAN RANDALL A MIAMI BEACH, FL 331404230 2817 LAKE AVE NUNN RONALD FAMILY LP BRENTWOOD, CA 94513 10500 BRENTWOOD BLVD 232 EAST MAIN STREET LLC ASPEN, CO 81611 625 E MAIN ST UNIT 102B #401 HOGUET CONDO ASSOC ASPEN, CO 81611 COMMON AREA 118 E BLEEKER ST ASPEN COMM UNITED METHODIST CHURCH ASPEN, CO 81611 200 E BLEEKER ST 303 EAST MAIN LLLP ASPEN, CO 81612 PO BOX 8016 HOGUET CONSTANCE M NEW YORK, NY 10065 333 E 68TH ST 120 EAST MAIN PARTNERS LLC ASPEN, CO 81611 120 E MAIN ST HODES ALAN & DEBORAH AVENTURA , FLA 33180 19951 NE 39TH PLACE ICONIC PROPERTIES JEROME LLC HOUSTON, TX 77077 1375 ENCLAVE PKWY OTIS REAL ESTATE HOLDINGS LLC ASPEN, CO 81611 602 W HALLAM 201 EAST MAIN STREET LLC ASPEN, CO 81611 625 E MAIN ST UNIT 102B #401 CARLS REAL ESTATE LLC ASPEN, CO 81612 PO BOX 1365 PEARCE RICHARD B ASPEN, CO 81611 216 E MAIN ST ICONIC PROPERTIES JEROME LLC HOUSTON, TX 77077 1375 ENCLAVE PKWY 73 120 EAST MAIN PARTNERS LLC ASPEN, CO 81611 120 E MAIN ST RODNEY JOHN W BASALT , CO 81621 20 RIVER OAKS LANE 1543 LLC DENVER, CO 80202 1543 WAZEE ST #400 HOFFMAN JOHN L & SHARON R TRUST KANSAS CITY, MO 64108 411 E 63RD ST ASPEN CORNER OFFICE LLC ASPEN, CO 81611 200 E MAIN ST 209 EAST BLEEKER LLC ASPEN, CO 81611 625 E HYMAN AVE #201 BTRSARDY LLC PALO ALTO , CA 94306 PO BOX 61239 208 MAIN LLC ASPEN, CO 81611 312 AABC #D HOGUET CONSTANCE M NEW YORK, NY 10065 333 E 68TH ST JAFFE JONATHAN & KAREN LAGUNA BEACH, CA 92651 88 EMERALD BAY 74 517 426426426 515 130 204 517 104 507 213 301 301 406 301 301 205 205 205 205 318 304 308 406406 205 205 205 205205 205 205205 204 204 204 204 204 428420400 400 400 400 400 400400 400 205 205 411 411 411 314 314 314 314 301 301 301301 308 308 308304 304 220 212 200 230 435 400 404 415413 411 465 457 449 445431 407 411 117 234 303 309 315 319 107 105 103 101 316 302 301 328320 312 300 121 422 420 112 106 119 325 107 105 111 120 222 215 215 215 215 215 210 210 210 215 215 215 215 215 215 215 215 215 215 210 210210 210 305305 305 125 125 125125 109306 306 306 100100 118 120118 108108 100 201 105 129 121113 105 125 201 221 134 220 214208 116 123 121109 306 200 210 204 204 104104 108 108 108 108 108 124124 124124 124 124 124 124 124 124 124 124 124 127 127 127127127127 204 123 121 119 117 113 111 107 135 205 150 130 140 160 437 427 435 199 434 434 434434434434 222 222 233 233233 233 233 132 220 220220 220220220 220 220 210 210 122132134 200 212 211 211 205 200 135 200 205 213 215217 233 400 400 400400 415 415 415 415 201 201 201 201 201 201201 201 201 201 355 355355355355 355 230 230 230230 230 230 230 117 117 322 324 203 203 215 217 204 202 120 225 210 214 232 212 218219 223 216 232 227 209 300 306 310 330 420 229 231233 227 103 101 150 118118 200 101 101101 101101 100 100100 114 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110110 110110 110 122 122 122132 132132132132 131 119 125 126 134 200 131 127 123 101 120 125 130 120 128 200 202 208 114 117 105101 121129 100 110 114 129 201 221 410 412 412412414233 214222 212 201215229235 208110 232 222216 134 124 215 100 S GALENA STE MAIN S T S ASPEN STS GARMISCH STS ASPEN STE HYMA N A V E S GARMISCH STS ASPEN STE HOPK I N S A V E S GARMISCH STS GARMISCH STN GALENA STS 1ST STW HOP K I N S A V E N 1ST STW MAIN S T S 1ST STN 2ND STN 2ND STW BLEE K E R S T S 1ST STS 1ST STS 1ST STS 1ST STW HYM A N A V E N GARMISCH STN 1ST STN 1ST STW HALLAM ST N MONARCH STRIO G R A N D E P L N MILL STE BLEE K E R S T N MILL STN MONARCH STN MILL STE MAIN S T S MONARCH STS MILL STS MONARCH STS GALENA STE HOPK I N S A V E S MILL STE HOP K I N S A V E S MONARCH STS GALENA STS MONARCH STE MAIN S T S MILL STS MONARCH STS MILL STN 1ST STN ASPEN STE BLEE K E R S T S ASPEN STS GARMISCH STE HALL A M S T N 1ST STW BLEE K E R S T N ASPEN STN GARMISCH STW BLEEK E R S T S ASPEN STN GARMISCH STN ASPEN STN GARMISCH STW MAIN S T N ASPEN STE MAIN S T N MILL STN MILL STDate: 3/4/2021 Geographic Information Systems This map/drawing/image is a graphical representation of the features depicted and is not a legal representation. The accuracy may change depending on the enlargement or reduction. Copyright 2021 City of Aspen GIS Legend Urban Growth Boundary (UGB) Emissions Inventory Boundary (EIB) City of Aspen Greenline 8040 Stream Margin Hallam Bluff ESA Parcels Roads Zoomed In 0 0.03 0.060.01 mi When printed at 11"x17" 4 Scale: 1:2,218 ArcGIS Web Map202 E. Main Street VICINITY MAP PARCEL: 273707399001 LEGAL DESCRIPTION: LOT 1, PLAT OF THE MAIN STREET VICTORIANS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION, SITUATED ON LOTS L AND M, BLOCK 73, CITY AND TOWNSHIP OF ASPEN, COUNTY OF PITKIN, STATE OF COLORADO 75 76 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com Attn: Sarah Yoon, Historic Preservation Planner Community Development Department 130 S. Galena St. Aspen, CO 81611 RE: 202 E. Main Street – Final Major Development Review Dear Aspen Historic Preservation Commission, Thank you for your time reviewing our application and for your consideration for Final Major Development Review for 202 East Main Street. This property is located in the Main Street Historic District, is zoned Mixed Use (MU), but abides by the R-6 guidelines for single family residences. The property is a 3,000 SF lot and is subject to both a 20% FAR reduction due to it being in the MU district, and another 20% FAR reduction for the change from commercial to residential use, giving it an allowed 1,920 SF of floor area. With the approved 500 SF FAR bonus granted at conceptual review, the total allowable FAR is 2,420 SF. As previously reviewed, this commercial property will become a single family residence. Since conceptual approval, 202 E. Main Street has been purchased by new owners. We have worked with the previous owner and architect, Jake Vickery, and received the previously approved drawing files from him and continued the design process where he left off. At conceptual review there were a few conditions to final approval that we have continued to develop and address in this submission. As we have developed the project there have been minor changes to the design. Our proposed revisions address specific challenges on site, due to grading and stair locations. While we took the approved shell of the project, we have revised the connector piece, and have relocated the front window well (at the historic resource) which was previously in question. The stair design submitted at conceptual review was not constructible as drawn and would not meet building code. This required us to stretch the connector from 5’-0” to 6’-3” long. The proposed window well in the SW corner of the property also could not be built in that location due to the limits of constructing a new foundation wall and shoring. We have proposed an alternate location for the second window well that is entirely screened by the resource. As we have developed the design, we have worked closely with Sarah Yoon, Historic Preservation Planner, to ensure the changes we were making did not alter the approved “conceptual mass and scale” of the addition. We have included our correspondence with her in this submission regarding these changes. As we developed the submission for final approval, there has been a considerable amount of time spent on the preservation plan and understanding the historic resource’s condition and details. We were able to secure several historic photos of the property, courtesy of Aspen Historical Society, to inform the design and material selection. Please see below our design narrative for the final major development review at 202 E. Main Street. 77 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com Land Use Code and Aspen Historic Preservation Design Guidelines – Per Sec. 26.304.030 and Sec. 26.415.070.D.4 HPC Final development plan review, please see attached our application which includes the following: 1. Completed Land Use Application and signed Fee Agreement 2. Pre-application conference summary 3. 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 4. 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 5. HOA Compliance form 6. List of adjacent property owners within 300’ for public hearing 7. An 8 ½”x11” vicinity map locating the parcel within the City of Aspen 8. Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado. 9. A written description of the proposal (scope of work) and written explanation of how the proposed development and any requests for variations or benefits complied with the review standards and design guidelines relevant to the application. (this document) 10. Proposed site plan 11. Stormwater mitigation plan for the site (re: Civil drawings) 12. 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. 13. 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. 14. Drawings of the street facing facades provided at ¼” scale 15. Final selection of all exterior materials, and samples or clearly illustrated photographs. 16. A lighting plan and landscape plan, including any visible stormwater mitigation features. Sec. 26.415.080 – Demolition of designated historic properties or properties within a historic district As previously approved at concept submission, the non-historic portions of the house will be demolished. Per the 1904 Sanborn Map, the original extents of the house are clearly shown and will be preserved. There are no proposed changes to the demolition approved at conceptual major development review on October 9, 2019. Sec. 26.415.090 – Relocation of designated historic properties As previously reviewed at concept submission, and per the City of Aspen Historic Preservation Design Guidelines 9.1- 9.8, the historic house will be temporarily relocated on site. The 78 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com relocation is to allow for demolition of the existing basement, installation of new shoring, and installation of a new basement foundation. The house will then be moved back to its original location and set on a new foundation with the same relationship to existing grade. We have worked closely with Bill Bailey House Movers, KL&A Engineering (structural engineers), B&Y Drilling (shoring) and Okeanos Construction (General Contractor) to develop a moving plan and construction sequence. See attached documentation regarding these specifics. Careful consideration has been taken to ensure minimal disturbances to neighboring properties, with site excavation to occur only at the rear (north side/alley side) of the property. Conversations with neighbors have begun as this project moves into building permit submission. Sec. 26.415.110 – Benefits - (c) Variations – As previously approved at concept submission, this project uses setback variations to create a development that is more consistent with the character of the historic property. Per HPC Resolution #18, series of 2019, dated October 9, 2019, previously approved setback variations are listed below: • 2' setback reduction on the west and east sideyard above and below grade, for the addition • 5' setback reduction on the east sideyard above and below grade, for historic house and basement • 2' setback reduction on the west sideyard above and below grade, for the historic house and basement • Up to a 5' west sideyard setback reduction for the lightwells • 5' setback reduction on the west and rear sideyard, for the proposed trash enclosure We first want to note that the approved setback reductions need to be revised for the historic house. The 5’ setback reduction should apply to the west sideyard, and the 2’ setback reduction should apply to the east sideyard (above and below grade). Th e variations above seem to have been recorded incorrectly at concept review. Updating this setback reduction would then match the conditions of the existing historic resource’s location. The only proposed design change to this setback variation is in regard to the sideyard setback reductions for the lightwells. The conceptual plan proposed a lightwell in the SW corner of the property that could not be constructed as previously drawn, due to the limits of shoring along the property line. We propose a new location for the south west lightwell to exist aligned with the connector volume. Both proposed lightwells occur adjacent to the new connector, are hidden behind the historic resource, and encroach less on the setbacks. Per the City of Aspen Historic Preservation Design Guidelines 9.6- this new lightwell location minimizes the visual impact of the lightwell. Both proposed lightwells do not face Main Street and are entirely shielded from street view by the historic resource. The lightwells still require a 79 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com railing for protection in these locations but are now not visible from the street and is allowed per guideline 9.6. The east lightwell fits within the approved “2’ setback reduction for the west and east sideyard above and below grade, for the addition”. The west lightwell would require up to a 4’ west sideyard setback reduction, as it is currently drawn approximately 1’-0” from the property line. See attached plans and elevations for details. Sec. 26.415.110 – Benefits - (f) Floor Area Bonus – Per HPC Resolution #18, series of 2019, dated October 9, 2019, “HPC hereby grants a 500 sq. ft. Floor Area Bonus for the approved design presented at the HPC meeting with a revised garage, but not including the new dormer.” This proposal has removed the dormer but has proposed a new skylight in its place. While the skylight is located on the historic resource- per Historic Preservation Design Guidelines 7.3- the visual impact of the skylight is minimal. The skylight sits behind the ridge of the historic roof, on the shed roof portion and is not visible from Main Street or the alley. The skylight is proposed as it can be easily removed, and the original roof could be restored with little impact. The garage has been revised to fit the two required parking spots. A small reduction in the loggia depth was required to fit the lengths of the two spaces. See attached plans and elevations for details. Sec. 26.575.020 – Calculations and Measurements The proposed design complies with the methods listed for measuring floor area, maximum building height, setbacks and other dimensions provided in this section. This project meets these restrictions except for the side yard setback encroachments and requested setback variances listed above. During the design process we have reviewed specific FAR questions with Aspen Zoning department and zoning enforcement officers. See attached drawings: site plan, floor plans, elevations and FAR calculations for details. Sec. 26.575.050 – Fence Materials The design proposes a new fence to be constructed to match the metal fence shown in historic photographs. This proposed fence would be constructed out of metal, be a maximum of 30” tall, and have a transparent quality. See attached landscape plan for details. 80 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com Sec. 26.575.150 – Outdoor lighting The architectural lighting on the house has been carefully considered. We propose replacing the (1) existing light on the exterior porch, with a similar downlight, and propose adding (2) exterior lights to the garage elevation (alley side). In addition, we have proposed step lights for the roof deck. All of the proposed lights are dark-sky compliant and are fully shielded. No additional landscape lighting is proposed. See attached architectural lighting plans for details. Sec. 26.710.180 – Mixed Use (MU) The proposal meets the restrictions of the MU district, in permitted use (single family residence), minimum gross lot area, minimum lot width, front yard setback, rear yard setback, maximum height and FAR. As mentioned previously the project complies with these limitations listed in this section, except for the side yard setback encroachments and requested setback variances listed above. Due to the restrictions of a residential property in the MU district, the proposed residence meets the reduced allowable floor area restrictions of an equivalent-sized lot in the R-6 district (20% reduction), with an additional 20% reduction of allowable FAR due to the change in use from existing commercial to single family residential. Aspen Historic Preservation Design Guidelines As the proposal has moved into final submission please see below the specific comments addressing the Historic Preservation Guidelines with regard to material selection, fenestration details and preservation plan. Chapter 1 – Site Planning and Landscape Design The proposed project respects the historic context, historic building footprint, and the resource’s relation to finished grade shall be preserved. Garage access remains from the alley and is not visible from Main Street. A simple, 3’-0” wide, light-grey concrete walkway is proposed connecting the sidewalk along Main Street directly to the historic front porch. The wood steps and wood decking at the front porch are to be repaired. The existing sidewalk in the front yard, and in the right of way will be rebuilt and installed as a new floating sidewalk. The small front yard is maintained as open space, while addressing specific stormwater quality needs. (1.1-1.7) Stormwater management has been carefully considered for this site. Two rain gardens and a green roof are proposed to eliminate the need for any dry-well. Sopris Engineering, the civil engineer on the project, has met with City Engineering to discuss the stormwater management on the property. One rain garden is proposed for the southwest side of the front yard to provide water quality treatment of the southern roof of the historic landmark. The second rain garden is a raised planter proposed at the east side of the addition. This will accept runoff from both the north historic roof and the addition. (1.8) 81 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com All built-in furnishings and features are located on the roof deck and are not visible from Main Street. (1.10) Landscape design has been carefully considered to work with the stormwater management goals of the project, as well as respect the existing context. There have been several conversations between the Parks Department and Forestry regarding the trees on site. The spruce tree was determined to be in poor condition, as previously discussed and will be removed. Further conversations regarding the cottonwood trees located in the right of way have also continued. The landscape architects, Bluegreen, with Aspen Tree Service, have met with the Parks Department and have conducted air spading and resistograph drilling analysis of the trees on site. The western cottonwood tree was determined to be in poor condition and has been recommended for removal. The east ern cottonwood tree was determined to be in fair health and will remain on site. Additional tree root assessment was completed by Aspen Tree Service to evaluate the trees’ root structure. After analysis and discussion with City Forestry, it was found that excavation and site development can occur on the property, to the north of the cottonwood tree, with a proper tree protection plan in place. In addition, landscape design and planting selection has been carefully considered. Open lawn and low-height shrubs and perennials are proposed. There is no landscape lighting proposed for this project. (1.11-1.14) A new fence is proposed for the front yard that replicates a missing historic fence. Based on photographic evidence, a fence will be rebuilt that was originally located around the front yard of the house. This fence is transparent, metal and would be 30” maximum in height as to not distract from the historic resource. (1.15-1.20) The existing rock wall along the southwest corner is non-historic and is in poor condition. The wall will be rebuilt with a simple concrete retaining wall, along the west property line, adjoining the neighbors, and will be minimally visible only from the west. The site will be regraded to match the existing grades to ensure the relationship from grade to the historic house remains. No significant landscaping changes are proposed for the site. (1.21-1.27) Refer to architectural site plan, civil plans, tree assessment reports and landscape plans for details. Chapter 2 – Building Materials Where possible this proposal will preserve the existing and historic building materials. The clapboard siding will be repaired in place. Where existing siding on the historic resource does not match, we will replace this siding with matching clapboard siding (NE corner). During basement demolition, any existing unpainted masonry will be salvaged for reuse and be installed around the foundation wall and at the new chimney. The historic chimney will be reconstructed to match its original design and height, and the new proposed fireplace exhaust will be routed to this chimney. (2.1-2.6) Refer to plans, elevations and renders for details. 82 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com Chapter 3 – Windows All historic windows are to remain and to be preserved. The non-historic windows will be removed (one at the SW corner of the front porch, and two at the NE corner of the resource). These are not historical windows, as they are made of vinyl material and should be removed. One missing historic window (on the east elevation) will be installed and will be built to match as closely as possible the existing historic double-hung windows. We propose to restore this original opening that was enclosed in the past. Where they occur, the exterior storm windows will be removed and replaced with new interior storm windows. Trim and casing details will match as closely as possible to the details shown on the historic photo documentation. (3.1-3.8) Refer to plans, elevations and renders for details. Chapter 4 – Doors On the historic resource, all doors are to be restored and repaired as needed, with details preserved as they exist. Stain glass panels are to remain. No changes are proposed to the location of the two entry doors at the front porch. The primary door is located on the south facing elevation and will be used as the primary egress door. The other entry door, on the east elevation, will be sealed shut and pinned in place. This work will be reversible, so that the door can be used in the future if necessary. Both doors are to remain in their original location, with no changes proposed. Doors are to maintain their relationship to finish floor elevation of the historic front porch. (4.1-4.7). Refer to plans, elevations and renders for details. Chapter 5 – Porches and Balconies No changes are proposed to the historic front porch. The porch floor is to be rebuilt after relocation, with similar wood decking material. New wood will need to be installed at ceiling of the front porch. All new materials will match the historic building materials. The (2) front steps will be rebuilt to meet building code restrictions. All decorative features at the porch’s posts are to be repaired as needed. The front (south) elevation of the porch is to be restored to the wood trim details evident in the historic photographs. No new guards or railings are proposed. (5.1- 5.6) Refer to plans, elevations and renders for details. Chapter 6 – Architectural Details On the historic resource, all important architectural details will be repaired where possible, and only replaced when necessary due to material decay. The clapboard siding will remain, and the decorative wood trim will match in proportion evident in the historic photograph documentation. We will preserve all key architectural details including: trim at the windows, water table skirtboard, building corner trim, and front porch details. (6.1-6.5) 83 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com Refer to plans, elevations and renders for details. Chapter 7 – Roofs On the historic resource, the original form of the roof is preserved. We propose to remove the existing asphalt shingles and replace them with wood shake shingles that match the proportion of the roof shingles visible in the historic photographs. The eave depth and roof details will remain. In addition, there are a number of historic roof details that are not currently present. With the new roof, we propose to restore these details including the valley flashing and the ridge trim evident in the historic photographs. (7.1-7.2, 7.7-7.9) The proposed new skylight minimally impacts the existing roof. The proposed skylight is completely shielded from view from Main Street by the resource, and is shielded from view from the alley, by the addition. The skylight is proposed to sit on the low-slope shed roof portion of the roof behind the gable. The skylight’s minimal construction also allows it to be removed without significant damage to the historic resource, so it could be reversed at a future time. (7.3) Any new vents or exhaust required on the historic resource shall be located behind the gabled ridge line and will not be visible from Main Street. They will also be carefully placed and painted a dark color. (7.4) The original chimney will be restored and rebuilt to match the design and proportion of the chimney shown on historic photographic documentation. The historic chimney will be reused as the exhaust for the new fireplace will be rerouted to the historic chimney. Any new brick used to rebuild the chimney will match the historic brick in color and proportion. (7.5) Gutter and downspout design has been thoughtfully considered to allow for minimal impact on the historic resource. On the east portion of the house, a downspout is located at the SE corner of the building, as far away from the decorative porch posts as possible. A downspout for the SW corner of the resource is located away from the prominent building corner. The third downspout is mounted on the addition which collects the water from the north side of the historic shed roof, the flat roof at the connector piece and transfers water to the proposed rain garden. All downspouts to be round and painted to blend into the house. All gutters to be half- round and painted to blend into the roof. (7.10) Refer to plans, elevations and renders for details. Chapter 8 – Secondary Structures This section is not applicable as there are no historic secondary structures on the property. Chapter 9 – Excavation, Building Relocation and Foundations As previously discussed, we propose to move the historic resource temporarily on the site. The relocation is to allow for demolition of the existing basement, installation of new shoring, and 84 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com installation of a new basement foundation. The house will then be moved back to its original location, set on the new foundation, with the same relationship to existing grade. (9.1-9.4, 9.7- 9.8) The new foundation will incorporate a brick ledge to give the appearance that the historic resource’s foundation is brick. The existing foundation brick has been painted and is in disrepair. During demolition any unpainted brick will be salvaged for reuse. Any new brick that will be installed will match the historic brick in proportion and color. (9.5) The proposed lightwells for this project have been located behind the historic resource and their placement minimizes any visual impact of the lightwells. From Main Street neither east nor west lightwell will be visible. The proposed lightwells will require a railing per building code specifications, but these will no longer be visible from the street. (9.6) Refer to plans, elevations and renders for details. Chapter 10 – Building Additions As seen in the 1904 Sanborn Map, the existing additions are not historic and will be removed. (10.1-10.2). The new proposed addition and connector have been sensitively designed for the historic resource to be the focus of the property, the entry point, and the predominant structure as viewed from Main Street. The new addition has been designed to be a product of its own time. The addition sits behind the historic resource and has greater side-yard setbacks to ensure the historic resource is the dominant volume on the site. (10.3-10.6). While the form of the building departs from the historic house, the addition relates to the historic resource in both materials and fenestration, two of the three aspects required of the addition. (10.6) We have proposed a subtle material difference between the historic resource and the new addition. While the historic resource has a typical 4.5” tall clapboard siding, we propose a tongue & groove wood siding, that matches the 4.5” dimension, that we consider a “modern interpretation of a historic style”. (10.6) The fenestration on the new addition matches the proportions of the windows that exist on the historic resource. There are 2 typical sizes of windows on the historic resource – a typical double hung window, roughly 2’-6” wide by 6’-6” tall, and a fixed window roughly 1’-10” wide by 2’-11” tall. The windows on the addition proportionally match the historic window dimensions. For the taller, rectangular windows at the addition, we propose to include a simulated divided light at these locations to reflect the double-hung historic window. The use of the connector to link the addition to the historic resource remains. The connector is one story tall and slips underneath the historic roof’s eave. While the previous 5’-0” long connector was approved, we have lengthened the connector from 5’-0” to 6’-3” long to make the geometry of the egress stairs work. The width remains minimal to allow passage between the 85 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com historic resource and the addition, and allows for two egress lightwells, one either side of the connector. (10.9) The addition remains at the rear of the property, set back as far from the historic resource as possible, with a simple roof form. The only other proposed change to the addition from conceptual massing was the modification of the exterior stair from Level 2 to the Roof Deck. The previous version was much larger and visible from the alley. We propose a much smaller footprint for a spiral stair that would be screened from the alley. Refer to plans, elevations and renders for details. Chapter 11 – New Buildings on Landmarked Properties This section is not applicable. Chapter 12 – General Design Guidelines There are no proposed changes to the front porch in terms of accessibility. (12.1) Overall site lighting is minimal and simple in character. There is no proposed landscape lighting. The existing light on the historic resource’s front porch is not original and is in disrepair. We propose to replace this light with a similar ceiling mounted light that is dark sky compliant and fully shielded. (12.2-12.3) Due to the very tight site constraints we have thoughtfully proposed the location for the AC Units on the new addition. No AC units will be mounted on the historic resource. Any proposed vents on the historic resource will be located discretely, roof terminated when possible, or located within our brick foundation wall. Working with our mechanical engineers we have selected AC units with specifications that meet the Aspen Noise Ordinance restrictions. The proposed AC units have been grouped together, wall mounted as tightly as possible and will be painted a neutral color to blend in with the siding. We believe we have placed these to have the least visual impact as possible, as they will not be visible from Main Street, are only visible from the alley, and are also not visible from the east neighboring property. (12.4) There are no other awnings, signs or lighting included in this proposal. (12.5-12.9) Refer to plans, elevations and renders for details. In addition to addressing the City of Aspen’s Historic Preservation Design Guidelines, we have also provided a response to the previous conceptual approval resolution. Response to HPC Resolution #18, series of 2019, dated October 9, 2019 Listed below are the resolution items that needed to be addressed with final submission. Please see notes listed beneath each bullet point addressing these items. 86 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com 1.) HPC herby grants a 500 sq. ft. Floor Area Bonus for the approved design presented at the HPC meeting with a revised garage, but not including the new dormer. • Response: Garage and loggia have been revised to accommodate two parking spots as required. The dormer has been removed, but a 6”-curb skylight has been proposed in its place. Please see drawing details and renders for the proposed new skylight, and documentation listed above regarding this new proposal as it relates to the Historic Guidelines. 2.) Design curb heights around the lightwells to be 6" or less, and work with the Building Department and staff to discuss a flat grate option around the lightwells. • Response: Final grading around the two lightwells is 6” maximum. Refer to civil grading plans and exterior elevations for these details. The lightwells do require a railing per building code, but the lightwells have been relocated to be fully screened behind the historic resource. The railings will not be visible from the street, and therefore should comply with the Historic Guidelines. 3.) The following setback variations are approved: • 2' setback reduction on the west and east sideyard above and below grade, for the addition • 5' setback reduction on the east sideyard above and below grade, for historic house and basement • 2' setback reduction on the west sideyard above and below grade, for the historic house and basement • Up to a 5' west sideyard setback reduction for the lightwells • 5' setback reduction on the west and rear sideyard, for the proposed trash enclosure • Response: The approved setback reductions need to be revised for the historic house. The 5’ setback reduction should apply to the west sideyard, and the 2’ setback reduction should apply to the east sideyard (above and below grade). The variations above seem to have been recorded incorrectly at concept review. Updating this setback reduction would then match the conditions of the existing historic resource’s location. No other proposed design changes to the previously approved setback variations, except for the sideyard setback reduction for the lightwells. The west lightwell requires a 4’ setback reduction from the west property line, and the east lightwell requires a 2’ setback reduction, which is already included for the addition. See site plans attached for more details and above text for reference. 4.) Continue to discuss the design of the storm water mitigation system with all relevant City Departments for compliance. Final design to be reviewed by HPC at Final Design Review. • Response: Storm water mitigation has been a major consideration for Final Design. Sopris Engineering, the civil engineer, has proposed a solution that will not require locating a dry well on site. With a combination of the green roof and two rain gardens, the storm water mitigation system has been thoughtfully 87 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com designed for the constrained site. Sopris Engineering has met with the City Engineering department several times to review this proposal. See attached civil and landscape plans for details. 5.) Work closely with staff and monitor regarding the preservation plan and identifying areas for additional documentation and investigative demolition, to be reviewed and approved by staff and monitor. • Response: Additional research has been completed by the design team to identify significant historic details on the resource, both existing and missing. See attached historic photograph documentation that has been the basis for the preservation plan. We commit to continue working with staff and monitor to ensure the historic resource is preserved and restored as accurately as possible. 6.) Provide necessary agreements from neighboring properties for site excavation stabilization prior to submission of Building permit. • Response: 202 E. Main Street property owner has engaged in conversations with both adjacent property owners. Our basis of design is to locate all shoring within our property as discussed with B&Y Drilling and Okeanos Construction. If any neighbor agreements are required for construction, we will receive these prior to building permit submission. 7.) Provide details of the relocation plan, outlined by a structural engineer and housemover, at Final. The applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application. • Response: As noted above, we have coordinated many meetings with the design team regarding the house relocation. Bill Bailey House Movers, KL&A Engineering (structural engineers), B&Y Drilling (shoring) and Okeanos Construction (General Contractor) have developed a moving plan and construction sequence. See attached proposals and documentation regarding these specifics. The required financial security will be provided with the building permit application. 8.) 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. • Response: Per Resolution #19, Series of 2020, the HPC granted a 6 month extension of the conceptual approval for 202 E Main Street, dated September 9, 2020. Our deadline to file a final development application related to Resolution #18, Series of 2019 is April 9, 2021. 88 BOSS.architecture 2546 15th street denver colorado 80211 303-377-6322 p 303-377-6326 f www.BOSSarchitecture.com Material Specifications: Please refer to the attached drawings and submitted material visual supplementation for proposed material selections. We propose 3 materials for the addition, all black to keep the material palette simple– the tongue and groove Accoya wood siding (for building facades), black metal panels (for screen and flashing or trim details) and concrete at the foundation walls and window wells. The flat roof at the connector will be black TPO, and the green roof and black roof trim at the addition will cover any roof membrane material. The connector is primarily a glass volume and any element that is not glazing will be a black metal trim, to blend in with the fenestration. We have provided images of specific materials as well as examples of installation of the proposed building materials. Since this submission is fully digital, the appearance of the renders may vary between each reviewer’s screen. Please let us know if there are any questions on these materials, and if necessary we can provide finish samples to the HPC board. Thank you for your time reviewing this submission and for consideration for our Final Design Application. We look forward to working with the HPC board and the city as this restoration project moves forward to construction. Sincerely, Chris Davis, BOSS Architecture Kevin Stephenson, BOSS Architecture Ana White, BOSS Architecture Dave Rittinger, BOSS Architecture 89 RESOLUTION #18,SERIES OF 2019 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION,SETBACK VARIATION,AND FLOOR AREA BONUS FOR THE PROPERTY LOCATED AT 202 EAST MAIN STREET, LOT 1, MAIN STREET VICTORIANS HISTORIC LANDMARK LOT SPLIT SUBDIVISION EXEMPTION, ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 9, 2012 IN PLAT BOOK 10o AT PAGE 92, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2737-073-99-001 WHEREAS, the applicant, Rocking Lazy J Properties, LLC, represented by Jake Vickery, has requested HPC approval for Major Development, Relocation, Setback Variations, and Floor Area Bonus for the property located at 202 East Main Street, Lot 1, Main Street Victorians Historic Landmark Lot Split Subdivision Exemption According to the Plat thereof recorded November 9, 2012 in Plat Book loo at Page 92, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that "no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;" and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project's conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090.C, Relocation of a Designated Property; and WHEREAS, for approval of Setback 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 26.415.11o.F, Floor Area Bonus; and WHEREAS, Community Development Department staff reviewed the application for compliance with the applicable review standards and recommends approval with conditions; and I IIIIII Hill IIIIIIIIII IIIII IIIII IIIIIIIII III IIIIIIII IN Hill 1111111111111 HPC Resolution #,8 Series of 201 RECEPTION#: 659920, R: $23.00, D: $0.00 9 DOC CODE: RESOLUTION Page 1 of 3 Pg 1 of 3, 10/25/2019 at 10:11:41 AM Janice K.Vos Caudill, Pitkin County,CO 90 WHEREAS, HPC reviewed the project on August 28, 2019 and October 9, 2019. HPC considered the application, the staff memo and public comments, and found the proposal consistent with the review standards and granted approval with conditions by a vote of 6 to 0. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Conceptual Major Development, Relocation, Setback Variations, and Floor Area Bonus for 202 E. Main Street, Lot 1, Main Street Victorians Historic Landmark Lot Split Subdivision Exemption, according to the Plat thereof recorded November 9, 2012 in Plat Book loo at Page 92, City and Townsite of Aspen, CO as follows: Section 1: Conceptual Major_ Development Review, Relocation, Setback Variations, and Floor Area Bonus. HPC hereby approves Conceptual Major Development, Relocation, and Setback Variations, and a Floor Area Bonus as proposed with the with the following conditions: 1.) HPC herby grants a 500 sq. ft. Floor Area Bonus for the approved design presented at the HPC meeting with a revised garage, but not including the new dormer. 2.) Design curb heights around the lightwells to be 6" or less, and work with the Building Department and staff to discuss a flat grate option around the lightwells. 3.) The following setback variations are approved: 2' setback reduction on the west and east sideyard above and below grade, for the addition 5' setback reduction on the east sideyard above and below grade, for historic house and basement 2' setback reduction on the west sideyard above and below grade, for the historic house and basement Up to a 5' west sideyard setback reduction for the lightwells 5' setback reduction on the west and rear sideyard, for the proposed trash enclosure 4.) Continue to discuss the design of the storm water mitigation system with all relevant City Departments for compliance. Final design to be reviewed by HPC at Final Design Review. 5.) Work closely with staff and monitor regarding the preservation plan and identifying areas for additional documentation and investigative demolition, to be reviewed and approved by staff and monitor. 6.) Provide necessary agreements from neighboring properties for site excavation stabilization prior to submission of Building permit. 7.) Provide details of the relocation plan, outlined by a structural engineer and housemover, at Final. The applicant will be required to provide a financial security of 30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application. HPC Resolution #18, Series of 2019 Page 2 of 3 91 8.) 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 91h day of October,2019. Approved as t orm: Approved as to Content: ncle ryan, Assistant City Attorn y retchen Gr ood, Chair T T: Nicole Henning, Deputy City Cler HPC Resolution #18, Series of 2019 Page 3 of 3 92 93 94 A COVER SHEET0.0BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION DRAWING INDEX A0.0 A1.0 ARCHITECTURAL DRAWINGS A2.0 A1.1 A2.1 A2.2 LANDSCAPE DRAWINGS A2.3 C-1 ISSUES AND REVISIONS CIVIL DRAWINGS L100 A3.0 A3.1 A3.2 A3.3 A3.4 A1.2 PROJECT TEAM SYMBOLS.legend LEVEL ELEVATION ROOM NAME X / AX.XSECTION ELEVATION X / AX.X vicinity.MAP south.ELEVATION building code & zoning info C-2 C-3 ELECTRICAL DRAWINGS E1.0 L300 L400 east.ELEVATION north.ELEVATION L000 L001 L002 L800 95 7900DN A architecturalsite plan1 : 50 site plan1 1.0BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION North 96 UP DN DN UP UP DN UP DN DN DN UP DN A FARCALCULATIONS1 : 50 site plan0 1.1BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION 1/8" = 1'-0" basement far calcs1 1/8" = 1'-0" basement wall calcs.5 1/8" = 1'-0" level 1 far calcs2 1/8" = 1'-0" level 2 far calcs3 1/8" = 1'-0" roof level far calcs4 North North North North EAST WALLS WEST WALLS SOUTH WALLS NORTH WALLS W. WDW WELL E. WDW WELL 97 A SITE SURVEY1" = 10'-0" site survey1 1.2BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION North 98 UP DN DN GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS UP UP DN UP DN DN GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS A architecturalfloor plans1 : 1/4" basement plan1 2.0BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION North STAIR LIVING ROOM GYM MECH. ROOM LAUNDRY BASEMENT BATHROOM 1 BASEMENT BEDROOM 1WC BASEMENT BEDROOM 3 BASEMENT BEDROOM 2 BASEMENT HALL BASEMENT BATH 2 MECH. ROOM 1 : 1/4" level 1 plan2 North STAIR KITCHEN LIVING ROOM ENTRY DINING ROOM POWDER ROOM MUD ROOM GARAGE FRONT PORCH 99 DN UP DN A architecturalfloor plans1 : 1/4" level 2 plan3 2.1BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION North 1 : 1/4" roof plan4 North ROOF DECK STAIR MASTER BEDROOM HALL MASTER CLOSET MASTER BATHROOM WC STAIR 100 UP UP DN UP DN DN GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS A architecturallighting plans1 : 1/4" level 1 plan - lighting5 2.2BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION North STAIR KITCHEN LIVING ROOM ENTRY DINING ROOM POWDER ROOM MUD ROOM GARAGE FRONT PORCH proposed fixture 'a' surface mount at porch proposed fixture 'b' wall sconce at garage 101 DN A architecturallighting plans1 : 1/4" roof plan - lighting6 2.3BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION North ROOF DECK proposed fixture 'c' step lights at roof deck 102 A exterior elevations1 : 1/4" proposed east elevation1 3.0BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION T.O. EXISTING HISTORIC ROOF 118'-3 5/8" T.O. FIN. FLOOR 100'-0" = 7900.72' T.O. SLAB (BASEMENT) 87'-6" T.O. FIN. FLOOR (EXIST.) 101'-3" T.O. SLAB (BASEMENT) 83'-9" T.O. ADDITION ROOF 120'-3" T.O. FIN. FLOOR (SECOND LEVEL) 106'-3" T.O. SLAB (GARAGE) 96'-10 1/2" T.O. ROOF DECK 117'-1" 103 A exterior elevations3.1BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION 1 : 1/4"3 1 : 1/4" proposed south elevation historic resource2proposed north elevation historic resource 1 : 1/4" T.O. EXISTING HISTORIC ROOF 118'-3 5/8" T.O. FIN. FLOOR 100'-0" = 7900.72' T.O. SLAB (BASEMENT) 87'-6" T.O. FIN. FLOOR (EXIST.) 101'-3" T.O. SLAB (BASEMENT) 83'-9" T.O. ADDITION ROOF 120'-3" T.O. FIN. FLOOR (SECOND LEVEL) 106'-3" T.O. SLAB (GARAGE) 96'-10 1/2" T.O. ROOF DECK 117'-1" T.O. EXISTING HISTORIC ROOF 118'-3 5/8" T.O. FIN. FLOOR 100'-0" = 7900.72' T.O. SLAB (BASEMENT) 87'-6" T.O. FIN. FLOOR (EXIST.) 101'-3" T.O. SLAB (BASEMENT) 83'-9" T.O. ADDITION ROOF 120'-3" T.O. FIN. FLOOR (SECOND LEVEL) 106'-3" T.O. SLAB (GARAGE) 96'-10 1/2" T.O. ROOF DECK 117'-1" 104 A exterior elevations3.2BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION T.O. EXISTING HISTORIC ROOF 118'-3 5/8" T.O. FIN. FLOOR 100'-0" = 7900.72' T.O. SLAB (BASEMENT) 87'-6" T.O. FIN. FLOOR (EXIST.) 101'-3" T.O. SLAB (BASEMENT) 83'-9" T.O. ADDITION ROOF 120'-3" T.O. FIN. FLOOR (SECOND LEVEL) 106'-3" T.O. SLAB (GARAGE) 96'-10 1/2" T.O. ROOF DECK 117'-1" 1 : 1/4" proposed west elevation41 : 1/4" T.O. EXISTING HISTORIC ROOF 118'-3 5/8" T.O. FIN. FLOOR 100'-0" = 7900.72' T.O. SLAB (BASEMENT) 87'-6" T.O. FIN. FLOOR (EXIST.) 101'-3" T.O. SLAB (BASEMENT) 83'-9" T.O. ADDITION ROOF 120'-3" T.O. FIN. FLOOR (SECOND LEVEL) 106'-3" T.O. SLAB (GARAGE) 96'-10 1/2" T.O. ROOF DECK 117'-1" 105 A exterior elevations3.3BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION T.O. EXISTING HISTORIC ROOF 118'-3 5/8" T.O. FIN. FLOOR 100'-0" = 7900.72' T.O. SLAB (BASEMENT) 87'-6" T.O. FIN. FLOOR (EXIST.) 101'-3" T.O. SLAB (BASEMENT) 83'-9" T.O. ADDITION ROOF 120'-3" T.O. FIN. FLOOR (SECOND LEVEL) 106'-3" T.O. SLAB (GARAGE) 96'-10 1/2" T.O. ROOF DECK 117'-1" 1 : 1/4"6 1 : 1/4" proposed north elevation new addition5proposed south elevation new addition 1 : 1/4" T.O. EXISTING HISTORIC ROOF 118'-3 5/8" T.O. FIN. FLOOR 100'-0" = 7900.72' T.O. SLAB (BASEMENT) 87'-6" T.O. FIN. FLOOR (EXIST.) 101'-3" T.O. SLAB (BASEMENT) 83'-9" T.O. ADDITION ROOF 120'-3" T.O. FIN. FLOOR (SECOND LEVEL) 106'-3" T.O. SLAB (GARAGE) 96'-10 1/2" T.O. ROOF DECK 117'-1" 106 A exterior elevationDETAILS1 : 3/4" historic resource window detail1 3.4BOSSASPENA R C H i t e c t u r e©2546 15TH STREETDENVER, COLORADO 80211 USA303.377.6322 |P303.377.6326 |FWWW.bossARCH .COM.CHRISTOPHER.DAVISKEVIN .STEPHENSON0326 2021 OWNER:202 E MAIN ST. LLC 2610 E CEDAR AVE. DENVER, COLORADO 80209 LOCATION:202 E. MAIN STREET ASPEN, COLORADO 81611 (FINAL HPC SUBMITTAL) NOT FOR CONSTRUCTION 1 : 3/4" historic resource chimney detail3 historic resource watertable detail21 : 3/4" historic resource proposed vent detail4 nts historic resource archive photos, courtesy of aspen historical society5 1 : 1 1/2" CIRCA 1890 CIRCA 1930 WINTER, 1942 107